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Brentford Lionel Road Stadium

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Brentford Lionel Road Stadium PLANNING COMMITTEE [email protected] References: P/2020/1190 00631/M/P3 Address: Eldridge House, 104-106 Hounslow Road, Feltham TW14 0BD Proposal: Erection of 51 self contained residential units within two blocks of 3 and part 4 storeys in height with associated car parking and amenity space (Amended description) This application has been referred to Planning Committee as major planning application that would require a legal deed if approved. Application received: 2 April 2020 1.0 SUMMARY 1.1 The application proposes redevelopment of 104-108 Hounslow Road, vacant land that formerly accommodated a care home (Eldridge House), with 51 new homes in two blocks, with associated car parking and amenity space. The proposed buildings would be three-storey, with the larger of the two blocks also having an additional recessed storey to part of the main three-storey block. 1.2 The proposal includes 12 affordable homes (24% of the total) comprised of 8 London Affordable Rent and 4 shared ownership homes. Independent review of the financial viability of the proposal demonstrates that the level of affordable housing offered is the maximum that is viable. 1.3 Car parking and cycle storage is provided in accordance with the new London Plan standards with 25 car spaces and 92 cycle spaces proposed. 1.4 The proposal would optimise the use of previously developed land, creating new housing and providing good quality buildings and landscaping. The siting and design of the new buildings would ensure good daylight, sunlight and privacy are maintained for neighbours. 1.5 It is recommended planning permission be granted subject to conditions and a legal agreement to secure planning obligations, including affordable housing. 2.0 SITE 2.1 The site is a backland plot that is enclosed by residential properties on The Drive to the southwest, Chichester Way and Denham Road to the north, and Sparrow Farm Infant School to the southeast. 2.2 Presently vacant, the site was formerly occupied by Eldridge House Care Home, a two and three-storey care home which was demolished following the approval of a planning application for a 60-bed care home at the site. This approved development was never implemented and the site has remained vacant ever since. 2.3 Vehicle and pedestrian access to the main part of the site is from Hounslow Road via a driveway that is around 100m in length. This driveway also provides access to the rear of some neighbouring properties. 2.4 The site has a Public Transport Accessibility Level (“PTAL”) of which ranges from 1b (very poor) in the south-eastern corner of the site to 4 (good) towards its junction with Hounslow Road. Feltham Railway station is located 900 metres to the south and provides rail links to London Waterloo. There are a number of bus services in the locality on Hounslow Road (routes 117 (Staines, Feltham, Hounslow, West Middlesex Hospital) and H26 (Feltham, Hatton Cross). 2.5 The surrounding residential properties comprise two-storey semi-detached and terraced houses of a variety of styles. The Feltham HIRA Association which provides Islamic worship, education and community services is located close to the vehicular entrance to the site off Hounslow Road (at No. 102 Hounslow Road). 2.6 The site has no designations in the Hounslow Local Plan. Figure 1: Application site 3.0 PLANNING HISTORY 3.1 Planning permission (00631/M/P1) was granted in 2012 for the demolition of Eldridge House (which had been closed by the Council and the land sold) and erection of a part two and part three-storey 60-bed care home. A second planning permission (00631/M/P2) was also granted in 2012 for a 60-bed care home at the site, with the proposal including minor amendments to the originally approved scheme. Neither of the permissions was implemented. 4.0 PRE-APPLICATION PROCESS & CONSULTATION 4.1 Pre-application meetings – The applicant had a meeting with planning officers to obtain advice on the prospective development of the site. 4.2 Community consultation – The applicant undertook pre-application consultation comprising a letter drop with information about the proposal to 288 neighbouring residents and the local ward members (Feltham North). 