GREAT WEST CORRIDOR LOCAL PLAN REVIEW
PREFERRED OPTIONS CONSULTATION OCTOBER 2017
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GREAT WEST CORRIDOR LOCAL PLAN REVIEW
PREFERRED OPTIONS CONSULTATION CONTENTS OCTOBER 2017 Foreword 3 Consultation information 5
01 INTRODUCTION 9 05 PLACES 77
02 SETTING THE SCENE 21 P1 Great West Corridor West 80
03 VISION AND OBJECTIVES 35 P2 Great West Corridor Central 88 P3 Great West Corridor East 94 04 SPATIAL POLICIES 41
GWC1 Housing 44 06 DELIVERY AND MONITORING 103 GWC2 Employment Growth 50 APPENDIX 1: GWC3 Design and Heritage 56 SITE ALLOCATIONS 111 GWC4 Environmental Quality and Open Space 64 GWC5 Transport and Connectivity 70
GREAT WEST CORRIDOR Local Plan Review 1 Figure 0.01 Great West Corridor study area showing political wards
Turnham Green Brentford Leader of the Council Councillor Steve Curran
Chiswick Great West Corridor Riverside
Osterley
Syon FOREWORD
The Council adopted its Local Plan in September 2015, and committed in the Plan to conduct two area reviews to look in detail at local improvements, investment and development opportunities to provide much needed housing and jobs in the Great West Corridor (Golden Mile) and West of Borough. In keeping with that commitment, it is with great pleasure that I am able to present here the Draft Consultation Great West Corridor Local Plan review (Great West Corridor Plan (GWCP)). This is being presented for consultation in parallel with a Draft Consultation West of Borough Local Plan Review (WoBP). The GWCP will shape the location and scale of development in this area of the Borough up to 2033. The Consultation Draft provides options for key policy areas which need to be considered by consultees, or indeed consultees are welcome to suggest alternative policies. Much care and attention has been taken in developing a Plan to make the most of the opportunities and tackle the regeneration needs and numerous challenges within the GWC area. Taking the existing Local Plan’s lead, the Plan provides a comprehensive place-making approach to the area, and seeks to provide opportunities for increased business location amongst a range of commercial sectors and thus the potential for more high quality jobs, housing opportunities including affordable housing to meet the needs of the Borough, an improved environment and improved connectivity to address the negative impacts of major roads crossing the area, and significantly better infrastructure. It seeks to improve the vibrancy and vitality of the area through introducing additional land uses other than business such as housing, retail and leisure uses, and to plan and ‘knit’ the area together to create a much more functional place. The Plan is highly aspirational, seeking to drive forward real change and provide opportunities for the area and the Borough. In order to meet those objectives of course there are challenges and difficult decisions and debates, particularly through a policy option of promoting higher density development and introducing an element of a mixed land use approach. However, I believe that if the Council is to achieve its regeneration ambitions for wider benefit of the Borough’s residents and businesses these difficult decisions need to be made. This Local Plan review has been shaped by ongoing consultation and engagement involving local people, businesses, community groups and external partners. Public consultation in late 2015/early 2016 has informed the key issues that need to be addressed in the area. For the GWCP a ward councillor ‘Members Working Group’ has helped to steer and shape the content of the Plan. I commend this Plan to you and look forward to engaging with you on your thoughts on the ambitious objectives, policy options and plans contained within it. Steve Curran
GREAT WEST CORRIDOR Local Plan Review 3 Figure 0.02 Great West Corridor location plan
Great West Corridor
Heathrow Airport
West of Borough
Ashford Staines Egham Upon Thames
Shepperton
Weybridge
4 CONSULTATION INFORMATION
OVERVIEW The Great West Corridor Plan (GWCP) will be This plan presents policy options and sets one of the key planning policy documents for out which of those options are preferred. that area. It will contain policies that will help However, policy options are only presented shape how the area will be developed over where it is considered that they are the next 15 years and once adopted will reasonable, avoiding the tendency in some comprise part of the Council’s Local Plan and Local Plans to present options for the sake of will be used in the determination of planning complying with guidance on the preparation applications. of Local Plan. This results in a more succinct and focused draft Plan for Consultation. Initial consultation with stakeholders on the However, this does not prevent consultees issues that need to be addressed by the Plan putting forward alternative policy options for was undertaken in late 2015/early 2016. This any of the policies in the Draft Plan, and the version of GWCP is a draft document for Council will consider those options proposed consultation under the Town and Country in depth. Planning Regulations (Local Planning) (England) 2012. It has been produced specifically for public consultation, which is an opportunity for you to have a say in shaping the content of plan.
GREAT WEST CORRIDOR Local Plan Review 5 HOW TO GET INVOLVED PREVIOUS GREAT WEST Consultation is open from 16th October – CORRIDOR LOCAL PLAN 24th November 2017. Please ensure we have REVIEW CONSULTATION received your comments by 5pm on this day. As mentioned previously, a joint ‘issues’ This will not be your last chance to get consultation on West of Borough and Great involved – we will follow up feedback with West Corridor Plans were held 22nd local residents and businesses, and welcome December to 22nd February 2016 your input as the plan is developed, particularly at key consultation stages. The Council would like to thank those, who Methods of responding to the consultation submitted consultation responses to that are as follows. initial consultation. Further details on consultation responses received to date and Online form: how the representations have informed the https://www.hounslow.gov.uk/info/20034/ draft Plan are set out in the Consultation planning_policy/1545/local_plan_-_reviews Statement (2016) which is published on the Council website. Respond by email to: [email protected] Respond by post to: GWCP Consultation, Spatial Planning and Infrastructure Team, Civic Centre Lampton Road. Hounslow TW3 4DN
PUBLIC EXHIBITION OR WORKSHOPS
The Council will hold a number of exhibitions and workshops, to find out about when these are happening please visit: https://www.hounslow.gov.uk/info/20034/ planning_policy/1545/local_plan_-_reviews WHAT HAPPENS NEXT? Late Consultation on Following consultation on this draft Plan, a Summer Preferred Options Plan Consultation Statement will be produced 2017 (Regs 18) summarizing all responses and the changes made to the Plan. This Statement will accompany the next version of the Great West Corridor Plan, the ‘Publication’ version, Early Pre-submission which is currently scheduled to be produced Summer Consultation (Regs 19) in summer 2018. This will be consulted on 2018 for a statutory minimum period of six-weeks and will be the version of the plan the Council intends to submit to the Planning Inspectorate for Examination. Following Winter 2018 Submit to Secretary of consultation on the Publication version the State Council will make any changes as appropriate and necessary.
Early 2019 Independent examination
Spring/ ADOPTION Summer 2019
Figure 0.03 Local Plan Time-line to Adoption
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01 INTRODUCTION
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01 Introduction
ADOPTED 2015 LOCAL PLAN GREAT WEST CORRIDOR PLAN COMMITMENTS
1.0 Hounslow’s Local Plan was adopted 1.1 As such, the document presented 1.3 Policy SV1 of the adopted Local Plan by the Council in September 2015 following here is the Draft Consultation Great West provides the commitment to the partial successful examination in public. The Local Corridor Local Plan review (Great West review of the Great West Corridor. It states Plan contains a number of strategic and Corridor Plan (GWCP)), under Regulation 18 that progressing a partial Local Plan review detailed policies to guide and manage of the Town and Country Planning (Local will; development within the Borough. It commits Planning) (England) Regulations 2012. This is the Council to conduct two partial area being presented for consultation for a six (a) Identify the extent of the Great West reviews to look in detail at local -week period in parallel with a Draft Corridor; improvements, investment and development Consultation West of Borough Local Plan (b) Determine the location and sustainable opportunities to provide much needed Review. An initial consultation on the issues quantum of additional employment and housing and jobs in the Great West Corridor that need to be covered by the Plan took residential development above existing (also sometimes refer to as the Golden Mile) place between December 2015 to February Local Plan levels for implementation and West of Borough. These were specific 2016. through new site allocations; recommendations of the Planning Inspector who examined the Plan in 2015. 1.2 The Local Plan review for the Great (c) Coordinate the delivery of public and West Corridor sets out the Council’s vision private investment in transport and plan for how that area will grow and infrastructure throughout the Great West develop over the next 15 years. The Plan is Corridor as identified in policy EC1; positive and aspirational, it sets out a range (d) Progress the designation of the Great of planning policies which will enable the West Corridor as an Opportunity Area successful delivery of thriving places that will through the review of the London Plan; support housing delivery, job creation and the provision of new infrastructures to serve the local community and new development.
GREAT WEST CORRIDOR Local Plan Review 11 (e) Support the growth of the media and 1.4 This Plan addresses these London Plan designation of Strategic digital sectors in line with the London commitments as follows; Outer London Development Centre, Plan’s identification of the area as a building on the existing base of such Strategic Outer London Development (a) Identifies the extent of the GWC area/ sectors in and around the area, and boundary, in summary covering a stretch Centre; supported by the Council’s Regeneration of the A4/Great West Road running from and Economic Development Strategy (f) Improve linkages with Brentford town Chiswick roundabout in the east to centre through public realm Gillette Corner in the west, (2016) and existing Local Plan enhancements and improved (f) Incorporates policies and proposals to connectivity and access to amenities and (b) Identifies locations and quantum of improve linkages with Brentford town facilities for the businesses and workforce additional employment and residential centre through public realm in the area; development above existing Local Plan levels (together with the WoBP) through enhancements and new and improved (g) Identify sites with suitability for tall spatial and ‘place’ policies, and new site routes amenities and facilities for the buildings following further urban design allocations existing businesses and workforce in the work; area, and also for new/future businesses (c) Seeks to co-ordinate these and residents (h) Review existing employment developments with improvements to designations, including the Locally public transport infrastructure. Detailed (g) Following detailed masterplanning and Significant Industrial Sites, through an work to improve transport infrastructure heritage impact analysis, identifies sites Employment Land Review and other to support proposed growth and that are suitable for high density or taller appropriate evidence; regeneration in this area has been and buildings to accommodate development (i) Explore opportunities for mitigating and continues to be carried out pressure and growth requirements, and reducing the impact of noise and air incorporates design and heritage policies (d) The current London Plan (2015) identifies pollution for existing and future setting out the requirement for any residents; the potential for the GWC to be subsequent development proposals designated an Opportunity Area or Area (j) Review local infrastructure requirements of Intensification. The Council has (h) Is based on the review and findings of a through the preparation of an area- advocated this to the GLA and Borough-wide Employment Land Review, specific Infrastructure Delivery Plan; and understands that the London Plan review studying demand and supply for various (new London Plan scheduled for commercial sectors and reviewing (k) Proceed with initial informal public publication in autumn 2019) will employment land designations consultation commencing before the end designate GWC as an Opportunity Area of 2015 and a target for adoption by the (i) Incorporates policies at a spatial and (at the time of writing, July 2017) end of 2018. place level to address air and noise (e) The Plan supports the growth of the pollution media and digital sectors within the
12 PREPARING GWCP LOCAL NATIONAL PLANNING POLICY PLAN REVIEW FRAMEWORK (j) Local infrastructure requirements are 1.5 In addition to seeking to deliver the 1.6 When drawing up Local Plans a local being assessed and quantified as part of commitments and objectives of the adopted authority must have regard to the National the Plan; a n update on the Infrastructure Local Plan, this GWCP review has been Planning Policy Framework (NPPF) which is Delivery Plan has been prepared to developed; supported by more detailed National support this Plan Planning Practice Guidance (NPPG). (a) In accordance with the Town and (k) Initial ‘issues’ consultation on the Local Planning Regulations (Local Planning) 1.7 The NPPF includes a ‘presumption in Plan review took place between (England) 2012 favour of sustainable development’. It states December 2015 and February 2016 to that for plan making the presumption means (b) In general conformity with the London that local authorities should positively seek shape and steer its content from the Plan 2015 and the emerging policies of outset, together with a ‘Call for Sites’ the London Plan review, opportunities to meet the development process to look at potential new site needs of their area and that plans should allocations. The Plan is scheduled for (c) In accordance with the policies and meet objectively assessed needs. Plans submission to the Planning Inspectorate guidance contained with the National should be based upon and reflect the for examination in autumn 2018. Planning Policy Framework and presumption in favour of sustainable associated guidance development, with clear policies that will (d) Through active, meaningful and regular guide how the presumption should be co-operation with key ‘Duty to Co- applied locally. operate’ organisations and other key 1.8 The Plan has also taken into stakeholders. consideration the emerging Housing White (e) To be consistent with the Council’s Paper consulted on by the Government Corporate Plan between Feb and May 2017, which is intended to lead to a revision of the NPPF. (f) In accordance with the Council’s Statement of Community Involvement 1.9 This Plan only elaborates on national (SCI) planning policy where this is considered necessary to meet local objectives and achieve local distinctiveness. Otherwise, cross-references are made to national policy and these will be applied in addition to the policies in the Local Plan and Local Plan reviews.
GREAT WEST CORRIDOR Local Plan Review 13 GREAT WEST CORRIDOR PLAN AS PART LONDON PLAN OF HOUNSLOW LOCAL PLAN (2015)
1.10 The London Plan is the spatial (c) A city of diverse, strong, secure and 1.14 As set out in the Introduction to the development strategy for London, produced accessible neighbourhoods overall Local Plan and its review, the GWCP is by the Greater London Authority on behalf of a new area-focussed element of the Local (d) A city that delights the senses the Mayor of London. Every London Plan. Essentially, borough’s Local Plan must be in general (e) A city that becomes a world leader in 1. Volume 1 of the Local Plan contains the conformity with the London Plan. The improving the environment policies in the London Plan, Hounslow Local main strategic planning policies for the Plan (September 2015) and in emerging Local (f) A city where it is easy, safe and Borough. As part of the review, some Plan review together will constitute the convenient for everyone to access jobs, minor amendments are proposed to opportunities and facilities. statutory local development plan for the volume 1 to ensure is it consistent and up to date London Borough of Hounslow. 1.13 In relation to Great West Corridor, the London Plan: 1.11 As with national policy, Hounslow’s 2. Volume 2 contains Site Allocations. There are some amendments to this, in Local Plan 2015 and the Local Plan reviews (a) Identifies the area as a potential particular removing sites that are no only elaborate on London Plan policies Opportunity Area or Area of where this is considered necessary to meet Intensification. longer relevant as Site Allocations (eg local objectives and achieve local they have been developed and distinctiveness. Otherwise, cross-references (b) Designates the area as a Strategic Outer completed), with new allocations being London Development Centre to support are made to London Plan policies and these proposed if not falling within the two area the growth of the digital and media will be applied in addition to the policies in reviews sectors the Local Plan and Local Plan reviews. At the 3. Volume 3 contains the Local Plan review time of writing this, the London Plan is (c) Part of the Great West Road is designated for the West of Borough, this contains undergoing a full review, this Plan has been as a Strategic Industrial Location in the focused policies for this area. It also developed cognisant of the potential Plan contains proposed new site allocations in direction of that review. The GWCP has been (d) Under Policy 4.2 (Offices), it states addition to Volume 2. scheduled to pick up any key policies in the “existing linear office developments such London Plan that is needed in order to be in 4. Volume 4 contains the Local Plan review as the ‘Golden Mile’ in Hounslow, should for the Great West Corridor – presented general conformity. be made more sustainable in transport here. That Plan contains focused terms” 1.12 The objectives of The London Plan are policies for that area. It also contains to ensure that London is: (e) seeks the promotion of tall buildings on proposed new site allocations in addition (a) A city that meets the challenges of suitable sites in Opportunity areas to Volume 2. economic and population growth (b) An internationally competitive and successful city
14 Figure 1.1: Other planning documents that impact the Great West Corridor Plan
GREAT WEST CORRIDOR Local Plan Review 15 THE STRUCTURE OF THE GWCP WEST LONDON WASTE PLAN DUTY TO COOPERATE 1.15 The Plan essentially has the following 1.17 Prepared jointly by the six west 1.18 Local Plans and other local structure – London boroughs of Hounslow, Brent, Ealing, development documents must be prepared in Harrow, Hillingdon and Richmond upon line with the requirements of the Localism Act 1. An overarching Vision for the Plan area Thames and the Old Oak and Park Royal (2011), including the ‘duty to cooperate’. The 2. Spatial policies addressing SV1 policy Development Corporation, the West London duty to cooperate requires local authorities and objectives set out in volume 1 of the Waste Plan (2015) sets out a strategy for the other public bodies to engage constructively, adopted Local Plan sustainable management of waste arising in actively and on an ongoing basis regarding the area to 2031. This is to help meet the strategic cross-boundary matters to maximise 3. ‘Place’ policies for locations where London Plan goal that the equivalent of 100% the effectiveness of the preparation and regeneration and growth is directed of Greater London’s waste will be managed implementation of the Local Plan. within London by 2026. Forming part of 4. A delivery and Implementation Plan, with Hounslow’s Local Plan, this development 1.19 In accordance with the duty to draft monitoring framework for the Plan plan document provides the policy cooperate, Hounslow has been working which would form part of the Council’s framework to assess planning applications closely with other local authorities and Authority Monitoring Report (AMR) for waste management facilities in the relevant public bodies in the production of this participating local authorities. The Plan draft Local Plan Review and related 5. And the identification of sites proposed infrastructure delivery matters. All as new site allocations for the overall principally identifies and safeguards sites for waste management facilities to satisfy the neighbouring Local Authorities were invited to GWC Local Plan review. waste apportionment targets established in meet to discuss issues relating to the Great West Corridor Local Plan review. Meetings 1.16 The Plan is based on an extensive the 2011 London Plan (this does not include were held in 2017 with the London Borough of evidence base, part of the evidence base amendments to apportionment figures made Hillingdon on 19th June, the London Borough includes detailed masterplanning for areas, in the 2015 Further Alterations to the London of Ealing and Spelthorne Borough Council on which is important in determining the Plan). 18th July, Richmond on 19th July 2017 and potential capacities for development in those Runneymede Council 5th September. areas, and identifying associated improvements and infrastructure. 1.20 Meetings were held with Historic England on 11th May and 5th June 2017 to discuss Masterplan and the proposed building heights within the Great West Corridor. 1.21 The council has long been an active member of the West London Alliance and uses this as part of the means of cooperating with neighbouring authorities on strategic and cross boundary issues.
