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GSK Headquarters, 980 Great West Road

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GSK Headquarters, 980 Great West Road Sustainable Development Committee – 03.02.04 Rep7411 Lesley Underwood (tel.020 8583 5207) Lesley.Underwood @hounslow.gov.uk 00505/W/P69 P/2003/1345 (LU) 1.0 SITE 1.1 GLAXO SMITHKLINE HEADQUARTERS, 980 GREAT WEST ROAD, BRENTFORD, (OSTERLEY AND SPRING GROVE) (16.4.2003). 2.0 PROPOSAL 2.1 This proposal seeks permission for an additional 179 car parking spaces, to include some surface parking and an additional storey on the existing multi-storey car park near to Boston Manor Road. This would increase the parking on site from 1,045 to 1,224 spaces. (Drawing Numbers: CL/6197/6, Traffic Statement, Landscape Statement, Planning Statement, 3036.01.SK.01 Rev D Sheets 1-4, SKS/01RevP1- SKS/04RevP1, SKS/09RevP1, SKS/10RevP2, SKS/11RevP1). 3.0 INTRODUCTION 3.1 GlaxoSmithKline, formerly known as Smithkline Beecham have occupied several major sites along the Great West Road since the 1950’s. The company chose to develop a new International Headquarters Building on a new site along the Great West Road, and in March 2001 relocated their staff from existing sites at New Horizons Court and Wallis House to GSK House. Located at the junction of the Great West Road and Boston Manor Road, GSK House is probably the most prestigious development to have been built in the Borough during the last decade. It is a highly visible landmark building which has an immense impact on the image of the Great West Road as a gateway to London and a strategic employment location within London. 3.2 Prior to moving to the site, GSK envisaged having 2,500 people working at the site and anticipated that this was likely to rise to 3,000 over a ten year period. Current employment projections show that this figure represents a significant under estimate in terms of GSK’s emerging business plans and that the workforce is expected to grow to 4,000. This increase in employment is to be welcomed in an office market which is in decline along the Great West Road and within West London generally. 3.3 In order to accommodate the access needs of this increased workforce, GSK have applied for planning permission to create an additional 179 car parking spaces within the site (5 of which are being created through the realignment of existing spaces). The maximum parking allowance for offices in this area of the borough is 1:100m². The additional parking proposed would result in parking provided at a ratio of 1:68m² (when applied to the gross floor area of the building) or 1:59m² when applied purely to the office floorspace. Both, substantially in excess of the maximum allowance contained within the Council’s recently adopted UDP. The proposal is therefore contrary to the overall objectives of parking policy. However, the policy does state that the existence of any ‘exceptional circumstances’ should be given consideration in the event that additional parking is proposed. 3.4 Members will be aware that the Council have allocated a significant amount of time and resources, both currently and in the past, to delivering and encouraging regeneration in this area of the Borough. Area strategies such as the Great West Road Strategy and the Brentford SRB programme sought to deliver a package of measures which would bring a wide variety of economic, social and environmental benefits to the area and its people. The Great West Road has historically been a key employment location within the area and strategies sought to promote and encourage the continuation of this role. The Great West Road also formed a key element of the Green Corridors SRB Programme which sought to enhance the environment along the A4/M4 corridor. 3.5 More recently, the Council has embarked on producing a new planning and regeneration framework for Brentford in order to build on the successes of previous initiatives and develop a planning framework for the area which responds to the aspirations of the local population. All existing strategies and initiatives have been subsumed within the Council’s UDP. Those currently being developed will be incorporated within Hounslow’s emerging new planning framework, the ‘Local Development Framework’. (See separate agenda item). 3.6 Although this may appear to be a relatively straightforward proposal for additional parking, it is essential that this proposal is considered ‘in the round’. As such this proposal is considered within the wider context set out within National and Strategic planning policy, the Council’s recently adopted UDP and the more focussed strategies and initiatives referred to above. Regeneration and employment issues are considered together with accessibility and location generally. The sustainability of the proposal with regards to its social, economic and environmental impact on the area is assessed. 