BRENTFORD AREA ACTION PLAN DEVELOPMENT PLAN DOCUMENT

Submission Version

June 2007

LONDON BOROUGH OF HOUNSLOW

CONTENTS PAGE

Acronyms ...... 3 Introduction ...... 4 Structure And Development Of The Document...... 6 Spatial Portrait and Key Issues ...... 8 Policy Context ...... 13 A Vision for Brentford...... 24 Plan Objectives ...... 24 BAAP Policies ...... 28 POLICY BAAP1 SUSTAINABLE DEVELOPMENT ...... 28 POLICY BAAP2 URBAN DESIGN ...... 34 POLICY BAAP3 REGENERATION OF BRENTFORD TOWN CENTRE...... 38 POLICY BAAP4 THE GREAT WEST ROAD ...... 43 POLICY BAAP5 REGENERATION AND PROTECTION OF BRENTFORD’S RIVER AND CANAL SUPPORT FACILITIES, INFRASTRUCTURE AND ACTIVITIES...... 48 POLICY BAAP6 LARGE SCALE ARTS, CULTURAL, ENTERTAINMENT AND LEISURE FACILITIES...... 52 POLICY BAAP7 DELIVERING SUSTAINABLE ACCESS...... 55 Development Site Policies...... 61 Introduction ...... 61 Policies...... 63 BE1 - GILLETTE, GILLETTE CORNER, GREAT WEST ROAD, ISLEWORTH ...... 63 BE4 - BSKYB, CENTAURS BUSINESS PARK, SYON LANE, ISLEWORTH ...... 65 M1 - FORMER ALFA LAVAL SITE AND BALTIC CENTRE, GREAT WEST ROAD.. 69 M2 - WALLIS HOUSE, GREAT WEST ROAD...... 70 M3- KEW BRIDGE SITE, KEW BRIDGE ROAD...... 74 M4 - THAMES WATER SITE, KEW BRIDGE ROAD ...... 76 M7 - SOMERFIELD SUPERMARKET AND CAR PARK, HIGH STREET, BRENTFORD...... 80 M8 - ‘BRENTFORD WATERSIDE’, LAND SOUTH OF THE HIGH STREET, BRENTFORD...... 81 RR1 - FERRY WHARF, POINT WHARF, GOAT WHARF, AND SOAPHOUSE CREEK ...... 87 IMPLEMENTATION OF DEVELOPMENT SITE POLICIES...... 90 Glossary ...... 92 Appendix 1 ...... 96 UDP POLICIES BEING REPLACED BY THE BRENTFORD AREA ACTION PLAN . 96 Appendix 2 ...... 97 CHARACTER AREAS ...... 97

ACRONYMS

BAAP Brentford Area Action Plan

CHP Combined Heat and Power

CO2 Carbon Dioxide

CPO Compulsory Purchase Order

DPD Development Plan Document

GLA Greater London Authority

LAA Local Area Agreement

LDF Local Development Framework

LDD Local Development Documents

LDS Local Development Scheme

LSP Local Strategic Partnership

PCT Primary Care Trust

PPG Planning Policy Guidance

PPS Planning Policy Statement

SA Sustainability Appraisal

SFRA Strategic Flood Risk Assessment

SIL Strategic Industrial Location

SPD Supplementary Planning Document

SRDF Sub Regional Development Framework

SUDS Sustainable Urban Drainage Systems

TfL Transport for London

TLS Thames Landscape Strategy

UDP Unitary Development Plan

INTRODUCTION

1.1 Brentford is located within West London in the London Borough of Hounslow. The M4 motorway begins in Brentford and the River Thames and the Grand Union Canal wind their way through the area to meet at the town centre. 1.2 Brentford is an area of great diversity that has been subject to continual development pressure over recent years. Recognised as a regeneration area by the Government in 1995, the public and private sector have invested millions of pounds in the area over the past decade. Many previously derelict sites now provide new jobs, new homes and new opportunities for local people. The fact remains that there is still much to do to complete regeneration. The Brentford Area Action Plan (BAAP) plans for the future and its town centre in a way that improves people’s quality of life, makes the best use of urban land to deliver urban regeneration and growth that is sustainable both locally and globally.

1.3 The Brentford Area Action Plan addresses the key issues facing the Brentford Area through the delivery of sustainable new development on brownfield sites. In particular the plan focuses on regenerating Brentford town centre in a way that respects its unique waterside location and seeks to enhance the strategic economic role of the Great West Road and its brand as an iconic gateway to London.