16 SUPPORTING EVIDENCE BASE Figure 1.2: DOCUMENTS The Local Plan and its supporting documents
1.22 The draft policies in the Local Plan review needs to reflect up-to-date and relevant evidence about the social, economic and environmental characteristics and prospects of the area. The Council has collected a wide range of information and studies to support and inform this draft Plan, including studies on housing need, employment land, transport infrastructure and open space, as well as monitoring information. Figure 1.2 sets out these supporting documents and their relation to the draft Plan. 1. Hounslow Housing Market Assessment 2. Hounslow Employment land review 3. Great West Corridor Opportunities and Capacity Study 4. Brentford East Capacity Study
GREAT WEST CORRIDOR Local Plan Review 17 COMMUNITY INVOLVEMENT IN SHAPING INTEGRATED IMPACT ASSESSMENT THE GWC PLAN
1.23 The draft GWCP will continue to be 1.26 Community involvement has been subject to a number of impact assessments, integral to the development of the draft Plan, including Sustainability Appraisal (SA) an initial ‘Issues’ consultation took place (incorporating Strategic Environmental between Dec 2015 to February 2016 where Assessment), Health Impact Assessment, members, residents, businesses and Habitats Regulations Assessment and stakeholders helped to identify the issues Equalities Impact Assessment. The that the plan needed to address. Sustainability Appraisal assesses the environmental, social and economic impacts 1.27 A number of stakeholders workshops of the Plan, including an appraisal of on the Great West Corridor masterplan for alternative approaches for addressing a the area was undertaken, there was also range of key Plan issues. All draft local Plan extensive local councillors engagement into policy options, including the alternative the masterplan, evidence base findings and policy options, will continue to be appraised shaping the content of the Plan in the integrated assessment 1.28 Further details on consultation to date 1.24 A Habitats Regulation Assessment and how the representations have informed (hRa) Screening exercise was also carried out the Plan are set out in the Local Plan Review in accordance with European Council Consultation Statement. Directive 92/43/eeC on the Conservation of natural habitats and of wild flora and fauna (the ‘Habitats Directive’). 1.25 The Sustainability Appraisal (SA) Scoping Report was published July 2016 which went through a five-week period consultation with key statutory bodies. The scoping report forms the first stage of the Sustainability Appraisal (SA) by providing updates of relevant plan policies and programmes, updating the baseline context for Hounslow and identifies key sustainability issues to be addressed in the SA.
18 LEGAL AND POLICY STATUS
1.29 This Plan has and will be developed in accordance with the Local Plan-making process under the Planning and Compulsory Purchase Act 2004 and Part 6 of the Town and Country Planning (local Planning) (England) Regulations 2012. Once adopted it becomes a component of the Council’s Local Plan and as such will have full development plan status. 1.30 The Council’s decisions on planning applications would be made in line with the development plan unless there are significant Figure 1.3: The GWC Local Plan adoption process matters (material considerations) that indicate otherwise. 1.31 As the Council progresses the GWCP through the formal statutory plan-making process towards adoption its material weight in relation to assessing planning applications will increase.
GREAT WEST CORRIDOR Local Plan Review 19 20 02 SETTING THE SCENE
21 Figure 2.1: Key facts about the Great West Corridor
22 02 Setting the Scene
2.0 The Great West Corridor area is located 2.2 The Great West Road was built as a 2.3 The role of the A4 and M4 roads as in the eastern part of the London Borough of bypass around Brentford in 1925. Following significant transport arteries have however Hounslow and has been identified as a its construction, large multi-national led to some significant drawbacks to the potential opportunity area in the London companies were attracted to the area area. The Great West Corridor is noticeably Plan. The area extends along the A4 / Great because of the strategic accessibility of the dominated by motorised transport and West Road (GWR) that runs from the wide road as well as the availability of large accordingly, streetscape and public realm Chiswick roundabout in the east, 2.5 miles to tracts of land alongside it. By the Second quality are noticeably eroded. The A4 is a Gillette Corner in the west, and forms an World War, companies such as Beechams, wide, multi-lane dual carriageway and the important, strategic corridor into central Gillette and Firestone had located their predominance of large footprint development London from Heathrow Airport. headquarters along the road, heralding a abutting the roadway with large areas of new era of modern offices and factories, surface parking gives rise to a coarse urban 2.1 Development around in this part of technology, research and development. The grain and this is further exacerbated by the London dates back many centuries. legacy of this pattern of development emergence of a number of big-box Archaeological evidence suggests that endures today with many historic developments also situated in vast car park settlement here predates the occupation of headquarter buildings remaining. The listed settings. Public transport provision in some Britain. Early built development followed the Art Deco Gillette building with its landmark parts of the area is poor, with low PTAL line of the Roman Road which linked London clock tower, the JC Decaux Building and the mainly to the west which indicates poor to the west (now approximately aligned with former Coty Cosmetics building (now Syon connectivity to the public transport network. Brentford High Street). Major changes Clinic) are some examples of the area’s rich started to occur in the late 18th and 19th Art Deco heritage associated with its unique 2.4 The Council values and supports the centuries led by advances in engineering. history. Great West Corridor as a strategic The first bridge at Kew was built in 1759. This employment area, but recognises that some was followed by the construction of the parts of the Corridor are underperforming as Grand Junction Canal between 1793 and a business location. The area is dominated 1805. The canal was designed to improve the by traffic, the business campuses are inward route from London to the Midlands. Further facing and relate poorly to one another and advances came with the arrival of the railway the surrounding streets, the built fabric is in the 1850’s and later the Construction of fragmented, and there is a lack of a clear Brentford Dock – designed by Isambard identity. The significant vacancies in the Kingdom Brunel. office stock and the underuse of some of the Art Deco buildings suggest that the area is performing below its potential.
GREAT WEST CORRIDOR Local Plan Review 23 COUNCIL CORPORATE PRIORITIES
2.5 In light of the area long-running and 2.7 In addition to delivering the objectives 2.9 The Corporate Plan sets out a number strategic industrial and employment set out in Policy SV1 in the Local Plan, the of priorities which relate to the built and function, it lacks the services, local amenities Great West Corridor Local Plan will help natural environment, including: and vibrancy associated with more mixed deliver the aims and priorities of the use neighbourhoods. There are surrounding Council’s Corporate Plan. The Corporate Plan 1. Brighter futures for our children – residential areas, particularly to the south outlines Hounslow Council’s pledges and providing the best start in life for our and west, but poor accessibility and promises to residents, businesses and children and young people with permeability means that they are not well visitors for the coming years. improvements in health and education. integrated with the area, and as a result, this Keeping them safe from harm to help has restricted the areas ability to sustain the 2.8 The Corporate Plan aims to build on the inspire more fulfilling lives. many strengths of the borough, including the economic, communal and service synergy 2. Good quality homes and jobs – making often found in more integrated urban areas. diversity of the population, its thriving businesses, the large area of green open sure more good quality homes, including 2.6 The area is already home to world-class spaces, and regeneration and growth affordable homes, are provided or businesses such as SKY and potential. residents and tackling homelessness. GlaxoSmithKline (GSK), the West London Supporting economic growth and University and many smaller and medium improving our town centres. And making sized enterprises. Hounslow Council has an the most of being close to Heathrow, ambitious vision to transform the Great West central London to help people get and Corridor into a state of the art 21st Century keep good quality jobs. Employment Cluster of Digital, Media, 3. A cleaner, greener borough – making Broadcasting and Professional Services sure the borough is a place where people Industries, supported by mixed use feel proud to live and work. development, urban buzz, amenities, and with access to high quality open spaces and 4. Active, healthy communities – promoting waterways. The Council is driving the lifestyles that improve people’s wellbeing renaissance of the Golden Mile and is and quality of life with less need for working with stakeholders to enhance the health and social care. Supporting people Corridor, improve accessibility and taking an active part in community life implement this exciting vision for West of and reducing loneliness and social London. isolation.
24 GREAT WEST CORRIDOR Local Plan Review 25 THE CHALLENGES FACING GREAT WEST CORRIDOR OPTIMISING ECONOMIC GROWTH
2.10 In developing the Plan, there are a 2.11 Hounslow has a strong local economy number of social, economic and and has been one of the best performing in environmental challenges to which the London in recent years. Between 2008 and Council needs to respond. These challenges 2013 the borough saw an increase of more are cross-cutting, and have informed the than 15,000 jobs representing 12 per cent vision, objectives and policies in this draft growth. This was double the London average Plan and higher than other west London boroughs (Regeneris, 2015) . The corridor presently accommodates over 8,500 jobs. The Great West Corridor Masterplan and Capacity Study (2017) has identified capacity for a further 1,800 new jobs. This would represent a significant uplift in employment in the corridor. 2.12 This increase in jobs will provide employment in a range of industries including digital and media. The corridor is currently home to a variety of uses including waste and aggregate management, car showrooms and storage uses. Digital and media is a potential cluster in the Great West Corridor however it is important that while supporting one sector the corridor retains a diversity of uses to ensure economic activity and resilience. Creating the conditions for growth in digital and media should not be at the expense of other businesses and employment floorspace for which there is ongoing demand.
26 2.13 The growth of the media and digital 2.15 Large companies are footloose and sector in particular has led to a large number Hounslow competes with other areas across of microbusinesses and small and medium Greater London for their business. Retaining enterprises (SMEs). These businesses are local businesses is important while attracting looking for small-scale serviced offices or new ones to the area. These businesses flexible workspaces. However, while these often require modern offices with large are being provided in some developments floorplates of which land is limited in the rents are too high for these businesses and corridor. Secondary stock is being taken up often properties are not being let. This within the corridor but this tends to be when creates a lack of confidence in the market there is no availability in stronger locations. and limits new development of this kind However, refurbished stock still does creating a mismatch between demand and perform fairly well. supply. It is unlikely without council intervention this will balance through the 2.16 Any significant employment growth is market alone. dependent on significant improvements in public transport to access the area. The 2.14 Failure to provide affordable ‘cool’ and corridor’s success will also depend on ’edgy’ office space will undermine the ability making the corridor a more attractive place of start- up companies and creative for staff, by improving the offer, in terms of, businesses to locate here, and hence leisure, night-time economy and public undermine the eco-system of the realm. The area needs to be able to offer employment cluster especially in the digital these facilities and services which other and media sector. parts of West London i.e. Old Oak Common will also be offering to stay competitive in the market. It is likely improvements to access and amenities would provide a catalyst for the refurbishment of higher quality secondary stock.
GREAT WEST CORRIDOR Local Plan Review 27 OPTIMISING HOUSING GROWTH
2.17 Residential conversion of office lower. Provision of residential developments buildings through utilising permitted which can also have a role if they are well development rights is a threat to the planned, linking up with the wider commercial activity in the area. There are neighbourhood and its facilities, and offering currently many empty office buildings which a quality living environment sheltered from are considered still suitable for commercial the adverse impacts of the strategic roads. use given their location, condition and function that are at risk from being converted 2.19 The London Plan requires Hounslow to residential without the need for planning Council to ensure delivery of at least 822 permission. This would dilute the commercial homes per annum, and to ‘augment’ this function of core business areas in the where further opportunities can be created corridor. Despite the commercial focus of for sustainable growth. The Great West the area, there is very little in the way of local Corridor will form part of the Opportunity amenities or services for the people who Area that the Mayor of London has work on the Great West Corridor (such as designated as an area for business growth cafes, bars and shops). The area lacks a and housing development. Delivering new vitality and buzz that central London housing in the corridor will contribute to locations possess. addressing the Borough’s and London’s housing needs, and also help establish a 2.18 The Great West Corridor is a largely more sustainable land-use pattern, where mono-functional employment area with an people can live close to their workplace. New industrial character. With the increasing housing will support the viability of local focus on the service economy the lack of facilities and bring investment in community facilities for employees and the absence of infrastructure. However, meeting the demand urban buzz and vitality have become major for housing, in particular affordable housing, weaknesses of the corridor. Enhancing the is a challenge in the context of infrastructure prospects of the Great West Corridor will requirements and viability. require the provision of a greater mix of uses concentrated around transport nodes, where they can benefit from footfall and help to animate the area, especially in the evenings and weekends, when office activities are
28 ENVIRONMENTAL QUALITY AND OPEN SPACE
2.20 The Great West Corridor experiences 2.23 Whilst improved public transport may various environmental problems such as reduce pressure on the highways network, poor air quality, and noise pollution due to poor air and noise quality will remain a the major roads which Environmental quality constraint that must be addressed in design and Open Space raverse the corridor, some mitigation when new development comes heavy industrial uses and the proximity of forward. The Local Plan includes policies on Heathrow flightpaths. air quality and noise and these apply to all new development in the corridor; however, it 2.21 Air pollution is a significant issue along is necessary to have further planning the Great West Corridor. This is a direct result controls in the Great West Corridor to of the heavy traffic along the A4 / M4. The mitigate the potentially harmful impacts on issue is particularly apparent along the residents and to improve the conditions in combined A4/ M4 corridor and at Kew Bridge this area. where levels of >60 μg/m3 NO2 are can be found. Along M4 (west) and parts of 2.24 There are a number of large quality Brentford East similarly high levels 50 - 60 parks and landscape features in and μg/m3 NO2 can be found. The North and surrounding the GWC area such as River South Circular roads also suffer from high Brent/Grand Union Canal, Gunnersbury Park, levels of pollution with levels varying Osterley Park, Syon Park and Boston Manor between 50 - 60 μg/m3 NO2. A hot spot for Park. Most of these parks are hidden, where pollution can be seen at the junction between access is limited and often difficult to find. the South Circular and the A315 just to the north of Kew Bridge. 2.25 Access mainly to these spaces is limited due to the M4 and A4 which limits movement 2.22 The noise generated by the A4 and M4 in a north/south direction. The challenge is corridors is another significant issue that to deliver along with development of the area development in the area must address. a connected and continuous green and blue Levels of noise along the M4 / A4 corridor of network that strategically links green and 75+dB(A). The elevated section of the M4 open spaces, rivers and ponds with projects these noise levels even further with neighbourhoods and workplaces to enhance significant impacts on neighbouring opportunities for recreation and a healthy property. Commercial buildings that face the lifestyle. A4 / M4 corridor play a significant role in sheltering areas behind them from noise.
29
GREAT WEST CORRIDOR Local Plan Review 29 PROMOTING HIGH QUALITY URBAN DESIGN AND CONSERVING HERITAGE
2.26 The Great West Road was opened in 2.28 The high visibility of the area and other 1925 to provide a bypass for the extremely conditions that encouraged pre-war congested London Road/Brentford High designers to build prestigious and attractive Street. As soon as it was opened, national buildings on key frontages and sites persist and international companies recognised the and the area has attracted recent and new unique position of this new strategic corridor proposals for HQ buildings and other large and a new generation of headquarters and and prestigious buildings. factories located there. These art deco factories (largely with a horizontal emphasis) 2.29 The best of these will leave an equally have become the instantly recognisable fine legacy for the future as those built in the symbols of the Golden Mile most notably the 1930s. The high visibility of some sites also Gillette building, Wallis House and the attracts strong demand for large advertising Firestone Gates. A number have been listed structures. for their special architectural and historic 2.30 Modern tall buildings in the corridor interest. Detailed analysis of this existing have the potential to impact on important character is available in the London Borough site lines and vistas from Kew Gardens and of Hounslow Urban Context and Character other historic open spaces or vistas Study, the conservation area statements and (including views seen when travelling along the formal listings statements for listed the length of the A4 into London or from the buildings. M4 flyover). This needs to be addressed as 2.27 The road sits within a historically part of the design process for any larger sensitive part of the borough, containing a developments in the corridor. Many of the number of listed buildings, surrounding heritage assets that surround the Great West Conservation Areas, and the nearby great Road are of national or international estates of Gunnersbury, Osterley, Syon and significance and the NPPF states that we Boston Manor. Chiswick House is situated to must give great weight to their conservation the south east and the World Heritage Site at Kew Gardens lies to the south within the London Borough of Richmond.