5.0 DETAILS OF THE PROPOSAL 5.1 The application seeks planning permission for housing on the site comprising two blocks, to provide a total of 51 homes, plus associated car parking, landscaping, amenity space and refuse storage. There would be 12 affordable homes (24% of the total) comprised of 8 London Affordable Rent and 4 shared ownership homes. The existing driveway to the site would be utilised for access for vehicles and pedestrians. Figure 2: Proposed Site 5.2 The proposed housing mix as follows: Size No. % of Total 1 bedroom (2 person) 18 35% 2 bedroom (3 person) 4 8% 2 bedroom (4person) 26 51% 3 bedroom (4 person) 3 6% Total 51 100% Table 1: Proposed Housing Mix 5.3 ‘Block A’ would be the larger of the two proposed blocks and occupies the main part of the site. This block has 40 homes and is three-storey with a flat roof. Part of the building also has a fourth storey that is recessed from the edges of the main block with this having a mono-pitched roof. There is a forecourt car parking area in front of the block. Figure 3: Proposed Block A: South-West Elevation 5.4 ‘Block B’ is located closest to Sparrow Farm school and is accessed by a driveway that extends along the southwest site boundary. It would be three-storey with a flat roof. The block has 12 homes, which would be all affordable housing. It also has a forecourt car parking area. Figure 4: Proposed Block B: North-West Elevation 5.5 Both buildings would be of predominantly brick construction with large opening for windows with architectural details from louvers, screens, balconies and areas of render. 5.6 A total of 12 homes (24% of the total) would be affordable housing, with these comprising 8 London Affordable (“LAR”) and 4 Shared Ownership homes. All the affordable housing would be in Block B. 5.7 Landscaping and parking areas adjoin each building with communal amenity space provided between the blocks and to the rear of Block B. Both blocks have contemporary style and would be built predominantly in light coloured brick with some render, glazing and dark timber-aluminium composite frames and sills. 5.8 25 car parking spaces (0.5 per home) are proposed. Parking spaces are located alongside part of the access driveway and southwestern boundary and in two forecourt parking areas in front of each block. Communal refuse and recycling stores are provided within the ground floor of Block A and adjacent space, and along the access drive to Block B. Secure cycle parking stores are provided within amenity spaces and Block A. 5.9 The original submission proposed 50 homes (11 of which were affordable), and a larger upper storey. Minor amendments were made to this proposal to address concerns around the bulk of Building A and to optimise affordable housing. The uppermost floor of Block A was significantly reduced in size and its northern wing reduced from three-storey to two-storey near the boundary of the site to minimise the bulk of building. The main part of Block A was extended towards the interior of the site by around 3.0m to accommodate one additional 3 bedroom unit and the reconfiguration of units to enhance the affordable offer. 6.0 CONSULTATION 6.1 A site notice and a press notice advertised the proposal as a major application, with consultation letters sent on 20 April 2020 to statutory consultees and nearby properties. The neighbour consultation was redone to correct an error in the description 4 May 2020. 6.3 The application was included on the Pending Decisions List (22 May-29 May 2020) sent to ward members of Bedfont, Hanworth and Feltham, local amenity societies and posted on the Council’s website for information. Councillors requested the application be determined by the Planning Committee if it was recommended for approval. 6.4 A total of 14 neighbours objected to the proposal. A summary of the issues raised in the responses is given below. Comment Response Housing – Should be retirement homes or a The site is privately owned vacant land. The care home. the former care home was demolished following its closure by the Council. The Need is for family homes. Council’s current focus of care is delivery of support at home and new supported accommodation and extra care schemes rather than care homes. As the site is previously developed land located within an established residential area, the principle of housing development at the site is acceptable. A satisfactory mix of unit homes, including those suitable for families is proposed. Height – 4-storeys would be out of character Given the new residential buildings are with the area which is mostly 2-storey mostly 3-storey and have good separation housing, and would be visually overbearing from neighbouring development, with good on neighbours. areas for landscaping, there would not be a harmful impact on the character of the area.. Should be a maximum of 3-storeys. The recessed upper storey to the main block has been reduced in area and has a lightweight design that would ensure that is not overbearing. Privacy and outlook – Overlooking and loss The proposed layout provides adequate of privacy to neighbouring properties. separation from the neighbouring residents and there would be adequate separation (over 21m) or obscured glazing to ensure satisfactory privacy. Daylight and Sunlight – The height, bulk and A Daylight and Sunlight report demonstrates position of the building would result in there would be no significant affects from overshadowing and loss of light to overshadowing with all neighbours retaining neighbouring homes and gardens.
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