1.4 The plan must be considered within the context of the Council’s saved policies contained within the existing Unitary Development Plan adopted December 2003, (to be replaced by the Core Strategy), the emerging Employment Development Plan Document, the London Plan (currently subject to further alterations) and national planning policy guidance

1.5 The plan is considered to be in general conformity with these plans (see Policy Context) and will not repeat policies contained within them.

1.6 Whilst the employment chapter of the UDP is being reviewed in parallel with the Brentford Area Action Plan, all other parts of the saved plan continue to be applicable to the Brentford Area unless they have been replaced due to distinct local circumstances as part of this Action Plan.

1.6 The policies, proposals and designations being modified or replaced are listed in Appendix 1

1.7 The BAAP has been prepared in advance of the Core Strategy, which is primarily as a result of the continuing pressure for development within the area. The production of the BAAP in parallel with the Employment DPD has enabled consistency between the documents and conformity of the BAAP with employment core policies rather than existing UDP employment policies.

1.8 The BAAP has been prepared in accordance with the Statement of Community Involvement (adopted September 2006) and procedures and milestones set out in the Local Development Scheme (amended April 2007).

1.9 Together with the ’saved’ policies carried forward from the Unitary Development Plan (subject to direction from the Secretary of State) and the Mayor’s London Plan, the Brentford Area Action Plan will have formal Development Plan status.

1.10 Upon adoption of the Employment Development Plan Document, Core Strategy and other Development Plan Documents forming part of Hounslow’s Local Development Framework, the Brentford Area Action Plan will form part of a suite of Local Development Documents. Together these documents will form the development plan for the borough and should be read in conjunction with each other upon their adoption.

1.11 The Brentford Area Action Plan will guide development over the next 10 years to 2018 and will be reviewed as necessary to reflect any changes in the aspirations of the community and the regeneration needs of the area. The evidence base will be reviewed on a regular basis to ensure the information used to inform decisions is up to date.

STRUCTURE AND DEVELOPMENT OF THE DOCUMENT

2.1 The purpose of the Area Action Plan is to set out a spatial strategy for the continued regeneration of the Brentford Area. It sets out a vision for the future of the area. The vision for the Area Action Plan reflects the vision and objectives of the emerging Community Plan and is implemented through the objectives, development policies and site specific policies that follow.

2.2 The objectives are derived from the vision and illustrate how the development plan will seek to achieve the vision. From the objectives stem the policies BAAP1 to BAAP7. As a spatial plan, the policies relate to the development and use of land as well as influencing the places people work and live.

2.3 As a spatial plan, the objectives and policies can be delivered through means other than the granting or refusal of planning permission as outlined in the implementation sections that follow each policy. The policies in the BAAP generally seek the same aims as other organisations e.g. delivering sustainable patterns of movement. Therefore, the measures of other organisations and service deliverers can help achieve these aims and provides a number of means for delivery. Each policy is supported by justification and means for implementation. To monitor each policy’s implementation, indicators are presented, with specific targets against which the indicators can be measured.

2.4 The objectives and policies of the plan are implemented in part through site specific policies (BE1-RR1).

2.5 The policies in the Brentford Area Action Plan have been assessed for their impact on the economy, community and environment and have been appraised for their impact against sustainability objectives. The sustainability appraisal process has enabled the assessment of alternatives including the comparison of impacts.

2.6 In considering the impacts arising, an assessment has been made of their significance i.e. the probability, geographical scale, duration and timing of the effects arising. To ensure the draft area action plan is as sustainable as possible, mitigation measures have been identified to ensure the adverse effects arising from any objectives and policies are minimised and any benefits maximised.

2.7 In identifying the effects arising from implementation of policies an indicator and corresponding target has been specified, which relates back to the sustainability objectives presented in the Sustainability Appraisal Scoping Report (September 2005).