30 2.31 Despite its rich heritage, the area is fragmented and comprises of a series of disjointed and poorly connected areas. The area lacks a strong, positive identity as a desirable business location and a weakened sense of place. To enhance the overall image of the Great West Corridor the following challenges will need to be addressed: 1. Public realm improvements that reduce the dominance and impact of the car and enhance the quality, appearance, and setting of the public realm; 2. Establishing attractive building frontages that represent business and other activities along the corridor and provide definition to the street. 3. Creating a distinctive arrival experience and journey along the M4 and A4 that is special, memorable and represents the entrepreneurial spirit, social, cultural and economic achievements of the corridor; 4. Celebrating the area’s history by enhancing its historic fabric and parklands and strengthening their prominence and perception as part of the area’s image and identity; and 5. Creating a network of places, each with their own character, role and identity, that are connected to each other and beyond by the Great West Road
GREAT WEST CORRIDOR Local Plan Review 31 TRANSPORT AND CONNECTIVITY
2.32 The Great West Corridor is an up and met by approved development such as the coming area which is home to several mixed- Brentford Community Stadium. used and diverse neighbourhoods. Providing transport infrastructure in these growing 2.35 Transport for London rates the Public spaces is critical to unlocking development Transport Accessibility Level (PTAL) of most and improving liveability in the area. of the Corridor as either ‘poor’ or ‘very poor’. The exception to this rating is Brentford 2.33 The Great West Corridor runs for 4km Town Centre and Chiswick, both of which are (2.5 miles) from Chiswick Business Park and served by either the London Underground, town centre to Gillette Corner. The rail, and/or bus service. National rail services morphology of the area follows an ancient stop at Kew Bridge, Brentford Station, and Roman road that ran east-west into London. Syon Lane. Rail services are focused on In the 20th century the area was shaped by providing access to London, therefore there an influx of art-deco industrial hubs and is a distinct lack of orbital connectivity, sustained infrastructure investment. In 1965 particularly to the north. There is a planned the M4 was constructed over the A4, Crossrail station at Southall, positioned 3km providing additional capacity for travel both (1.9 miles) north of the Great West Corridor, east to central London, and west to the rest which, without increased public of the UK. transportation connections, would not improve the PTAL of much of the Great West 2.34 Intersected by both the M4 and A4 Corridor. There are several London running east/west, the B454 and the A3002 Underground stations that border the Great north/south, primary access in and around West Corridor including South Ealing, the Great West Corridor is vehicle oriented. Northfields, Boston Manor, Osterley, and the Approximately 50% of employment trips into Gunnersbury Underground and Overground the Great West Corridor are made by car. station. While these stations service the Given the high level of vehicle dependency, outer areas of the Great West Corridor, they the highway network serving the area can be are all situated at least 2km (1.25 miles) from congested during times of peak flow. A 2015 the A4/Great West Road- too far out to transportation study, carried out for the improve the PTAL of the area. Borough by Steer Davies Gleave, found that at current capacities, the road network throughout the Great West Corridor only support an additional 1,200 jobs in the area and 40% of projected 2015 development projections, much of which will have been
32 2.36 Regular buses run parallel to the Great 1. Brentford - Southall Crossrail Link West Corridor, with bus routes such as the E8 connecting to Golden Mile Station: A and 235 traveling into Hounslow from new passenger service between the Brentford, the 237 running from Shepherd’s Southall Crossrail Station and a new Bush to Hounslow Heath, and the N9 station at Great West Road and Transport providing night service from Aldwych to Avenue, using the existing rail freight Heathrow Terminal 1,2,3, & 5 via Brentford line. This would provide access to the high Street. The H91 is the only bus running new Crossrail station and could along the length of Great West Road. There commence before 2020. (these services are several north/south routes that cut across would run in parallel to the existing the Great West Corridor, including the freight services on the line). There is also number 65 along Ealing Road and the E2 the possibility of extending this line from Commerce Road to Brentford Lock. across the Great West Road to feed into the Brentford Station line. 2.37 Cycling and pedestrian access throughout the Corridor is variable, with areas 2. Old Oak Common - Hounslow such as Brentford Town Centre and Brentford Overground Link connecting to Lionel East having higher levels of connectivity and Road Station: An extension of service cycle access. There is an off-carriageway from the London Overground from Old cycle facility that runs along the A4, however Oak Common to Cricklewood via the it is not continuous and encounters barriers at ‘Dudding Hill Line’ calling at Isleworth, major junctions and is often cut off by Syon Lane, Brentford and potentially a commercial development. There are many new station at Lionel Road. This rail line areas, especially along the A4 and Great West would connect with an HS2 station, and Road that are car dominated and hostile therefore would not commence until at towards pedestrians and cyclists. least 2025. 2.38 In order to support development and 3. The Boston Manor Link – A new unlock growth, game-changing infrastructure boardwalk to provide a direct and high will be needed along the corridor as existing quality pedestrian and cycle link to the transportation networks are at or nearing Great West Corridor from Boston Manor capacity. The Council, along with key station (Piccadilly line). This project is stakeholders such as TfL, National Rail, and currently undergoing feasibility studies neighbouring boroughs, have begun to under-taken by Sky BsB. assess the viability and feasibility of three strategic infrastructure projects, including:
GREAT WEST CORRIDOR Local Plan Review 33 34 03 VISION AND OBJECTIVES
35
03 vision and objectives
THE SPATIAL VISION
Our Vision recognises the Great West Great West Corridor will have new squares The image and environment of the Great Corridor as a modern 21st century business and a station plaza centred around a new West Corridor will be transformed into hub with well-designed mixed use quarters high quality Lionel Road station to the east a green boulevard with enhanced public that provide a successful driver and anchor of Corridor and a Golden Mile(Brentford) realm, well connected and continuous of economic activity for both Hounslow and Crossrail station to the west that are fully green and blue networks linking green and London as a whole. embedded into their surroundings providing open spaces, rivers and waterways with residents, workers and visitors with easy neighbourhoods and workplaces, and better A greater mix of uses will be provided that access to the area. walking and cycling networks combines employment with other uses, such as residential, cafes and restaurants, The area’s history will be celebrated by and local shops and facilities, to generate creating a series of local places with their own vibrancy, footfall and animation to the area. strong characters and identities, building on its strengths, heritage and special features, The Corridor’s economic role as part of whilst creating a distinctive arrival experience the TV triangle – the western European and journey along the M4 and A4 that is TV industry hub - will be strengthened by special, memorable and represents the growing the digital, media, broadcasting entrepreneurial spirit, social, cultural and and professional sectors catering for larger economic achievements of the corridor. companies, small and medium sized enterprises, microbusinesses, as well as the large freelance.
GREAT WEST CORRIDOR Local Plan Review 37 STRATEGIC OBJECTIVES
OPTIMISING ECONOMIC GROWTH OPTIMISING HOUSING GROWTH ENVIRONMENTAL QUALITY AND OPEN SPACE
1. To promote economic growth in existing 3. To provide homes that meet the housing 4. To radically transform the environmental and new sectors by allocating land for needs of existing and future residents in quality, the public realm and the image of development and ensuring the provision terms of number, affordability, quality, the Great West Corridor, and to provide of accessible workspaces type of property and mix of dwelling sizes. an attractive front door to development and strong connecting identity 2. To provide a mix of employment spaces that are attractive for the entire business 5. To mitigate the impact of noise and air community in existing and potential pollution through the design and growth sectors, catering for larger positioning of buildings and greening of companies, small and medium sized the area. enterprises, microbusinesses, as well as the large free-lance workforce 6. To establish a well-connected and continuous green and blue network that strategically links green and open spaces, rivers and ponds with neighbourhoods and workplaces
38 ENHANCING CONNECTIVITY DESIGN AND HERITAGE
7. To support strategic and game-changing 10. To ease congestion and improve air 12. To establish a coherent and high quality infrastructure to unlock development and quality along the corridor by encouraging environment with distinct buildings and increase PTAL in the area. alternative modes of transportation to the features along the M4 and A4 corridors, private vehicle. 8. To reduce reliance on private cars by 13. To establish a series of local places with their supporting the expansion of bus services 11. To reduce the car parking provision while own strong characters and identities, which along and across the corridor. increasing car sharing and promoting build on their strengths, heritage and special cleaner transport technologies. features, as well as express distinctively their 9. To enhance the public realm by improving role and function, through the scale and form pedestrian and cycling access and street of buildings, the quality of its open spaces legibility to connect the Great West and the mix of their uses and activities. Corridor to its surrounding areas including Brentford and South Ealing. 14. To preserve and enhance the distinctive historic environments and ensure new development is built to the highest quality design and using the heritage aspects in places as an asset to promote positive change.
GREAT WEST CORRIDOR Local Plan Review 39
04 SPATIAL POLICIES
41 Figure 4.1: Overall Spatial Strategy
PLAN TO BE ADDED WHEN SITE ALLOCATIONS GIS CONFIRMED 04 spatial policies
INTRODUCTION 4.0 Having established in the adopted Local This chapter contains the following spatial Plan Policy SV1 the objectives that the Great policies for the area: West Corridor Local Plan review must 1. Optimising Economic Growth address, a number of Spatial Policy options have been developed to deliver these 2. Optimising Housing growth commitments. 3. Design and Heritage 4.1 A key intention for the Great West Corridor Plan is to transform the area into a 4. Environmental Improvements and Open 21st century business hub that is supported space by a high-quality environment, sustainable 5. Enhancing Transport and Connectivity transport solutions, a vibrant mix of uses, good integration with its surrounding 4.3 These spatial policies set out the spatial communities, and a strong image and strategy for the proceeding ‘Places Policies’ identity. which aim to enable the successful delivery of thriving places. Hounslow Local Plan 2015 4.2 The Plan aims to get the balance right sets out the overarching thematic policies for between positively meeting the development the Borough which are designed to be needs of the area, such as employment and flexible to accommodate change over the housing needs supported by appropriate lifetime of the Plan. Therefore, the GWCP levels of social, green and physical should be read in conjunction with the infrastructure. adopted Local Plan.
GREAT WEST CORRIDOR Local Plan Review 43 GWC1 HOUSING
KEY ISSUES 4.4 Greater London Authority (GLA) accommodate new housing, commercial and forecasts anticipate Hounslow’s population other development linked to existing or will grow in coming decades. Recent potential improvements to public transport population projections show Hounslow’s accessibility or an Intensification Area which population increasing by 54,120 people or are areas of brownfield land with significant 20% between 2015 and 2035 (Source: GLA, capacity to accommodate new employment 2014 round population projections – using an and residential development supported by average of mid and long term trends). existing or proposed public transport improvements. 4.5 Supply and demand figures suggest there is a gap between the need for housing 4.8 New housing to support the viability of in Hounslow and the supply of developable local facilities and uses and bring investment land, reinforcing the need to ensure in community infrastructure and the public appropriate development sites suitable for realm. planning are identified and brought forward. 4.9 Meeting the demand for housing in 4.6 Residential development is a threat to particular affordable housing is a challenge the commercial activity in the area. There are in the context of infrastructure requirements currently many empty office buildings that and viability. risk being converted to residential. This would dilute the commercial function of the area. 4.7 Great West Corridor has been identified as a potential ‘Opportunity Area’(OA) or an ‘Intensification Area’ which typically is brownfield land with significant capacity to
44 OPTIMISING HOUSING GROWTH
OUR APPROACH The Council will expect development (f) Be of a mixed-use format, and provide proposals to: a mix of housing types and tenures to We will seek to optimise the supply of meet current and future housing need housing in appropriate locations in the (c) Seek to contribute to the delivery of at and providing a variety of housing least a minimum target of 4,800 Great West Corridor and to support products in the market and affordable sustainable new homes over the plan commercial uses to help meet the tenures. period whilst supporting the creation Borough’s objectively assessed need. We of mixed, balanced, sustainable and (g) Promote and consider in a positive will seek to support the provision of a wide vibrant communities that deliver a manner residential development range of good quality housing types and target of 40% as affordable housing identified in the Places policies and on tenures, served by a range of appropriate from development in line with designated allocated sites. social and physical infrastructure, jobs and adopted Local Plan Policy SC2. a vibrant mix of uses that bring footfall and animation, especially around transport (d) Focus and prioritise new homes in nodes. Housing will be principally places identified for regeneration and supported in a mixed-use format only. growth such as in the West Area (‘Brentford Enterprise Hub’) with a WE WILL ACHIEVE THIS BY: minimum target of 1780 homes; the Central Area (the ‘River Brent Quarter’, (a) Delivering and focusing new homes in ‘London Gateway’ and ‘Central areas identified in the Places Policies Corridor’) with a minimum target of and site allocations for mixed use 780 homes; and the East Area development supported by the (‘Brentford East’) with a minimum appropriate social and physical target of 2300 new homes. infrastructure, jobs and services. (e) Make effective and efficient use of (b) Determine the location and sustainable land by promoting higher density quantum of additional employment development in highly accessible and residential development above locations particularly around transport existing Local Plan levels for nodes and in accordance with the implementation through new site Places Policies. allocations;
GREAT WEST CORRIDOR Local Plan Review 45 WE ARE TAKING THIS APPROACH IMPLEMENTATION: BECAUSE:
4.10 The Council will take the initiative and 4.15 The London Plan requires Hounslow 4.19 Evidence suggests that the Great West proactively work with land owners, Council to ensure delivery of at least 8,222 Corridor could contribute further to the developers and other development partners homes by 2025, and to ‘augment’ this where Borough’s housing supply but mainly to facilitate and promote housing further opportunities can be created for supported by game changing transport development in a mixed-use format where sustainable growth. The Great West Corridor infrastructure. The designation of an appropriate in the Great West Corridor. will be an Opportunity Area (OA) in the new Opportunity Area of part or all of the Corridor draft London Plan, a designation which will could help secure funding to support this 4.11 Following detailed masterplanning and support business growth and housing new transport infrastructure. site capacity work, it is considered that the development in the Corridor. Great West Corridor has the capacity to 4.20 In accordance with Local Plan Policy provide at least a minimum of 4.800 new 4.16 The area will help play a critical role in SC2 the Council aims to maximise every homes over the plan period but this will be meeting London’s Strategic Housing Need opportunity to deliver affordable housing by reliant on the delivery of game changing and in meeting local need. negotiation. Meeting the 40% Borough target transport infrastructure. may not be achievable in instances where 4.17 The demand for housing in Hounslow this may undermine the viability of some 4.12 The delivery of mix use development has been assessed by the Hounslow Housing developments, which thus undermine the will be via a number of different mechanisms Market Assessment (HHMA, 2016). overall housing delivery in the borough. such as the regeneration of previously Hounslow’s total Objectively Assessed Need developed land, intensification of the built (OAN) has been assessed as being 1,898 4.21 Where housing schemes are approved form in places and the delivery of allocated sites. dwellings per annum (dpa) or 37,960 on the basis of an affordable housing offer dwellings over the plan period 2015-2035. below the 40% borough target, the Council 4.13 A minimum of 1700 new homes will will include provision for a re-appraisal of sought to be delivered in the West of the 4.18 The supply of housing in Hounslow and viability when the scheme has been Corridor; 790 new homes in the Central Area across London has not been satisfying need. completed and largely occupied. Where and 2,300 new homes in the East. The London Strategic Housing Land viability has improved, the applicant will be Availability Assessment (SHLAA) (2014) expected to make further affordable housing 4.14 The Council will continue to pursue a identified Strategic Housing Land availability provision to the appropriate threshold. strategic affordable housing target of 40% in across London. For the period 2015 to 2025 line with existing adopted Local Plan policy the potential for housing supply in Hounslow SC2 through private development as well as has been demonstrated as being 8,222 Council-led initiatives. Negotiations on the dwellings. This figure translates into a mix and tenure will be conducted with minimum housing supply target of 822 dpa planning and housing officers and will be up to 2025 (The London Plan – March 2015). subject to viability and other requirements in accordance with Local Plan Policy.
46 Figure 4.2: Housing Growth in the Great West Corridor
PLAN TO BE ADDED WHEN SITE ALLOCATIONS GIS CONFIRMED
GREAT WEST CORRIDOR Local Plan Review 47 ALTERNATIVE APPROACH:
Without game-changing infrastructure residential would be delivered at a reduced capacity. This capacity is to be determined by the upcoming Transport Impact Assessment. Development at reduced capacity will need to be phased in accordance with the delivery of transport improvements including increased bus service, enhanced exiting rail service, and enhanced pedestrian access along the Corridor to ensure that existing infrastructure is not overburdened with growth Reason: This alternative approach would not help in closing the gap of meeting the borough’s objectively assessed housing need or fully utilise the growth potential of the Great West Corridor as an Opportunity Area.
48 GREAT WEST CORRIDOR Local Plan Review 49 GWC2 Employment Growth
KEY ISSUES 4.22 Great West Corridor is in competition 4.25 The erosion of the corridor’s with other existing and emerging office importance as an employment area due to locations in Greater London; it needs to inappropriate conversion of office to carefully position itself in the market to residential use through permitted rights, attract businesses. The perception of the which undermines its competitive advantage Corridor as an area dominated by car use, in terms of relative size, profile and offer, as with low levels of public transport well as affect its ability to benefit from accessibility and few services and amenities business clustering and to support the mean businesses may be hesitant to invest viability of complementing uses. here. Current public transport infrastructure is at capacity and significant investment is required to attract businesses to this location 4.23 The area largely comprises secondary stock with significant vacancies in the office buildings. Developments including employment floorspace need to be both flexible and well located to support a mixed and vibrant place. The Corridor’s success will depend on making the Corridor a more attractive place for employers and employees. 4.24 The delivery of appropriate floorspace for SMEs is difficult to secure and the management, design, flexibility and affordability of these spaces can present a challenge to traditional employment space developers.