3.7 The following report sets out the details of the proposal and focuses on 9 issues that are considered to be key to its consideration. These are listed below; 1) Parking policy. 2) Factors affecting existing parking provision 3) Current public transport and potential for improvements 4) Highway access and traffic generation 5) Area Regeneration and Employment implications 6) Environment and Landscape issues 7) Impact of the multi storey car park 8) Local opinion 9) S106 3.8 The conclusion clearly sets out both the benefits, disbenefits and ‘risks’ associated with the proposal in order that Members are in a position to make an informed decision. The officer recommendation is an ‘on balance’ view which represents a pragmatic approach in the light of the circumstances of the company and the overall objectives of the Council as the Planning Authority. 4.0 SITE DESCRIPTION 4.1 This 5.44 hectare site is home to the international headquarters of Glaxo SmithKline (GSK House). The site currently contains 1,045 car parking spaces. GSK House has a gross floor area of 88,722 square metres. It is located within the E10 designation for Employment Sites of Strategic/West London Importance within the Council’s UDP and a Strategic Employment Site within the Draft London Plan. It is located on the corner of the Great West Road and Boston Manor Road, just a short walk from Brentford Station. The Great West Road (A4) to the south of the site is a Strategic Route of National/ Regional Importance. Boston Manor Road to the east is a London Distributor Road. To the north-east is the elevated section of the M4 Motorway. To the north is Boston Manor Park which is designated as Metropolitan Open Land. 5.0 DETAILS 5.1 The application proposes the provision of an additional 179 parking spaces which would be provided in the following locations: 53 parking spaces as an additional storey on top of the existing multi-storey car park. 66 spaces as an extension to the West Visitors surface car park. This would replace existing grassed amenity area. 55 spaces as an extension to the East Visitors surface car park. This would replace existing landscaping. 5 spaces from realignment of existing spaces. 6.0 HISTORY AND BACKGROUND 6.1 (505/W/P64)-Planning permission following the completion of a Section 106 agreement was granted on 17 December 1998 for the redevelopment of the site specifically for GSK Headquarters. The development included 72,462 square metres of office floorspace including conference and training rooms, and 11,167m²ancillary facilities including reception, restaurants and retail outlets, with 1,045 parking spaces, amenity space and landscaping. The development was completed and occupied in March 2001 when GSK consolidated their operation within this building and vacated Wallis House and New Horizons Court. 6.2 Contributions payable under the Section 106 Agreement amounted to a total of £1.75million of which £1,375,000 was allocated to public transport, pedestrian and cycle improvements. Key schemes which funds have contributed to include improvements to Brentford Station, the ‘Brentford exemplar’ and improvements to the E8 which runs along Boston Manor Road. Schemes which have yet to be implemented include the Boston Manor Residents Parking Scheme (presented as a proposal to residents in the summer 2000 but which only received 50% support at the time) and provision of CCTV between Brentford Station and environs. In addition to the above £150,000 was allocated to improvements within Boston Manor Park, £125,000 to improved street lighting along the Great West Road and £50,000 to employment training. 6.3 Until very recently, GSK have been utilising existing parking spaces (880) at Wallis House to accommodate staff parking needs. A shuttle bus service has been provided between the two sites. Staff have also until recently been parking in the Boston Manor Park car park. 6.4 Wallis House has now been sold and this parking is no longer in use. GSK have also instructed their staff to cease using the Boston Manor Park car park. GSK staff monitor the situation on a daily basis to ensure that the car park is not used by staff. CIP who mange the car park on behalf of the Council have now erected notices stating that the car park is for park users only and also leafleted cars stating that they will be clamped (with a £300 release fee) if they park in excess of 2 hours. Overspill car parking (353 spaces) is currently being provided for GSK staff at New Horizons Court. 6.5 GSK are fully aware that the current standards for B1 development in Brentford are set at a maximum of 1:100m² unless exceptional circumstances exist. Information has been submitted by GSK to assist Members in their consideration of the application. This is summarised below. The Economic Importance of GSK The economic importance of GSK to the national and international economy is well recognised and extends to the more local level where GSK is one of the largest single employers in Hounslow and Brentford.
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