50 OPTIMISING EMPLOYMENT GROWTH
OUR APPROACH ii. that there is an increase, or at proposals. least maintain, employment (f) Supporting active uses including retail The Council will seek to provide a mix of densities; along the Corridor as shown in figure employment spaces that are attractive for iii. that proposals retain and/or 4.3 the entire business community in existing provide small business units; and potential growth sectors. It will cater (g) Working proactively and positively for larger companies, small and medium iv. proposals minimise and mitigate with stakeholders to nominate the sized enterprises, microbusinesses, as any significant adverse impacts area as enterprise zone for well as the large freelance workforce by that development may have on investment. working with developers and stakeholders surrounding land uses; Will expect development proposals to: to deliver a sustainable and robust local economy that promotes the Great West (b) Supporting mix use employment and (h) Provide a range of employment uses Corridor as a place for enterprise and residential development along the that are compatible with SIL innovation. Employment floorspace will Corridor particularly in areas where it designation mainly to the West of the be provided singularly in development or is necessary to facilitate renewal and Corridor, KEOL and LSIS designations as part of a mixed-use format depending regeneration of employment land. mainly to the Central and East of the on location. (c) Supporting proposals for the Corridor intensification of employment sites WE WILL ACHIEVE THIS BY: (i) Demonstrate and ensure compatibility and premises to provide at least of uses when providing mixed use 280,000 sqm of additional B1 developments. Operation of (a) Safeguarding the function, workspaces (offices and light attractiveness and competitiveness of businesses on site or on neighbouring industrial) in the area, providing at sites must not be compromised by the Strategic Industrial Location (SIL) least 18,000 new jobs. and Locally Significant Industrial Site the introduction of non-employment (LSIS) and Key Existing Office Location (d) Supporting businesses of all sizes in uses. (KEOL) in the Great West Corridor and the Corridor, in particular start-ups, (j) Demonstrate a net increase in its ability to support employment and small and medium- sized enterprises. employment floor space within economic functions by ensuring: (e) Working with affordable and shared designated employment sites. i. that proposals are comprised of SIL workspace managers and providers to (k) Meet the following criteria where compliant broad industrial type uses; bring forward affordable and shared located within regeneration areas: workspace as part of development
GREAT WEST CORRIDOR Local Plan Review 51 OPTIMISING EMPLOYMENT GROWTH
i. Maximise the employment floorspace delivered on the site. Residential and other non – employment uses will be permitted where their provision is appropriate to facilitate the redevelopment of employment land and promote regeneration of the site/area. ii. Demonstrate that the proposed development will re-provide existing employment floorspace or increase the floorspace on site. iii. Negotiate a proportion of small, micro and/or affordable workspace or contributions towards these, from major non- residential developments. Evidence must be submitted demonstrating agreement to lease the workspace to a Council approved Workspace Provider for at least 10 years. If on site provision is not possible, financial contributions for equivalent off-site provision will be required. IMPLEMENTATI
52 Figure 4.3: Employment Growth in the Great West Corridor
GREAT WEST CORRIDOR Local Plan Review 53 IMPLEMENTATION WE ARE TAKING THIS APPROACH BECAUSE:
4.26 The Council will play an active role in 4.29 The Employment Land Review (ELR) relevant local economic partnerships and (2016) identifies the need for additional office other sub-regional partnerships to create a provision in the Borough. It states that the clear vision and provide a strong voice for Council should identify land to accommodate outer London’s economic development and 150,000sqm additional office space above infrastructure needs; existing commitments. Following the construction of a third runway at Heathrow 4.27 The Council will proactively work with the ELR predicts that this need would the land owners, developers and other become even more pressing with a development partners to facilitate and requirement for a further 96,000sqm of office promote a modern 21st century business hub floor space. 4.28 The Council encourages the provision 4.30 The ELR states that the highest demand of additional employment floorspace to meet for office space is focused around the demand and contribute to delivering the provision of ‘A Grade’ office space in campus objectives of the preferred spatial policy style environments. In addition to this primary requirement, the ELR identified a strong a need for small to mid-size offices in the TV triangle and around Chiswick. This centres on a demand for modern, flexible and affordable workspace. However, it is unclear whether this type of space could be delivered in such a competitive location without compromising viability.
54 4.31 Smaller, less profitable businesses in 4.33 This Borough has a strong base of large ALTERNATIVE POLICY OPTION the emerging sectors have difficulty finding employers with over 100 businesses affordable space in Hounslow, and may be employing over 100 people or more- Without game-changing infrastructure priced out, so they generally locate in accounting for 42% of all employment, this particularly Brentford - Southall Crossrail cheaper parts of London. The ELR suggests sector is predicted to be stable. Alongside Link, the Council will seek a lower that Council may consider an appropriate these corporations, the borough is home to amount of employment floorspace. response, such as to provide or subsidise 1,700 Small and Medium Sized Enterprises This capacity is to be determined accommodation for SMEs in the sector, (SMEs). This account for 44% of all by the upcoming transport impact especially in the digital and media sector, employment in Hounslow and are growing. assessment being carried out as a part which has achieved rapid growth in the past It is important that small businesses have of the Local Plan Review evidence base. and has further great growth potential. enough space provided to help them stay in Development will need to be phased in the borough and expand. Providing small, accordance with soft measure transport 4.32 In 2015 the Council commissioned micro and/or affordable workspace is one improvements including increased bus service, enhanced exiting rail service, Regeneris Consulting to undertake the such way of doing this, implemented through Hounslow Sectors Research. This report and enhanced pedestrian access along planning obligations, for major employment the Corridor to ensure that existing contains a detailed analysis of the Borough’s developments that do not provide public economy. This study revealed that Hounslow infrastructure is not overburdened with education, community or social growth. has one of the city’s largest economies and infrastructure uses. has registered the strongest levels of growth Reason: This option seeks to provide of all London’s borough’s in recent years. a lower number of employment floor space which means we will not meet our employment needs and does not fully utilise its status as potential Great West Corridor Opportunity Area that the Mayor identifies for growth and intensification.
GREAT WEST CORRIDOR Local Plan Review 55 GWC3 DESIGN AND HERITAGE
KEY ISSUES 4.34 The area is fragmented and comprises 4.37 The area is severed from other areas of a series of disjointed and poorly connected and from itself, with both the M4 and A4 and sub-areas. The area does not present a the railway serving as barriers to movement. strong and positive identity as a desirable Additionally, there are only a limited number business location, and lacks a clear identity of crossing points over these routes. This and sense of place. problem is further exacerbated by the pattern of commercial development along 4.35 Although there are no Conservation the A4 corridor, which largely comprises of Areas in the study area itself there are many inward looking estates with limited in close proximity. The World Heritage Site of pedestrian or vehicular connections between Royal Botanic Gardens at Kew include Listed them and the wider area beyond. Buildings (Grade I and Grade II) and Scheduled Monuments are also in close proximity to the area. The Great West Corrido sits in the backdrop of these sensitive views and development, especially of taller buildings, will need to have due regard to their impact on local heritage assets and their setting. 4.36 The high occurrence of existing digital advertisements on the elevated section of the M4 together with other visual stimuli from road signs, buildings, and long rooftop views, means that the M4 is visually cluttered. There is evidence that visual clutter has an increased potential for driver distraction that could lead to poorer vehicle control, especially for older drivers (Austroads, Impact of Roadside Advertising on Road Safety, 2013).
56 DESIGN AND HERITAGE
OUR APPROACH through the scale and form of (f) Creating environments that are buildings, the quality of open spaces inclusive and follow Secured by This Plan seeks to create a strong sense of and the mix of their uses and Design principles such as ensuring place and identity for the Great West activities. spaces are well lit, overlooked and feel Corridor. Through a strong urban design- safe at different times of the day and (b) Making best use of redevelopment in the evening. led approach the Plan seeks to knit the opportunities whilst respecting and Great West Corridor well, into its enhancing the area’s distinctive The Council will expect development surroundings, and to provide a characters and historic environment. proposals to: comprehensive approach to managing new development. In addition to (c) Supporting Heritage trails and other (g) Preserve and enhance heritage assets, facilitating appropriate development, the community-led initiatives that aim to bringing back into meaningful use plan also seeks to protect and enhance celebrate and enhance the awareness where they have been left empty, heritage assets within and adjacent to the of the area’s history and foster its abandoned or underused through identity and the sense of belonging. Corridor, through establishing a coherent enabling development. and high quality environment with (d) Promoting positive enhancements to (h) Respond sensitively to adjoining, architecturally significant, well designed the quality of the public realm with neighbouring and relevant heritage landmark buildings and features along the well-designed and generous assets including Conservation Areas, M4 and A4 corridors, that create a pavements, landscaping, tree planting, Registered Parks and Gardens and memorable journey for those travelling a consistent palette of materials, Kew Gardens World Heritage Site. The through it and for those living and furniture, signage and lighting, as well Council will support proposals where working within it. as enhancements to the underside of Heritage buildings play a central role the elevated M4. in the ‘place making’ of the Corridor WE WILL ACHIEVE THIS BY: and are given the prominence they (e) Supporting the creation of public deserve including reinforcing views (a) Working with developers and partners squares at key locations which can that allow the appreciation of the asset to establish a series of interconnected help deliver a strong sense of place to and its special characteristics and local places with their own strong the area with a welcoming and vibrant features. characters and identities that build on character that offer respite from the their strengths, heritage and special busy A4, M4 and railway corridors. features, as well as distinctively express their role and function,
GREAT WEST CORRIDOR Local Plan Review 57 DESIGN AND HERITAGE (CONTINUED)
(i) Protect and where possible enhance ii. Gillette Corner (an existing building on the south side of this strategic and local views from western gateway landmark) – to intersection and would need to Conservation Areas, Registered Parks mark the western entrance to the respond appropriately to the and Gardens and Kew Gardens World corridor from the A4 and; existing residential uses to the Heritage site (Figure). Development north proposals are expected not to have iii. The London Gateway where the any significant impact and should elevated M4 Motorway merges iv. The northern side of the A4 reinforce the significance of these with the A4 below – to signify adjacent to the Shield Drive and views where possible, especially views arrival into inner London for those Transport Avenue – to demarcate from and impact on surrounding travelling on the M4 into the city the location of the Southall Link heritage assets such as Gunnersbury from Heathrow and the West. Station, subject to the delivery of Park, Kew Gardens World Heritage Ste, the station. The design and height Strand on the Green Conservation (k) Support the delivery of corridor of each landmark site are required Area, Kew Green Conservation Area, landmark buildings, to confer to be of exceptional quality and be Wellesley Road Conservation Area, the distinctiveness to the corridor when designed so that the built form River Thames Corridor, and listed viewed from street level as well as and general layout positively buildings, such as the Campanile of dynamic views from along the M4, at contribute to wayfinding and the the London Museum of Water & Steam the following locations (Figure 4.4): character of the corridor. on Kew Bridge Road. i. The inside corner of the M4 at (l) The design and height of each (j) At the following locations, support the Capital Interchange Way, to landmark site will need to be of delivery of landmark buildings to respond to the bookend landmark exceptional quality and design such create a strengthened and identifiable at Chiswick Roundabout. that the built form and general layout character for the corridor (Figure 4.4): will positively contribute to ii. The site adjacent to the proposed wayfinding and the character of the i. Chiswick roundabout (eastern Lionel Road Station (at the corridor and any associated heritage gateway landmark) – to mark the junction of Lionel Road South and assets. eastern edge of the corridor and the A4), which would be subject to (m) Demonstrate that a robust design indicate the transition from the the delivery of the station. commercial and industrial uses of review process has been undertaken that shows how the building impacts the corridor to the low rise iii. The corner of Ealing Road and the heritage (designated and residential uses to the east; A4, as a focal point which responds to the existing Kew Eye undesignated assets) and that the
58 HERITAGE CONSIDERATIONS
• Assets of greatest importance: • Royal Botanic Garden, Kew – World Heritage Site • Chiswick House and Gardens • Strand on the Green • Kew Green Conservation Area
• Other relevant Conservation Areas: • Wellesley Road Conservation Area • Gunnersbury Park Conservation Area
skyline has been tested, considered (p) Assess the impact of new or altered and appropriately mitigated, through advertisement signage on the the use of verified view impact streetscape and on road users on the studies. M4 and A4 carriageways. Applications for signage and advertisement will (n) Support the delivery of public realm need to consider the location of improvements that will contribute to existing advertisements and the creation of a boulevard effect, demonstrate how the proposal will not such as: contribute to existing or create i. A well-defined streetscape additional harm, in terms of through a consistent building line townscape (visual clutter), amenity or and clearly identifiable non- public safety and is of an appropriate residential frontage. Building scale. Standalone totems or monolith frontages along the M4 should be features will be resisted and the set back and follow a continuous Council will seek signage and building line in order to green and advertising features that are of animate the street scape appropriate scale and innovatively incorporated into the built form of ii. Greening and tree planting buildings. iii. A Council approved consistent (q) Promote active frontages and front suite of street furniture, including, doors at ground level to enliven and seats, lighting, rubbish bins, cycle animate streets. stands, landscaping and paving materials and where appropriate, shading. (o) Contribute to the delivery of public squares at key locations which can help deliver a strong sense of place to the area with a welcoming and vibrant character that offer respite from the busy A4, M4 and railway corridors.
GREAT WEST CORRIDOR Local Plan Review 59 Figure 4.4: Design and Heritage in the Great West Corridor
60 WE ARE TAKING THIS APPROACH IMPLEMENTATION BECAUSE
4.38 The Council encourages developers to 4.41 National Planning Policy guidance 4.43 National planning guidance also enter into pre-application discussions with encourages the delivery of sustainable encourages higher density development the Council prior to the submission of development that contributes to building a around transport nodes. Paragraph 34 of the planning applications. The Council’s pre- strong, responsive and competitive NPPF states that plans and decisions should application service includes Planning economy; supports vibrant and healthy ensure that developments that generate Performance Agreements for major communities; and contributes to protecting significant movement (ie. developments that development. and enhancing our natural, built and historic are high density) are located where the need environment. to travel will be minimized and the use of 4.39 As part of the development sustainable transport modes can be management process, developments will be 4.42 Paragraph 56 of the NPPF states that, maximised. required to demonstrate an understanding of ‘Good design is a key aspect of sustainable the significance of the relevant asset or its development, is indivisible from good 4.44 Local planning authorities are required, setting. As a minimum this should be planning, and should contribute positively to under Section 72 of the Planning (Listed through reference to the Greater London making places better for people.’ Paragraphs Buildings and Conservation Areas) Act 1990, Historic Environment Record (HER) or by a 60 - 65 of the NPPF states that planning to have special regard towards the desk top analysis and reference to other decisions and polices should: preservation or enhancement of the documentation. Detailed plans will be character or appearance of Conservation required to be submitted with applications as 1. Promote local character and Areas. The legislation is supported by the part of Design and Access and Heritage distinctiveness; NPPF where there is a presumption in favour Statements, demonstrating how the heritage 2. Give weight to outstanding or innovative of sustainable development and the assets will be protected or enhanced, to designs; desirability of new development making a enable the Council to assess the effect of the positive contribution to local character and proposed development on the heritage asset. 3. Promote high levels of sustainability; distinctiveness (Paragraph 131).The Decisions will be based on the nature, extent distinctive characters and historic 4. Create well connected places that and level of significant impact to the heritage environments of the Great West Corridor and integrate new development in to the asset. surrounding areas are key assets, which natural, built and historic environment; need to be safeguarded and enhanced. This 4.40 Applications for landmark proposals and was reflected at all stages of community/ will be required to go through a robust stakeholder engagement. process of design reviews with a panel of 5. Promote design that improves the way recognised experts in the urban design and the area functions. architecture field scrutinising and helping to shape the final designs.
GREAT WEST CORRIDOR Local Plan Review 61 4.45 The following background papers have 4.47 In areas like the Great West Corridor 4.50 The corridor has a rich heritage, and the identified measures to protect the historic which have a strong industrial character and rhythm of notable buildings accentuating the environment: where the M4 leaves a particularly indelible route is a unique feature of the corridor and mark, design quality has often been provides interest and distinctiveness to the 1. Kew Gate Heritage Background Paper overlooked during the development process. Great West Corridor, particularly the Golden 2. Conservation Area Appraisals and While recent developments have certainly Mile stretch. However, the nature of land Statements contributed to positive improvements to the uses, and transport infrastructure in the area, detailed design policy can ensure the corridor have led to their cumulative decline 3. Borough Context and Character Study improvement of the appearance and the and deterioration. The loss of the Firestone public realm of these places as they are Building in 1980 exemplifies a missed 4. Kew Bridge World Heritage study experienced by users. opportunity to build on inherent heritage 5. Great West Corridor and Masterplan assets that innovative policy can now 4.48 Pedestrian severance and obstacles are address with remaining buildings. 6. Brentford East Capacity Study perhaps the most defining feature of the Corridor. The Council has identified this issue 4.51 The Hounslow Local Plan, Policy SV1 4.46 Competing pressures to develop the in the Great West Corridor Masterplan Study identifies the need to improve linkages with area for housing and business and and envisages the use of this policy to Brentford Town Centre through public realm conservation of heritage is the single most improve the balance of pedestrian, vehicular enhancements and improved connectivity in important factor influencing the development and cycle traffic. the Great Western Corridor and also in this Corridor. The two are not identifies sites with suitability for tall irreconcilable, but recent applications have 4.49 The area is marked by a noticeable buildings. The Local Plan also identifies that shown the need for greater design guidance deficiency in open space and the measures the borough has a number of tall buildings and cues to be made clear to developers so proposed in this plan can alleviate this that do not positively contribute to the that these two aspirations complement shortfall through the provision of new spaces townscape and their existence should not be rather than clash with each other. The and new opportunities for leisure, recreation grounds for the provision of more. The requirements for achieving high quality and social activity. Council also recognises that creating design are set out in the NPPF, the London successful, vibrant urban environments is Plan, Local Plan Policies CC1 – 4, the Places about compactness and density, not Chapter and the Design and Heritage necessarily about height of buildings. The Chapter. These policies’ requirements should density and spacing of buildings and their be embedded from the beginning of the architectural quality are important factors in development process and should be creating well used public spaces and a proportionate to the size and/or potential coherent, attractive townscape. impact of the proposal.
62 4.52 The Great West Road and M4 - ALTERNATIVE POLICY OPTION stretching from Chiswick through to Brentford - already has a significant number The preferred policy of a ‘coordinated of tall advertisement structures. The corridor, approach’ to high rise development by virtue of its Art Deco buildings has a rich takes a firm line in terms of managing history of appropriately considered the height and location of tall buildings. advertising which tended to be integral to the It aims to reduce the impact of new tall fabric of the building. The council has structures on the skyline and aims to consistently and successfully resisted and scale development to avoid an intrusive enforced against inappropriate impact on the historic environment. An advertisement installations that are alternative approach to managing tall unacceptable in terms of safety and amenity, development is a ‘scattered approach’ for reasons including the unacceptable which is explored and tested in the Great West Corridor Masterplan Study. addition of visual clutter, dominance of the In a scattered approach, tall buildings area or impact upon the skyline due to their will generally be considered acceptable height. The luminosity or visual impact across much of the Great West Corridor because of intensity/frequency of any digital and a specific height threshold would display is also a significant factor. The not be set. Instead, the Council would Council recognizes that well designed and consider each tall building application on carefully located advertising, branding and its own merit. This approach will see an signage can contribute to the creation of a evolving dynamic cluster of tall buildings vibrant commercial image and positive emerge, whereby one tall building is likely approach to focussed inward investment and to inspire additional tall buildings nearby. This will result in a skyline scattered with regeneration to parts of the Borough towers of varying heights and in different locations and accordingly will establish significant change to several important major and local views in and around the Great West Corridor, including to the setting of the Royal Botanic Gardens, Kew and other heritage assets.
GREAT WEST CORRIDOR Local Plan Review 63 GWC4 ENVIRONMENTAL QUALITY AND OPEN SPACE
KEY ISSUES 4.53 Air pollution is a significant issue along health (residential, workers etc.). The study the Great West Corridor. This is a direct result area must address such issues in accordance of the heavy traffic along the A4 / M4. The with Policy EQ5. The elevated section of the issue is particularly apparent along the M4 projects these noise levels even further combined A4/ M4 (elevated section) corridor with significant impacts on neighbouring and at Kew Bridge where the nitrogen noise sensitive receptors or properties. dioxide (NO2) concentration levels are significantly above the air quality objective. 4.56 Commercial buildings that face the A4 / Along M4 (west) and parts of Brentford East, M4 corridor can play a significant role in the nitrogen dioxide annual mean acting as acoustic barriers by sheltering concentration level lie within a range of 50 areas behind them from noise. - 60 μg/m3 NO2that also represents a 4.57 The area benefits from the presence of significant breach of the air quality objective. large quality parks and landscape features 4.54 The North Circular road at Gunnersbury such as River Brent/Grand Union Canal, Avenue also suffer from high levels of air Gunnersbury Park, Osterley Park, Syon Park pollution with one of the worst exceedances and Boston Manor Park. Most of these parks of the NO2 annual mean objective and the are hidden, where access is limited and hourly mean objective. A hot spot for sometimes difficult to find. pollution can be seen at the junction between 4.58 Access to existing parks and open the South Circular and the A315 just to the spaces is poor due to the M4 and A4 and north of Kew Bridge. railway lines which limit movement in a 4.55 The noise generated by multiple road north/south direction. transport sources along the A4 and M4 corridor represents a major challenge to residential development but also other uses, including mixed use development, where long-term exposure to relatively high level of noise is considered to pose risk to public
64 ENVIRONMENTAL QUALITY AND OPEN SPACE
OUR APPROACH structures and providing activities and uses should be sited adjacent to the facilities that better serve the local Great West Road/M4, acting as a The Council will seek to radically community. physical “buffer” between the road and more sensitive uses. transform the environmental quality, (c) Provide safe, direct and attractive public realm and the image of the Great pedestrian and cycle routes that (f) Use design and construction best West Corridor, and to establish a well- connect open spaces, rivers and available techniques (BATs) to mitigate connected and continuous green and blue canals with neighbourhoods and and minimise any adverse/significant network that strategically links green workplaces to enhance opportunities adverse effects and avoid (prevent) open spaces, public squares and rivers for recreation and a healthy lifestyle any unacceptable adverse effects on with neighbourhoods and workplaces to health and quality of life (e.g. soil, enhance opportunities for relaxation, (d) Supporting proposals that will noise, water, air or light pollution, etc). recreation and a healthy lifestyle. successfully integrate existing green infrastructure network with the wider (g) Demonstrate that proposals have WE WILL ACHIEVE THIS BY: green infrastructure networks, optimised urban greening in schemes including River Brent/Grand Union through planting of mature and semi (a) Improving the overall greenness of the Canal, Boston Manor Park, mature street trees, creating living area, through the planting of mature Gunnersbury Park, Thames River, All roofs and walls and providing habitats or semi-mature trees along all streets, London Green Grid and Blue Ribbon for wildlife which increase biodiversity integrating planting as part of Network; and reduce the impact of the ‘heat Sustainable Urban Drainage systems island effect’. The Council will expect development (SuDs), creating living roofs and walls (h) Overcome the fragmentation of the which will help soften the harsh proposals to: area by creating better connections to environment, mitigate air and noise (e) Design and position buildings to open space, rivers and canals with pollution, and enhance the image of minimise exposure to elevated levels neighbourhoods and workplaces as the corridor. of pollution by locating sensitive uses set out in Figure 4.5. (b) Delivering a series of enhancements away from existing or planned (i) Facilitate the delivery of new high to parks in the area including Boston sources of air and noise pollution, quality public squares and open Manor by improving entrances, unless appropriate mitigation is spaces which offer an attractive and landscaping, upgrading of paths and provided that can demonstrably calm environment amidst the noise. walkway, nature trails, sensitive reduce such pollution to acceptable repairs to listed buildings and limits. Less sensitive non-residential
GREAT WEST CORRIDOR Local Plan Review 65 ENVIRONMENTAL QUALITY AND OPEN SPACE
(j) Improve the ecology of the area and provide an overall net gain in biodiversity by conserving and enhancing existing biodiversity habitats in Boston Manor Park, Gunnersbury, area along the Grand Union Canal/ River Brent and a linear area along Hounslow Loop’s rail sidings.
66 Figure 4.5: Open Spaces and green connections in the Great West Corridor
Gunnersbury Park
Osterley Park Carville Hall Park
Boston Manor Park
Syon Park
GREAT WEST CORRIDOR Local Plan Review 67 WE ARE TAKING THIS APPROACH IMPLEMENTATION BECAUSE
4.59 The Council will work with key 4.64 Air and Noise pollution is a significant 4.65 Air quality issues in the Borough and stakeholders such as neighbouring councils, issue along the Great West Corridor. This is a particularly in the Great West Corridor are landowners, and public and private agencies direct result of the heavy traffic along the A4 well known. The council’s emerging Air to improve the quality, connections and / M4. Hounslow emerging Noise SPD Quality Action Plan (AQAP) recognises the access to Metropolitan Open Land, Sites of identifies that the principle sources of noise designation of the whole borough as an Air Nature Conservation and Open Space in the pollution in the Great West Corridor are from Quality Management Area (AQMA), and Great West Corridor. road transport particularly along major identifies road transport as the major source arterial roads such as the A4 and M4, and of air pollution, giving rise to nitrogen 4.60 The Council will work with the sub- other disturbance can come from noise dioxide and particulate matter concentration regional All London Green Grid working generating uses such as industrial and levels, which can cause respiratory illnesses group and with neighbouring boroughs to commercial operations, food, drink and and other adverse health effects. assist in the delivery of regional green entertainment establishments and a infrastructure; building’s plant and equipment. In addition, 4.66 The Council will expect developers to use good practice guidance outlined within 4.61 Open Spaces will be reviewed noise pollution can arise from vibration. All the National Planning Policy Framework periodically through the Authorities’ these sources of noise pollution can have a (NPPF policies 120-125), planning policies Monitoring Report to reflect changes in serious effect on human health, and and enhanced planning conditions to ensure quality and quantity therefore development should seek to avoid and mitigate noise nuisance. Therefore, sensitive uses are located away from 4.62 The Council will revise its Infrastructure residential or mixed use development pollution sources and that new development Delivery Plan annually to provide an up-to- proposals in these noise sensitive areas mitigation schemes demonstrate robust date assessment of the need for all types of should give due consideration to land performance to counteract the adverse community infrastructure; and suitability for such uses and fully explore all impacts of noise and air pollution. It should options, including creation of suitable buffer be recognised that in areas of both high 4.63 The Council will use development between noise source and receiver, acoustic noise and air pollution, it is often necessary contributions to help deliver green envelope and a combination of double to mechanical ventilation with/without infrastructure provision without undermining glazing and secondary glazing and distance filtration, in order to provide suitable internal the viability of the development separation. Our experience shows that day- spatial environment and winter gardens for time and night-time noise level higher than external amenity. The case of residential approximately 72dB(A), LAeq, 16hr and uses in the upper floors of taller buildings 66dB(A), Leq,8hr respectively, from road may be explored if they apply suitable traffic along the M4 / A4 corridor, are mitigation measures and meet the relevant increasingly difficult to attenuate and legislative requirements in respect of air and demonstrate compliance with BS8233. noise pollution for residential accommodation and external amenity spaces. The Council also require
68 development to provide measures to into these spaces in accordance with Local ALTERNATIVE POLICY OPTION promote tree/ shrub planting, and use public Plan Policy GB1-5. open spaces to improve air quality, reduce No reasonable alternative policy options noise pollution and improve health/quality of 4.70 London is supported by an existing network of green infrastructure and have been identified. The creation of life of surrounding communities in connected places served by enhanced accordance with Local Plan Policies EQ4 and open space, known as the ‘All London Green Grid’ in accordance with Local Plan Policy open spaces that meet the community EQ5. need is underpinned by national and GB4 and Brent Valley and Barnet Plateaus regional policy. 4.67 There are open spaces that are Sites of Area Framework, Hounslow will work with Importance for Nature Conservation (SINCs) stakeholders and neighbouring local which are locally designated sites for Nature authorities to ensure that a coordinated Conservation these include Boston Manor approach is taken in linking green Park, Areas within Osterley Park, an area infrastructure to each other and open space along the Grand Union Canal/ River Brent, a enhancement and delivery. linear area along Hounslow Loop’s rail sidings. Other significant SINC areas outside 4.71 Metropolitan Open Land is designated the GWC area are Gunnersbury Park. under the London Plan. It is afforded the same level of protection from development 4.68 There are also open spaces which have as Green Belt. Within the GWC area there Metropolitan Open Land (MOL) status, one in two areas of MOL – one in the western part the western part of the study area covering of the GWC area covering areas in Osterley areas in Osterley and Boston Manor parks and Boston Manor parks and an area over and an area over Carville Hall Park. Other Carville Hall Park. Other significant areas of significant areas of MOL outside the GWC MOL outside the GWC area include an area area include an area around Syon Park, around Syon Park, Gunnersbury Park and Gunnersbury Park and areas around the areas around the Thames (Dukes Meadows Thames (Dukes Meadows and Thames). and Thames). In accordance with Local Plan Policy GB1 and London plan policy 7.17, the 4.69 These Open spaces within and outside council will seek to integrate green network the GWC area could all benefit from greater that connects and enhances access from accessibility and could contribute to the GWC to these spaces, whilst also managing identity and offer of the area. The Council visitors’ pressures and enhancing its will support proposals for sensitive functionality. enhancements and improved access to these open spaces, development will be required to establish legible and green routes linking
GREAT WEST CORRIDOR Local Plan Review 69 GWC5 TRANSPORT AND CONNECTIVITY
KEY ISSUES
4.72 Public transport accessibility into the 4.76 Infrastructure barriers, such as the M4 area is poor and reliant on limited bus and A4 corridors, the South Circular Roads, services, with the exception of Brentford rail lines, and large scale self-contained town centre, Chiswick town centre, and commercial development create segregation Brentford East. and restrict movement within and through the area. 4.73 London Underground stations such as Northfields and Boston Manor station are at 4.77 Existing infrastructure networks such least 2km from central business activities as strategic road networks and rail services along the Corridor, hindering sustainable are nearing capacity which could impede transport options and walkability. development and growth if improvements are not made to secure sustainable transport 4.74 Walking and cycling networks are and enhance connectivity. poorly connected, car dominated and street legibility is restricted especially along the A4/ 4.78 Air quality and noise pollution from Great West Road, under the M4, and along traffic reduces the enjoyment and use of the the A315. corridor, especially along the M4/A4 route. 4.75 There are accessibility and capacity issues at rail stations within proximity to the Corridor, with stations such as Gunnersbury Park, Syon Lane, and Kew Bridge lacking step-free access.
70 TRANSPORT AND CONNECTIVITY
OUR APPROACH Brentford Town Centre, Brentford East and the River Brent Quarter better for (b) Improving cycling infrastructure The Council is committed to supporting those travelling on foot or by bike. throughout the area, specifically along sustainable development and growth the A315 (Cycle Superhighway 9) and (g) Supporting the sustainable growth of along the Great West Corridor. To ensure other ‘quietway’ routes, improving housing and business developments that this growth is sustainable, the safety for all vulnerable road users by taking a holistic approach to Council recognises that sustainable and help to deliver liveable infrastructure planning, ensuring transport options need to be improved neighbourhoods. connectivity is prioritised along with throughout the area to provide attractive any new development. alternatives to the private car and so (c) Working in partnership with TfL and reduce car dependency and the negative bus service providers to improve the (h) Working with key stakeholders to impacts this brings in terms of congestion frequency and efficiency of the bus reduce vehicle congestion in traffic and environmental damage. This will network to and through the Corridor hotspots such as the Chiswick roundabout, along the M4/A4, and require working with a range of partners (d) Improving connectivity to the London along the orbital connector routes. and stakeholders. Underground network through supporting the development of better The Council will expect development WE WILL ACHIEVE THIS BY: links to the Piccadilly line, for example proposals to: through the ‘Boston Manor (a) Actively supporting, facilitating the Boardwalk’. (i) Support sustainable connectivity by delivery of new transport interchange prioritising pedestrian, cycling, and sites. This could include safeguarding (e) Supporting improvements to rail public transport as primary means to land for future station development stations close to the Corridor to travel to and from the development proposed at: improve access (particularly for site. This is especially relevant to mobility impaired people) and connecting development to the i. Golden Mile Station: Brentford increase capacity for users arriving or surrounding London Underground - Mainline to Southall Crossrail dispersing at peak congestion times. stations north of the Great West Link Corridor, and in proximity to existing (f) Actively encouraging walking and transportation hubs such as Brentford ii. Lionel Road Station: Old Oak cycling through the provision of an Station. Common - Hounslow Overground attractive public realm that helps to Link link the Great West Corridor and (j) Incorporate readable and safe surrounding neighbourhoods such as pedestrian access pathways within site
GREAT WEST CORRIDOR Local Plan Review 71 IMPLEMENTATION design. Where there is the opportunity to do so, proposals will be expected to 4.79 In order to achieve the goals laid out improve the continuity of the existing cycling provision, especially along the above, the Council will: A4/Great West Road. 1. Continue to work with strategic partners (k) Ensure that new developments such as TfL, Network Rail, and provide cycle parking facilities in neighbouring boroughs to bring game- accordance with the appropriate changing infrastructure to the Great West standards. Corridor area. (l) Encourage sustainable transport 2. Implement travel demand management options by providing provisions for measures along the Corridor to reduce electric vehicles and car sharing peak time travel congestion. programmes where feasible. 3. Actively support sustainable transport (m) Adhere to traffic regulations during initiatives to encourage efficient business construction to prevent the disruption travel including car sharing programmes, of traffic flow as per development cycle sharing schemes, and electric 6. Work with TfL to increase pedestrian guidelines and policy EC2 of the Local vehicle charging facilities, as outlined in safety along the A4 corridor by improving Plan and the London Plan (2016). the council’s transport strategy, the Local pedestrian crossings, especially at key Implementation Plan for Transport (LIP). (n) Contribute to the funding of local intersections that provide a north/south transportation and connectivity 4. Work with TfL to deliver Cycle access across the A4, connecting through s106 and/or CIL payments. Superhighway 9 along. the A315 Road Brentford and South Ealing. (o) Reduce barriers to connectivity by and continuously improve walking, providing developments with an cycling networks, creating a range of outward facing, vibrant, street level parallel and cross-corridor routes. frontage that provides accessible thoroughfares for pedestrians. Designs 5. Lobby TFL for enhanced bus service that enhance pedestrian access along along the A4 to provide improved major arteries such as A4/ Great West transportation to employment sites along Road will be encouraged. the Corridor.
72 Figure 4.6: Transport and Connectivity in the Great West Corridor
Boston Manor Station
Gunnersbury Station Lionel Road Station
Kew Bridge Station Golden Mile Brentford Station Station
Syon Lane Station
Isleworth GREAT WEST CORRIDOR Local Plan Review 73 Station WE ARE TAKING THIS APPROACH BECAUSE:
4.80 The Great West Corridor is the gateway change initiatives to encourage effective and Enhancing London’s Transport Connectivity to London as well as being a hub of economic sustainable travel throughout the Borough. highlights Crossrail as the Mayor’s top strategic activity that is an integral part of Hounslow’s These objectives include improving transport transport priority, a connection from Southall to industrial and commercial economy. Over the safety, accessibility, efficiency, and the Great West Corridor would maximise past decade, the area has gone through a sustainability. The Great West Corridor development opportunities brought about by rejuvenation; with renewed interest comes transport policies aim to facilitate the LIP Crossrail and unlock employment development increased development and growth of a more objectives by supporting the implementation potential. Policy 6.7: Better streets and surface mixed use nature. The existing transportation of game-changing sustainable transport transport of the London Plan (2016) commits to infrastructure is car reliant and does not infrastructure alongside the enhancement of working with TfL to provide high quality bus support the Borough’s vision of an integrated pedestrian and cycling facilities which will service, especially in outer London, in order to sustainable transportation network that is help encourage a shift away from private car increase ridership and address the accessible by all. As outlined in the Local Plan use. This will also help reduce air pollution transportation issues that arise with growth. Policy EC1, the Council is committed to and transport related noise improving the Improving bus services along the corridor securing investment in strategic transport liveability of the area. would help to reduce private vehicle traffic, and connections along the Great West Corridor, to increase the Public Transport Accessibility Level enhance business connectivity, accessibility, 4.82 As outlined in the LIP, the Southall (PTAL) of the area. and to achieve the Borough’s sustainability Crossrail Link would improve north/south objectives. Game-changing infrastructure, public transport connectivity, supporting the 4.84 Improved pedestrian and cycling such as the Southall Crossrail Link, the Old TfL and GLA requirement to take into account friendly road networks in and around the Oak Common Overground Link, and the sub-regional challenges identified in west Great West Corridor will increase the Boston Manner Link, would greatly improve London. Additionally, transport and permeability of the area and promote sustainable connectivity along the Great West connectivity objectives for the Great West community health. Policy 6.9: Cycling, of the Corridor and reduce the reliance on private Corridor aim to enhance east/west capacity and London Plan (2016) supports the vehicle use. These transport infrastructure manage congestion, especially along the A4 implementation of cycling provisions such as projects, along with improvements to bus and in town centres. the Cycle Superhighway 9 and improving services, would support the objectives of cycling facilities along the corridor and across 4.83 The London Plan (2016) Policy 2.8: Outer the wider area through a network of Local Plan policy EC2 by implementing a London Transport, highlights the importance of sustainable local transport network that ‘quietways’. These provisions are also enhancing connectivity and accessibility in highlighted as priorities in the LIP as part of favours public transit options to connect key outer London. Securing game changing business and residential areas. the “Network 2020”programme. Policy 6.10: infrastructure such as the proposed Southall Walking, of the London Plan (2016) 4.81 The Council’s Local Plan 2011-2031 (LIP) Crossrail Link, would align with the policy’s emphasizes the Mayor’s desire to bring about outlines six Council objectives which objective of improving public access to a significant increase in walking across incorporate both traditional transport employment opportunities and creating a more London by increasing legibility, implementing infrastructure approaches and behavioural integrated rail network that would cater to safe and direct routes to town centres and orbital and radial trips within London. Policy 6.4:
74 transport nodes, and enhancing the pedestrian environment. The Boston Manor ALTERNATIVE POLICY OPTION iii. Improved pedestrian and cycle Link would significantly reduce the distance access from surrounding public between Boston Manor underground station If game-changing infrastructure transport hubs to the A4/Great and corridor and improve the attractiveness of such as the Southall Crossrail Link West Road including enhanced the Piccadilly line as an access point to the was not feasible to bring into the legibility of existing pedestrian Borough, alternative transportation area. significantly reduce the distance and cycle networks to encourage strategies would have to be considered. walking and cycling. If the Boston between Boston Manor underground station Crossrail has the capacity to unlock and corridor and improve the attractiveness of Manor Link is deemed not feasible development opportunity across west alternative enhanced access the Piccadilly line as an access point to the London; however, without transport area. improvements like the Southall Crossrail routes should be examined; Link the benefits to Hounslow will be iv. Implementing travel demand limited. Likewise, as development management measures to ease capacity increases along the Corridor, existing transport infrastructure will congestion and encourage usage be a limiting factor in growth potential. of public transport services to In order to counteract these potential come to and from the Great West outcomes, alternative policy approaches Corridor; must be considered to ensure that sustainable growth will still be facilitated Reason: This alternative policy strives in the event game-changing infrastructure to continually improve the overall is not brought to the Great West Corridor. sustainable connectivity of the Great West Corridor as the area grows and These measures could include: develops. This will be achieved through soft implementation measures that i. Increased bus services to and improve access to public transportation from the Crossrail stations to the and street legibility in the event A4/Great West Road and game-changing infrastructure such as the Brentford Town Centre to ensure Southall Crossrail Link is not deliverable connectivity to new line; ii. Increased bus services, potentially facilitated by bus priority, along the A4/Great West Road to increase ridership and reduce congestion;
GREAT WEST CORRIDOR Local Plan Review 75
05 PLACES
77 Figure 5.1: Places in the Great West Corridor.
Gunnersbury Park
Osterley Park Great West Corridor East Great West Corridor Central
Kew Bridge Station
Great West Brentford Corridor West Station
Syon Lane Station
Kew Gardens
Isleworth 78 Station 05 PLACES POLICIES
INTRODUCTION 5.0 The National Planning Policy Framework (NPPF) requires planning authorities to develop policies based on an To provide a understanding and evaluation of its defining vibrant mix of characteristics and provide guidance for uses and urban establishing a strong sense of place that buzz responds to local character and history, while not reinventing or discouraging innovation. 5.1 The Plan provides spatial guidance that mainly focus for growth and regeneration in To reduce the west, central and east areas of the Great car-reliance To create a West Corridor that are distinctive in their own and create a Establishing place with way with their own individual context and walkable place a successful a strong character. The Council will respond to these with good business and positive individual characteristics to facilitate unique public transport hub and special places which will accommodate identity the Council’s ambitious growth and investment plans of transforming the Great West Corridor into a state of the art 21st Century Employment Cluster of digital, media, broadcasting and professional To contribute services industries, supported by mixed use to regeneration development with access to high quality open spaces and waterways. and livability in the wider area 5.2 For each place, a vision, policy and diagram is provided. These are individual to Figure 5.2: How to establish a successful business hub each location but should be read in conjunction with other policies in the Spatial Policies Chapter and the Local Plan 2015.
79 GREAT WEST CORRIDOR Local Plan Review 79 P1 GREAT WEST CORRIDOR WEST
OVERVIEW 5.4 The role of the A4 and M4 roads as significant vacancies in the office stock – and significant transport arteries have however the underuse of some of the Art Deco 5.3 The Great West Road was built as a led to some significant drawbacks to the buildings – suggest that the area is bypass around Brentford in 1925. Following area. The west of the Corridor is noticeably performing below its potential. its construction, large multi-national dominated by motorised transport and companies were attracted to the area accordingly, streetscape and public realm 5.7 In light of the West area’s long-running because of the strategic accessibility of the quality are noticeably eroded. The A4 is a and strategic industrial and employment wide road as well as the availability of large wide, multi-lane dual carriageway and the function, it has not seen any significant tracts of land alongside it. By the Second predominance of large footprint development housing development and lacks the services, World War, companies such as Beechams, abutting the roadway with large areas of local amenities and vibrancy associated with Gillette and Firestone had located their surface parking gives rise to a coarse urban more mixed neighbourhoods. There are headquarters along the road, heralding a grain and this is further exacerbated by the surrounding residential areas, particularly to new era of modern offices and factories, emergence of a number of big-box the south and west, but poor accessibility technology, research and development. The developments set within vast car park. and permeability means that they are not legacy of this pattern of development well integrated with the West, and as a result, endures today with many historic 5.5 The River Brent offers direct access to this has restricted the areas ability to sustain headquarter buildings remaining. The listed the Capital Ring trail and , but there is the economic, communal and service Art Deco Gillette building with its landmark otherwise a lack of green and open spaces synergy often found in more integrated clock tower, the JC Decaux Building and the within the area. Similarly, public transport urban areas. former Coty Cosmetics building (now Syon provision is very poor in the west of the Clinic) are some examples of the area’s rich Corridor as indicated by the low PTAL, which Art Deco heritage associated with its unique is lower than the rest of the Corridor. history. Today, the west of the Corridor 5.6 The Council values and supports the continues to serve an important employment West of the Corridor as a strategic purpose and much of it is designated as a employment area, but recognises that it is Strategic Industrial Location, in accordance underperforming as a business location. The with Policy 2.17 of the London Plan, with a area is dominated by traffic, the business number of large businesses, such as Sky campuses are inward facing and relate Media situated in the area. poorly to one another and the surrounding streets, the built fabric is fragmented, and there is a lack of a clear identity. The
80 VISION The Vision for West area is for an established employment area that is competitive and attractive to employers and workers alike. The employment offering in the west of the Corridor will retain its status as a hub of television and the digital media, built around the existing Sky Campus. Smaller digital and broadcasting companies will form a new cluster around the Sky campus, further strengthening and broadening the area’s employment offering. Supporting the area’s employment focus, a limited amount of new housing will be introduced, enabling people to live and work locally, supporting a wider range of local services and adding vitality. Great West Corridor West will be a place that celebrates its rich built and architectural heritage. The area’s Art Deco buildings will be preserved and enhanced through new uses and activities contributing to a strong sense of identity for the area. New development will respond to the established character of the area and help establish a more coherent sense of place along the Great West Road. The West area will enjoy significantly enhanced public transport access and an Figure 5.3: Artist impression of the sort of environment improved public realm which will that could be achieved along the Great West Corridor encourage greater walkability, contributing to the reduction of car reliance and pollution, and boosting the attractiveness of the area’s employment offer.
GREAT WEST CORRIDOR Local Plan Review 81 GREAT WEST CORRIDOR WEST PLACE POLICY
OUR APPROACH Campus to deliver a mixed-use quarter promoting redevelopment of the site including a minimum of 980 mixed- to include residential development The west area of the Great West Corridor tenure residential units; 90,000 sqm of and a re-provided supermarket (of at provides an opportunity for mixed–use, B1 workspaces (light industrial floor least 13,000 sqm of retail and employment-led development with a space should be the predominant use); integrated car park) including a particular emphasis on broadcasting, and 2,000sqm of A1-A4 (retail/café/ minimum of 560 mixed tenure digital and creative industries. restaurant) floor spaces. Any residential units; 1,500 sqm of B1 redevelopment should be in accordance workspaces. The delivery of the Vision for the west with the SIL designation and should not (f) Supporting the local economy by area will depend on the Council working lead to any loss of employment floor space. delivering a range of high quality with key stakeholders to secure public workspaces and seeking a proportion transport infrastructure items such as the (c) Supporting the conversion of the of affordable workspaces for start- Brentford - Southall Crossrail Link and Gillette building into a creative hub for ups, small and medium- sized improved bus linkages to and along the smaller businesses and freelance enterprises. Great West Road, as well as improved workers in the digital, media and walking and cycling connections broadcasting industry, through the Design and Heritage throughout the area. provision of a minimum of 18,500sqm (g) Requiring new development to of B1 workspaces (creative industries WE WILL ACHIEVE THIS BY preserve and enhance the listed Art and offices) and 700sqm of retail Deco buildings and structures in the spaces. Optimising Housing and Economic growth area, including their setting and (d) Promoting the area south of the Great distinctive frontages, to bring them (a) Supporting the Sky Campus as a West Road into an area of higher-density back into use, to give them due major employer and asset to the area affordable office and manufacturing prominence and to improve the and working to increase its pedestrian spaces, ‘The Makers Village’, through surrounding public realm, including permeability and public transport conversion, retention or redevelopment the landmark Gillette Building, Coty accessibility, in order to strengthen its of existing building stock, including at Cosmetics building (now Syon Clinic), attractiveness as a hub for the least 26,000sqm of B1 workspaces and JC Decaux building, and the central broadcasting and digital industries. 2,000sqm of retail spaces. gates, gate piers and railings to the former Firestone Factory. (b) Promoting the redevelopment and (e) Supporting intensification of use of intensification of the West Cross the Tesco Osterley site through (h) Supporting new development of
82 heights of up to five storeys provided Transport and Connectivity iv. A new boardwalk from the Great that these respond appropriately to West Road across the River Brent sensitive boundaries, including (m) Improving public transport provision, and M4 to Boston Manor including an improved bus service adjacent listed buildings, and views Underground Station. from Syon Park. along the Great West Corridor, linking railway stations and key employment v. Pedestrian crossings across the (i) Support a building of landmark quality centres, including Syon Lane and the Great West Road, including adjacent to Shield Drive and Transport Sky Campus. improving the underpass at Avenue to demarcate the location of Gillette Corner, replacing the the ‘Golden Mile’ Station, subject to (n) Support the delivery of the Brentford existing footbridge by Syon Clinic the delivery of the station. – Southall Crossrail Link service connecting to the new ‘Golden Mile’ with a new and improved road (j) Supporting new development along Station on the Great West Road, crossing associated with the new the Great West Road with a uniform utilising the existing freight line. Brentford ‘Golden Mile’ Station building line, active frontages and adequate landscaping along the (o) Establishing continuous, high-quality vi. Improved pedestrian permeability frontage consistent with that of the walking and cycling routes throughout throughout the area former Coty Cosmetics building (now the area, where possible using green and blue corridors, including: (p) Ensuring a high quality, permeable Syon Clinic) and JC Decaux building and pedestrian oriented public realm and to establish a defined streetscape i. Cycle lanes along the A4 to create that maximises route choices for users with a stronger sense of enclosure. a safe, segregated and continuous and connects both sides of the A4. (k) Supporting the creation of an attractive ‘Great West Cycleway’. arrival square to the south west of the ‘Golden Mile’ Station, with limited ii. Strengthening access to the River ground floor retail and/or café uses. Brent. (l) Creating an attractive new diagonal iii. A link to Brentford High Street street connecting the Sky Campus to utilising the disused railway the proposed ‘Golden Mile’ Station embankment and crossing the with active ground-floor frontages and railway line. a green space at the heart of the West Cross Campus.
GREAT WEST CORRIDOR Local Plan Review 83 GREAT WEST CORRIDOR WEST PLACE POLICY (CONTINUED)
Environmental Quality and Open Space (q) Strengthening existing connections and creating new routes to surrounding open areas including Syon Park, Boston Manor Park, and the River Brent, using for example the ‘Capital Ring’ along the River Brent and the embankment of the disused railway. (r) Supporting the transformation of Boston Manor Park, including conserving the Grade II listed structures of the park, appropriately improving the landscaping to the Grade I listed Boston Manor House, increasing biodiversity, and providing facilities for the local community. (s) Requiring new development to deliver or support new parks and pocket parks, including at West Cross Campus and between the Gillette factory and Tesco Osterley sites. (t) Ensuring that any new residential development is of a high design quality to mitigate any noise and air quality issues and/or is sensitively located away from the Great West Road.
84 Figure 5.4: Spatial Strategy for Great West Corridor West
Boston Manor Park
University of Bolder West London Academy School
Sky Campus GSK Brentford Golden Mile Station
River Brent Quarter
Tesco
Gillette Creative Hub
Great West Road Industrial Quarter River Brent
Syon Lane Station GREAT WEST CORRIDOR Local Plan Review 85 WE ARE TAKING THIS APPROACH BECAUSE
5.8 In policy SV1 of Hounslow’s adopted protect designated Strategic Industrial 5.13 The Council’s preferred policy of Local Plan, the Council commits to Locations. The majority of the land within intensifying employment and introducing progressing a partial Local Plan Review of the West area is currently designated as mixed-use developments in the West is the Great West Corridor, and will as part of Strategic Industrial Land (In order to protect dependent on the delivery of significant this determine the location and sustainable existing employment, the Council has put in infrastructure improvements, particularly quantum of additional employment and place an Article 4 Direction covering the public transport. As outlined in Local Plan residential development above existing Local majority of the West to protect against policy SV1 and EC1, the Council will Plan levels for implementation through new conversions from Office to Residential uses). coordinate the delivery of public and private site allocations. The introduction of residential uses within investment in transport infrastructure the West Cross Campus would be in addition throughout the Great West Corridor, 5.9 The Council has commissioned a to the existing employment provision, including improved bus services along the Masterplan Study for GWC in order to whereby new residential uses would not lead corridor and new rail connectivity to Southall identify how employment uses can be to a net loss of employment space. (for Crossrail). The Council will seek to intensified, how new residential/mixed-use secure Opportunity Area status for the GWC developments can be accommodated in the 5.11 The West has the lowest public which would help to secure additional area and what additional infrastructure transport provision of all parts of the Great infrastructure funding. requirements, including public transport, West Corridor with a Public Transport would be required to accommodate the new Accessibility (PTAL) between 1 and 2 5.14 In addition to the dominance of car jobs and homes. throughout the area. In response to the poor traffic, pedestrians and cyclists face physical levels of public transport, Sky, GSK and the barriers such as the A4 and Waterloo- 5.10 Introducing an element of housing to West London University operate their own Reading/Windsor railway line as well as the West would help to meet housing targets, dedicated bus services for their workforce numerous inward facing and fenced off large increase activity and footfall throughout the and visitors. office campuses. day and evening, increase viability for local shops and services, and create a stronger 5.12 Consequently, there is a high degree of 5.15 The West of the Great West Corridor urban feel and vibrancy for the area. The car dependency among commuters. This has a deficiency of parks and open space. concentration of mixed-use development contributes to congestion on the A4 and M4, Although it benefits from large green areas around transport nodes and close to existing which are unable to accommodate additional nearby, such as Boston Manor Park and Syon residential neighbourhoods will counter car traffic. The dominance of car traffic in Park, connections to these are poor. Pocket isolation and improve the accessibility of the area leads to environmental problems parks and an improved public realm as well homes and workplaces with established such as air and noise pollution as well as an as strong links to surrounding green areas social infrastructures and facilities. In unwelcoming environment for pedestrians could help to compensate for the lack of accordance with the London Plan and as set and cyclist. open space in the immediate area. out in Local Plan policy ED2, the Council will
86 ALTERNATIVE POLICY OPTION
Without the public transport infrastructure improvements outlined above, the development potential for new housing and employment at Great West Corridor West will be significantly reduced and would be necessitate the reduction of capacity of the identified sites.
The current employment use of the West Cross Campus site would be retained and the redevelopment and intensification of employment uses would be encouraged.
For the Tesco Extra Osterley site, the residential capacity of this site would be significantly reduced and limited to part of the existing surface car park.
Re-use of the Gillette factory as a creative hub would continue to be encouraged to help meet the identified employment needs.
GREAT WEST CORRIDOR Local Plan Review 87 P2 GREAT WEST CORRIDOR CENTRAL
OVERVIEW
5.16 The Central area of the Great West these key sites are limited, with options for Corridor is made up of three distinctive dining and retail severely limited. The character areas: the ‘River Brent Quarter’ the London Gateway backs onto Boston Manor ‘London Gateway’, and the ‘Central Corridor’. Park, and overlooks the River Brent; however, Each of these three areas have the potential access is restricted by current development for growth, and with improvements to and the M4 which act as barriers to transport and connectivity, the potential to interaction with either amenity. become a hub of business activity along the historic Golden Mile gateway into London. 5.19 The Central Corridor benefits from having several iconic car showroom 5.17 The River Brent Quarter is located in the buildings located along the A4, drawing in south-west extent of the Great West Corridor customers from both street level and the and currently hosts lower density office raised M4. However, at street level, the area parks and a surface carpark. The area has a is car-dominated and hostile to pedestrians. poor street level relationship with Great West Off carriage cycle lanes are disjointed and Road and limited interaction with the River often interrupted by commercial Brent. development. 5.18 The London Gateway, at the intersection of Boston Manor Road and Great West Road, is home to a cluster of high quality commercial use buildings including GSK, Great West House as well as the University of West London. While these office locations are valuable, employees are reliant on private cars to bring them into the area. Amenities in the areas surrounding
88 VISION The Council’s Vision for the Great West Corridor Central area will be a well-connected, high quality, attractive environment where people will choose to visit, work and live. The area will enjoy significantly enhanced public transport access and an improved public realm with connectivity across the A4 into the surrounding areas which will ensure residents and workers are a short distance from employment opportunities and community services, thereby reducing the need to travel by car. The River Brent Quarter will have modern office accommodation, a high quality residential quarter and an active riverside, which enables people to live and work within proximity to the attractive green and blue space of the River Brent. The London Gateway will be an office destination marked by unique buildings of the highest quality and exemplar architectural design to mark the four corners of the intersection of Boston Manor Road and Great West Road. The Boston Manor walking and cycling link will establish a more direct route from Boston Manor Station in to the Great West Road, improving connectivity to the London Figure 5.5: Artist impression of the sort of environment that Gateway area. could be achieved along the Great West Corridor Central The Central Corridor area will have an expanded car dealership offer, with multi-storey mixed use spaces and high quality, innovatively designed flagship stores, strengthening its role as a car retail cluster.
89 GREAT WEST CORRIDOR CENTRAL PLACE POLICY
OUR APPROACH ii. 50 residential units, 55,000 sqm of Design and Heritage B1 workspaces and 5,100sqm of (e) Ensuring flagship and iconic The Council will work to strengthen the retail spaces in the London commercial developments that retain Gateway area employment, retail and residential offer of an outward facing inviting street level the Great West Corridor Central by iii. 192 residential units and 31,000 presence, especially in the Central promoting mixed-use development that sqm of B1 workspaces in the Corridor area. provides high-quality office and Central Corridor area, this could commercial spaces, mixed-tenure (f) Supporting new development that include car showrooms if residential spaces, and a variety of retail promotes pedestrian engagement and accompanied by servicing garage uses. To unlock development, the Council encourages continuous active facilities. will continue to work with key frontages especially within the Central Corridor and the River Brent Quarter. stakeholders to secure transport (b) Supporting retail and commercial infrastructure items such as the Brentford development that encourages an (g) Considering a range of building Southall – Crossrail Link with the Golden active public realm both during the heights from two to twelve stories Mile Station, the Old Oak Common day and in the evenings, especially in where appropriate. Any Tall Buildings Overground Link with the Lionel Road the River Brent Quarter. will need to demonstrate compliance Station, and improving the permeability with Local Plan Policy CC3. (c) Protecting the London Gateway as a of the area while addressing safety and destination for high quality B1 uses environmental issues along the Corridor. (h) Encouraging mixed-use development that strengthens the employment that preserves and enhances the River WE WILL ACHIEVE THIS BY: uses. Brent and creates a hub of stay and play activities. (d) Ensuring new residential development Optimising Housing and Economic growth is of a high design standard and (i) Supporting commercial and office compatible with any existing and/or (a) Supporting re-development proposals that rejuvenate or redevelop new employment uses to safeguard opportunities for mixed tenure existing buildings where appropriate the future operation of these uses. housing and commercial spaces such as the existing Mille building. seeking to deliver a minimum of: (j) Implementing public realm i. 545 residential units, 26,900 sqm of improvements along the A4 and under B1 workspaces (offices and light the M4 to make the area more hospitable, safer and attractive for industrial) in the River Brent Quarter
90 pedestrians and cyclists. (o) Maximise opportunities to link Boston pedestrian and cycle routes to Manor station to the London Gateway encourage healthy and active (k) Ensuring strict design guidelines when area by foot and bike to encourage the lifestyles. reviewing advertisements along the usage of public transportation. M4/A4 corridor to prevent visually (u) Promote the greening of public space distracting signage, standalone (p) Work strategically to reduce traffic to enhance the quality of the public advertisements, and signage that along the A4 and promote access to realm while improving air pollution, detracts from the improvements to the businesses fronting the corridor. especially along the A4 within the public realm. Central Corridor area and within the (q) Support the delivery of the Brentford River Brent Quarter Transport and Connectivity - Southall Crossrail Link to increase the PTAL of the River Brent Quarter (l) Improving pedestrian access and and the London Gateway area street legibility by de-cluttering pedestrian areas and improving Environmental Quality and Open Space signage, particularly in proximity to Brentford Town Centre along Boston (r) Enhancing waterfront accessibility in Manor Road. the River Brent Quarter through tow path improvements, connections (m) Implementing additional cycle across the river, and the infrastructure and improving existing implementation of waterside facilities. cycle routes to increase safety and provide further sustainable transport (s) Improving access between the Brent options, particularly along the A4, in River Quarter, the London Gateway the River Brent Quarter and along area and Boston Manor Park through routes leading into Brentford Town enhanced pedestrian routes and Centre from the A4. walkway greening. (n) Supporting the improvement of public (t) Implementing strategies to improve bus services along the Corridor and air quality along the A4/M4 corridor by running north/south of the Corridor in smoothing traffic flow to reduce order to encourage ease of access to idling, encouraging the use of public new and existing sites. transport through improved service, roadside greening, and improved
GREAT WEST CORRIDOR Local Plan Review 91 Gunnersbury Park
Figure 5.6: Spatial Strategy for Great West Corridor Central
University of West London
Brentford Station
92 River Brent WE ARE TAKING THIS APPROACH BECAUSE
5.20 The Great West Corridor Central will high quality office space in the Central area EC2 (2015), the Mayor’s draft Transportation continue to grow as an economic hub with an of the Great West Corridor will assist the Strategy (2017) proposed Policies for outer expected total capacity for 6,700 jobs over Council in achieving objective Two of the London, and Policy 2.8 and 3.4 of the London the next 15 years. To facilitate this growth in Local Plan (2015) – Promoting Economic a sustainable manner there will be a need for Growth and Inward Investment. Supporting an increase in mixed tenure housing and an the intensification of the Central Corridor expansion of the sustainable transport area as a hub for car retail flagship stores, ALTERNATIVE POLICY OPTION network. The Great West Corridor Central including vehicle repair facilities, would area has the capacity to provide provide employment opportunity along the If the Brentford - Southall Crossrail approximately 788 residential units, corridor, supporting the objectives of Local Link is not feasible, the Council will still contributing to the Mayor of London’s annual Plan Policy ED1 (2015). In accordance with support residential, commercial, and housing provision goal of 822 homes, as per the London Plan Policy 4.2 paragraph 4.12, retail development in the River Brent the Mayor of London Housing SPG. the renewal of existing office spaces, in Quarter, the London Gateway area, and addition to the provision of high quality the London Showroom area at a reduced capacity. Without increased rail access, 5.21 Objective Three of the Local Plan (2015) office spaces provided in the London outlines the objective of the Council to provide development will need to be supported Gateway area and the River Brent Quarter with an increase in bus service along the sustainable mixed communities across the will maintain the Borough’s Key Existing Borough. Policy SC1 and SC2 of the Local Plan corridor and improvements made to cycle Office Locations as per Local Plan Policy ED2 and pedestrian access. New development (2015) highlight the need for mixed tenure (2015), while upgrading the office stock and will be expected to enrich the public housing in new development including social offering an improved working environment realm and encourage street level housing. Policy 3.9 of the London Plan (2016) for employees of the sites. interaction which will in-turn enhance the encourages the development of mixed and balanced communities that foster social 5.23 The Golden Mile Station connecting to diversity while delivering high quality housing the Southall Crossrail Link would greatly that enhances the surrounding environment. improve the PTAL of the River Brent Quarter Development in the River Brent Quarter will and the London Gateway area. Additionally, deliver a mixed-use community, offering high the development of the Boston Manor Link quality office and retail space alongside boardwalk would increase pedestrian and residential mixed tenure dwellings overlooking cycling access to the London Underground at the water, and outdoor space for community Boston Manor Station. The Council is enjoyment. In the Central Corridor area there is supportive of the delivery of these also capacity to deliver mixed tenure residential infrastructure projects as they will increase dwellings that are set back from the A4/M4 connectivity and reduce dependency on corridor and within proximity to local amenities. private vehicle use; an objective that is outlined by the Local Plan Policies EC1 and 5.22 The development of commercial and
GREAT WEST CORRIDOR Local Plan Review 93 P3 GREAT WEST CORRIDOR EAST pedestrian experience along the corridor and in the River Brent Quarter The most significant of these lies in a difficult 5.28 Power Road is a compact employment OVERVIEW to access triangular site surrounded by area in this part of the corridor with a variety railway lines. This will be redeveloped to of uses including car showrooms, converted 5.24 The eastern section of the Great West accommodate the new Brentford Community /smaller office buildings, a hotel and a gym. Corridor also termed as “Brentford East” stadium and a variety of other uses. This will The area is located next to a residential area runs between the eastern edge of Carville have a significant transformational effect in –the conservation area of Thorney Hedge. Hall Park to east of Chiswick roundabout this area. The building heights are generally quite low known as Power Road. It lies directly south of at 10m or less. There are a variety of different Gunnersbury Park and north of the River 5.27 The area is also in the backdrop of styles of building in this area including some Thames. sensitive views from Kew Gardens World historic industrial stock with a distinctive Heritage Site and Conservation Areas such 5.25 The area is dominated by the presence character. The area is focus for managed as Gunnersbury Park, Chiswick High Road, of motor traffic and broken up by major workspace and creative industries. It benefits Wellesy Road, Kew bridge, Mortlake and Kew infrastructure that runs through it including from close proximity to transport links at Green, development, especially of taller the elevated M4 and A4 running underneath Gunnersbury and Kew Bridge Stations and buildings will need to have due regard to it and three branches of the railway. These local amenities at Chiswick High Street their impact on the local heritage and its barriers make connections across the area setting. The most significant vistas run particularly difficult. through the area from the Royal Botanic 5.26 The area is home to a variety of Gardens at Kew. commercial uses. These include car showrooms, light industrial uses, a leisure centre and big box retailers such as B&Q. There is a concentration of office buildings along the M4 corridor to the south of Gunnersbury Park. Most of the structures that face onto the elevated M4 are taller in height and are designed to be visible from the road. Some of the office buildings have recently been refurbished. There are a number of vacant sites in this character area.
94 VISION The Council’s vision for Great West Corridor East is to become a new comprehensively well planned mixed-use quarter where new development will inject vibrancy, urban life and a new focus into the area. The area will have a world class football and rugby stadium with a new transport interchange hub comprising of a good local bus network and a new station at Lionel Road, where a new overground rail service will provide links with HS2 and Crossrail at Old Oak Common. The area will have a mix of uses with new, high quality employment and residential buildings. New developments will be built on the strengths, heritage and special features of the area, expressing distinctively their role and function through the scale and form of buildings, the quality of open spaces and the mix of uses and activities. The area will have an enhanced, well- connected network of local streets with quality pedestrian and cycling facilities, green and attractive public realm, public Figure 5.7: Artist impression of the sort of environment that could be achieved squares and open spaces to support both along the Great West Corridor East new development and the existing residents.
GREAT WEST CORRIDOR Local Plan Review 95 GREAT WEST CORRIDOR EAST PLACE POLICY:
OUR APPROACH units, 100,000sqm of B1 and provide a focus point for the workspaces and 1500 sqm of new community with exhibitions and Great West Corridor East provides an retail space at Lionel Road Station markets. opportunity for high-density, mixed-use Quarter Design and Heritage development located around a new ii. 1500 mixed tenure residential overground rail station providing high- (e) Requiring proposals to deliver design units, 50,000sqm of new B1 quality office and commercial space and excellence and contribute positively to workspaces (office and light sensitively located mixed-tenure creating a strong sense of place whilst industrial), 5000 sqm of A1 retail, residential uses. responding sensitively to the area’s 7,000sqm of Leisure and 7,000sqm heritage assets. To unlock development, the Council will of hotel space in the Two Squares continue to work with key stakeholders to quarters (f) Supporting a range of building heights secure transport infrastructure that responds to area’s sensitive iii. 30,000sqm of B1 workspaces (of improvements, such as the Old Oak heritage locations and important views, Creative Industrial and offices) Common - Hounslow Overground link, including the delivery of an ‘Eastern workspaces in Power Road area Gateway’ building of 60 – 65 meters in local bus network enhancements and height, and a ‘Corridor Landmark’ enhanced pedestrian and cycling (b) Supporting the local economy by buildings of 48 - 53 meters in height connections whilst addressing safety and delivering a range of high quality B1 identified at key locations in figure? environmental issues along the corridor. workspaces and seeking a proportion Design of the Eastern Gateway and of affordable workspaces for start-ups, landmark buildings will be required to small and medium- sized enterprises. be of an exemplary standard and follow WE WILL ACHIEVE THIS BY: (c) Supporting the delivery of a new local the criteria set out in Policy GWC3 and centre around a new station plaza at Local Plan Policy CC3. Optimising Housing and Economic growth Lionel Road providing valuable retail (g) Supporting proposals that create a and commercial uses to serve this well-defined streetscape through a (a) Supporting re-development area. opportunities to provide high quality, consistent building line and clearly mixed-use, employment-led (d) Supporting the re-provision of identifiable residential and non- development providing at least: Fountain Leisure Centre with modern residential frontage. Building frontages facilities located around a public along the M4 and other arterial routes i. 920 new mixed tenure residential square which will animate the area, should be set and follow a continuous
96 historic line of development in order to working positively and proactively with (n) Designing and positioning non- green and animate the street scape stakeholders to deliver a station at sensitive employment buildings along Lionel Road the frontages to the Great West Road, (h) Supporting development that delivers and the North Circular and South high quality public squares at proposed (k) Creating well-defined streets and Circular roads, providing a buffer to Lionel Road station plaza and Two spaces with better crossing facilities other more sensitive uses such as Squares (Capital Interchange Way and and network of safe and easily residential s and open spaces set land north of the Chiswick Roundabout) navigable pedestrian and cycle routes, behind to minimise exposure to with schemes such as hard and soft linking new development with a new elevated levels of pollution. landscaping, local play facilities where station plaza, squares, parks, River appropriate, public art, tree planting and Thames, and the surrounding (o) Supporting proposals that deliver a a consistent palette of materials, neighbourhoods green buffer zone between the Great furniture, signage and lighting that will West Road and the footway for semi contribute to the distinctiveness of each (l) Supporting proposals that deliver new mature tree planting and landscaping, space. walking and cycling routes to the south including planters with low growing of the Great West Road that connect the shrubs species to help mitigate air and (i) Supporting proposals that contribute to area with Carville Hall Park in the west, noise pollution and enhance the the delivery of high quality public realm with the new Stadium and the Two environment. throughout the area including widening Squares area to the east and across the of the footways, decluttering of the A4 to the north (Gunnersbury Park) (p) c) Supporting proposals that deliver public realm, improved consistency of including delivery of a foot/cycle bridge a network of well-connected and surfaces to pavements and cycle ways, across the railway to the south to varied open spaces for residents, tree planting to soften the environment, improve access to the River. workers and visitors including a green visual upgrades and creative lighting link between Gunnersbury Park, solutions to enhance the underside of (m) Working in partnership with TfL and bus Carville Hall Park and other green and the elevated M4. service providers to increase the blue corridors surrounding the area, number of routes to and from this part most notably the River Thames. Transport and Connectivity of the Corridor, improving the frequency WE ARE (j) Supporting and facilitating the and efficiency of the bus network and delivery of a new Old Oak Common - integration of bus services with rail TAKI Hounslow Overground link by resisting services. development in safeguarded land and Environmental Quality and Open Space
GREAT WEST CORRIDOR Local Plan Review 97 Figure 5.8: Spatial Strategy for Great West Corridor East
Gunnersbury Park
Power Road
Carville Hall Park North Chiswick Lionel Road Roundabout Great West Road Station Brentford Carville Hall Community Park Station
98 WE ARE TAKING THIS APPROACH BECAUSE:
5.29 In policy SV1 of Hounslow’s adopted Policies 2.8 and 3.4 of the London Plan riverside to the south. Local Plan, the Council commits to (2016). The Council will also seek to secure progressing a partial Local Plan Review of Opportunity Area status for the GWC which 5.35 Proposed residential development in the Great West Corridor, and will as part of would help to secure additional infrastructure close proximity to polluted road transport this determine the location and sustainable funding to unlock development growth. routes that exhibit exceedances of the air quantum of additional employment and quality objectives would be considered as residential development, coordinate delivery 5.32 The area is already subject to inappropriate for that location (NPPF, 157) of public and private investment in transport substantial change with the development of however in the case of insufficient physical infrastructure, improve linkages to Brentford the 20,000 seat Brentford Community depth of site and residential uses in the town centre through public realm Stadium at Lionel Road with associated 913 upper floors of taller buildings, this may only improvements, identify sites suitable for high residential enabling development. This will be explored if they apply suitable mitigation buildings following further urban design provide a football and rugby stadium, measures and meet the relevant legislative work. improve the permeability through the area requirements in respect of air and noise and act as a catalyst for wider regeneration. pollution for residential accommodation and 5.30 The Council commissioned a Since its approval several other sites in the internal and external amenity spaces. Masterplan Study for Great West Corridor in surrounding have started preparing order to identify, how new residential/mixed- development proposals for intensive mixed 5.36 Heights of landmark buildings are given in use developments can be accommodated in use schemes. meters as this is dependent on the type and mx the area and what additional infrastructure of uses, one storey equates to a floor height of requirements, including public transport 5.33 Introducing mix use employment led 4 metres apply to commercial uses and 3 would be required to accommodate the new schemes to the east of the corridor would metres for residential uses. Any tall building jobs and homes. help to meet the borough increasing housing proposal in this area and along the corridor will targets, increase activity and footfall be required to be of the highest quality and will 5.31 The proposed new Lionel Road Station, throughout the day and evening, increase need to demonstrate how its impact on where a new overground rail service will link viability for local shops and services, and designated heritage assets and the skyline has in the future with HS2 and Crossrail at Old create a stronger urban feel and vibrancy for been tested, considered and appropriately Oak Common would greatly improve the the area. mitigated. Especially views from surrounding PTAL of the area, the proposed station plaza heritage assets such as Gunnersbury Park, will create a welcoming and vibrant gateway 5.34 Residential uses should only be Chiswick House, Kew Gardens World Heritage into the area. The Council is supportive of the provided in locations where they can be site, Strand on the Green Conservation Area, delivery of these infrastructure projects as adequately protected from noise, air and Kew Green Conservation Area, Wellesley Road they will increase connectivity and reduce light pollution and where a quality living Conservation Area and other conservation dependency on private vehicle use; an environment indoors as well as outdoors can areas, the River Thames corridor, and listed objective that is outlined by the Local Plan be guaranteed. Residential uses could benefit buildings, such as the Standpipe Tower of the Policies EC1 and EC2 (2015), the Mayor’s from attractive outlooks over Gunnersbury Water and Steam Museum, should be duly draft Transportation Strategy (2017), and Park to the north and towards the Thames considered.
GREAT WEST CORRIDOR Local Plan Review 99 5.37 A taller building must be of an exceptional quality, prominent and highly ALTERNATIVE POLICY OPTION recognisable, and, through its architecture and form, represent the special character of Achieving the quantum of development the corridor. The highest design quality of the in Great West Corridor East will depend building should be ensured through a on the delivery of Hounslow Overground process of design reviews with a panel of Link which will connect to Old Oak recognised experts in the urban design and Common, a HS2 station. However, should this infrastructure not be delivered architecture field scrutinising and helping to during the plan period, the Council would shape the final designs. seek a lower number of new mixed use 5.38 The Power Road site should be developments in this area. Development will be expected to support an increase strengthened as employment location and in bus service along the corridor and enhance its role a hub for creative industries. improvements made to public realm and New development should provide affordable cycle and pedestrian access in order to offices and workspaces especially for smaller improve transport capacity. and creative industries, as well as ancillary uses, such as print shops, cafeterias, bars This alternative approach would not and cultural venues that support the help in closing the gap of meeting the employment profile and identity of this area borough’s objectively assessed housing need or fully utilise the potential of the Great West Corridor as an Opportunity Area for significant business growth and housing development.
100 GREAT WEST CORRIDOR Local Plan Review 101 102 06 DELIVERY AND MONITORING
103 104 06 Delivery and Monitoring
INTRODUCTION 6.0 The Great Wet Corridor Plan will range of different partners, including support the regeneration and transformation landowners and developers, as well as of this Heathrow Opportunity area through a infrastructure providers, the Greater London number of significant and interlinked actions. Authority and Transport for London (TfL), to ensure a coordinated framework and 6.1 The plan identifies locations for new approach to delivery. housing, employment, open spaces and other important land uses, as well as existing 6.4 Due to the scale of opportunity, the land uses that are currently underutilised, Council has taken a lead role in this process underperforming or require regeneration. by undertaking a comprehensive approach to master planning of this area, a piecemeal 6.2 The plan sets an ambitious vision for approach to development, with individual growth and development for this future landowners bringing forward discrete plots Opportunity area in particular it represents in the absence of a comprehensive the most important regeneration opportunity masterplan, would of lead to a sub-optimal in the borough, but also presents significant outcome and prevent effective regeneration. challenges for delivery. Major interventions are required to make the public transport and 6.5 This Chapter is structured as follows: highways connections necessary to support (a) Overall approach; growth and to create a high-quality environment. (b) Infrastructure delivery 6.3 The Council are working with statutory (c) Funding sources; delivery agencies to have the most up-to- date information on infrastructure (d) Monitoring requirements and to strive for multiple benefits from development where possible. Implementation and delivery of this plan will require the Council to work closely with a
GREAT WEST CORRIDOR Local Plan Review 105 OVERALL APPROACH 6.6 The Council will use Local Plan 2015 6.9 Compulsory Purchase is the power that policies IMP1 - IMP3 to help deliver the enables public bodies to acquire land, or policies and supporting infrastructure rights over land and affected landowners and identified in this plan, which are essential to persons with an interest in land will be facilitate the changes necessary to create a entitled to make a claim for compensation. successful place and attract investors and Land ownership boundaries can restrict developers. delivery of the comprehensive development required to deliver the spatial vision and 6.7 A key mechanism for delivering the policies of the GWC plan, Compulsory policies in the Great West Corridor Local Plan purchase is an important tool to assemble review will be the Council’s decisions on land (and rights over land) needed to help planning applications. The Council will also deliver social, environmental and economic take account of Supplementary Planning change. Documents (SPDs), including planning briefs, frameworks and conservation area statements and appraisals, when determining planning applications. 6.8 Where necessary, the council will also use its planning enforcement powers to ensure that unacceptable development built without planning permission or other consents does not compromise the council abilities to realise the spatial vision and the policies set out in this GWC Plan.
106 INFRASTRUCTURE DELIVERY 6.10 Key to delivering development is having the ability of each site to contribute its fair 6.15 These new stations and transport the appropriate infrastructure in place and share towards infrastructure, affordable interchange will be the primary catalyst for provided for in a timely manner. The Council housing and sustainability standards, whilst regeneration in the GWC area. The challenge for adopted the Borough’s Infrastructure ensuring new development is viable and that Hounslow Council is securing funding and Delivery Plan (IDP) in 2015, this shows the the market is appropriately incentivised to financing for a complementary package of strategic items of infrastructure needed to deliver, where possible. infrastructure investments that can be delivered support growth over the lifespan of the Local over time to support these new stations and 6.12 The timely delivery of regeneration in Plan. As part of the Local Plan Review, the facilitate an optimised approach to the the GWC area is intrinsically linked with the Council is updating the IDP which will regeneration and redevelopment of the area. need to deliver the infrastructure necessary provide a baseline of the existing to enable development and provide facilities 6.16 The role of the emerging IDP is to infrastructure capacity and needs in the and services to meet the needs of those identify strategic issues and pressure points Borough and in addition assesses, as far as is living, working and visiting the area. on infrastructure, and ways in which these possible, the infrastructure required to can be overcome; the detailed work needs to support the development set out in this plan. 6.13 Policy IMP3 recognises the importance be provided at the planning application ‘Infrastructure’ in this sense is not just roads of timely delivery of infrastructure to stage, including meaningful consultation and pipes, but the physical, social and green support development, whilst early with all the relevant stakeholders. The infrastructure required to enable sustainable development is supported, a large number emerging IDP will: development. It is part of the evidence base of these sites are challenging and will to support this plan and has informed the require infrastructure investment (public i. Set out the existing infrastructure Site Allocations and overall Strategy. transport, utilities and social) to unlock their capacity and needs in the Borough However, it is not a static document – as comprehensive redevelopment at the scale with the lead delivery organisations infrastructure priorities evolve and new of development promoted in this Local Plan and their partners information becomes available over the plan review. This infrastructure will be needed to ii. Assess the impact of the proposed period, the IDP will be reviewed and updated. connect early development into its scale and location of development in surroundings to ensure the integration of 6.11 There is a strong synergy between the the Borough over the plan period on new and existing communities. issues of housing and employment density, infrastructure, where this information affordable housing, infrastructure delivery 6.14 A critical factor in the timely delivery of is available; and ambitious sustainability standards all infrastructure is how it is funded and iii. List the projects which will address have associated costs. When considering the financed. The most important pieces of existing and future infrastructure policies in this plan, Hounslow Council will infrastructure needed in the GWC area during needs, where possible; and need to take into account the different site the lifetime of the plan will be the proposed specific requirements, which at the time of Golden Mile Station - Brentford - Southall iv. Align the implementation of the IDP writing this Plan may not be fully Crossrail Link and Lionel Road Station - Old with the aims and objectives of other understood. There will be a need to consider Oak Common - Hounslow Overground Link. national and regional bodies.
GREAT WEST CORRIDOR Local Plan Review 107 FUNDING SOURCES 6.17 To support the needs of the new and COMMUNITY INFRASTRUCTURE LEVY (CIL) PLANNING OBLIGATION (SECTION 106) existing population and deliver a high quality place, significant investment is required to 6.19 Community Infrastructure Levy is an 6.21 Section 106 of the Town and Country deliver the social and physical infrastructure important means of funding infrastructure Planning Act 1990 allows a consenting and realise the full potential of the area. New through the development process. CIL allows authority such as Hounslow to enter into legal development will be expected to meet its local authorities to charge a levy on new agreements with developers to fund or own physical infrastructure needs, such as developments to raise funds to build the deliver certain works to make development on-site provision of utilities or a new road infrastructure to support growth. In London proposals acceptable in planning terms. junction to access a site. Where new there are at present two levies: a Mayoral CIL 6.22 The role of Section 106 agreements to development puts pressure on social or green to raise funds for Crossrail and a Local fund infrastructure changed as a result of the infrastructure, or creates a need, e.g. for new Authority CIL to pay for infrastructure such as introduction of CIL. However, S106 continues community facilities or open space, then road and rail transport. to have an important role in delivering items provision will also have to be made for these. 6.20 The Council formally adopted the CIL such as affordable housing, employment, Where necessary and viable, these will be Charging Schedule and associated construction and training and addressing secured through developer contributions. documents (Regulation 123 List and site-specific issues such as access. Early consideration of infrastructure needs Instalment Policy) in July 2015 However in and integration into the design will reduce the light of the Local Plan reviews the Council will 6.23 The Regulations (Community end-costs of provision. It will also be be reviewing the CIL Charging Schedule. Infrastructure Levy Regulations 2010, as expected that the cost of affordable housing amended) restrict pooling of planning will be met by development. obligations to a maximum of five for an item of infrastructure that is not intended to be 6.18 Developer contributions may be sought funded by CIL. The Council’s Planning as Community Infrastructure Levy (CIL), obligations and CIL Supplementary Planning Planning Obligations (Section 106) and Document was adopted in November 2015. Section 278 agreements. Revenue generated from CIL and pooled S106 contributions may be used, alongside other available funding, to deliver infrastructure.
108 OTHER PUBLIC AND PRIVATE SECTOR SECTION 278 BODIES
6.24 These are agreements made under the 6.25 There will be a need for both public and 6.28 Where neither development nor public Highways Act 1980 for the developer to carry private sector investment in capital or private service providers can meet the out scheme-specific highway works needed infrastructure and revenue streams to anticipated costs of development, the public to satisfactorily tie in a scheme to the road support development. The Council will carry sector can look at borrowing monies to network, or to mitigate adverse impacts out its statutory duties and work with lead finance infrastructure. which would otherwise arise in the delivery partners to optimise the use of its immediate vicinity of the site. Examples of assets and bid for public sector funding from 6.29 The Council will look at borrowing the works covered by S.278 agreements are national, regional, strategic and local grants. monies to fund infrastructure through a vehicular crossovers and drop kerbs method called Tax Increment Financing (TIF), (standard for most developments), or more 6.26 New people living and working in an which is where an authority borrows money major highway works such as traffic lights or area means new income for service against anticipated future business rate junction improvements, where a scheme is providers. When the service provider is a income, to up-front fund the delivery of estimated to generated a large number of governmental body (i.e. the GLA or TfL), this infrastructure and then repay this over time. vehicular movements. funding comes from public taxes, whilst in the case of non-governmental service providers, this usually comes via a direct payment from the customer to the service provider (i.e. gas or electrical provision). 6.27 A service provider’s business plan will set out how it intends to continue to deliver its services subject to changing market needs. In the case of the Great West Corridor area, Hounslow Council’s is holding discussions with these service providers to make them aware of the anticipated new population coming to the area, the phased programme for delivery and the anticipated infrastructure needs.
GREAT WEST CORRIDOR Local Plan Review 109 MONITORING
6.30 Monitoring is needed to establish what 6.32 The Council will also monitor is happening now and what may happen in government and London wide policy and the future. It is a crucial process to help changes in legislation to make sure that this ensure that the aim of sustainable plan continues to be consistent with relevant development is being achieved. By national, regional and local planning policies, monitoring and studying trends, it is possible and to identify any the need to review or to identify key challenges and opportunities reassess the approach taken in this Plan. for the future and enable policy to be adjusted or revised where necessary. 6.31 The Council prepares a Monitoring Report on the progress of local planning policy documents, the extent to which policies within these documents are being implemented, and their effectiveness. The Council will include in its Authority Monitoring Report, monitoring of the Great West Corridor Plan that will: i. Assess the extent to which policies in the plan are being implemented; ii. Set out, where a policy is not being implemented, the reasons why and what steps will be taken to ensure it is implemented; iii. Make available up-to-date information collected for monitoring purposes; iv. Identify the significant effects of implementing policies in the plan and whether they are intended; and v. Set out whether policies are to be amended or replaced.
110 APPENDIX 1: SITE ALLOCATIONS
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