2.8 Several additional studies and assessments have been undertaken since preferred option stage in order to provide a firm evidence base from which to develop the plan. These include:

Health Impact Assessment

Education Provision Report Retail Needs Assessment Employment Land Study Urban Design Appraisal Transport Study Open Space Study Strategic Flood Risk Assessment Conservation Area Character Appraisals Kew World Heritage Site Management Plan

2.9 In accordance with the Council’s Statement of Community Involvement, this Area Action Plan has been informed by the response to a series of public consultation exercises undertaken at various stages of plan preparation. Borough wide publicity programmes have been undertaken as well as more targeted action with regards to encouraging hard to reach groups to participate in decision making. Officers have visited schools and held stakeholder events, presented exhibitions and workshops and engaged the Youth Council with a view to giving everyone an opportunity to make their voice heard. Responses have been recorded and responded to and these are available as part of the submission to the Secretary of State. The plan takes account of the responses and has been drafted to reflect people’s views as far as possible within the context of delivering a sustainable plan for the future development of the area

2.10 All landowners and developers have been engaged in the process of consultation in order to gain their commitment to delivery of the plan. Site specific proposals that were included in the Council’s Preferred Options, but did not receive the support of landowners and developers, have been omitted from the submission to the Secretary of State.

2.11 The Council will monitor the impact and effectiveness of policies in the BAAP, to assess whether we are achieving our objectives and, ultimately, the spatial vision. The Council will also monitor changes to Government and regional guidance. All monitoring related to the BAAP will be reported through the Annual Monitoring Report, as will the need for any changes to the BAAP.

2.12 The Annual Monitoring Report will report on each of the indicators set out in the monitoring section after each policy and assess their performance and effects against the targets set out in the BAAP. It will identify where policies are not working to achieve the vision and objectives, and set out changes to policies, where this is considered necessary.

SPATIAL PORTRAIT AND KEY ISSUES

3.1 Brentford lies in the eastern part of the London Borough of Hounslow, an outer London borough to the west of central London. Parts of Brentford border the London Boroughs of Richmond-upon-Thames and Ealing. The plan area extends from Chiswick Roundabout in the east to Syon Lane in the west, and stretches north from the River Thames and Brentford town centre, to the commercial areas along the A4 Great West Road. The Grand Union Canal runs north/south through the west of the area to join the River Thames south of the High Street. Kew World Heritage Site lies immediately to the South West of the area along the southern banks of the River Thames.

3.2 The Brentford Area Action Plan includes Brentford Town Centre, large areas of employment land, particularly along the Great West Road, and a diverse mix of new and old residential areas offering housing to accommodate a variety of needs.

3.3 Brentford is strategically located at the start of the M4 motorway, which twists its way westwards out of London along the elevated section above the Great West Road to emerge into the wide open spaces of Boston Manor and Osterley Parks. It is a major gateway to the centre of London from Heathrow airport and is home to major national and international companies and institutions including GlaxoSmithKline, Sky, Thames Valley University and Audi.

3.4 Brentford’s spatial context is illustrated through the Key Diagram (page 9).

3.5 Brentford has a number of distinct characteristics. The A4 Great West Road/M4 flyover provides a key commercial area to the north of Brentford town centre and an important gateway to and from London particularly from the West and North West of the UK and indeed the rest of the world through Heathrow. Brentford’s economic success has been based in part on these excellent links. The Hounslow Loop rail line runs east west through the area and stations at Syon Lane, Brentford and Kew Bridge provide connections with central London, and parts of Surrey, terminating at Weybridge.

3.6 The area also includes two major waterways. The River Thames forms its southern border whilst the Grand Union Canal provides links to northwest London and the Midlands. The confluence of these two waterways provides a unique historical and environmental context for the area. 3.7 Within this strategic framework lies a rich mix of residential and commercial development interspersed with open space. Large commercial developments dominate the Great West Road, providing a mix of old and new accommodation and a number of large sites providing regeneration potential. The town centre provides for smaller commercial and retail development and is flanked by new high density residential development which has taken place along the River Thames to the East (Ferry Quays) and the Grand Union Canal to the West (Brentford Lock).

3.8 Residential areas display a range of different characteristics including high rise tower blocks and low rise housing estates built in the 1950’s and 60’s (Brentford Towers and the Haverfield estate), as well as a rich variety of older residential areas characterised by Victorian terraces and large Edwardian properties, many of which are now declared as conservation areas (The Butts, St Paul’s). There are a limited number of open spaces in the area (Watermans Park, Carville Hall Park and St Paul’s Recreation Ground), although there are larger areas of parkland immediately surrounding Brentford at Syon Park, Osterley Park, Boston Manor and Gunnersbury Park, each possessing its own historic mansion, all of which are now listed.

3.9 Just across the river lies Kew World Heritage Site that not only provides a unique place to visit but also provides pleasant views and broad vistas from the Brentford banks of the river.

3.10 The River Thames and the Grand Union Canal form an integral part of London’s Blue Ribbon Network and are characterised by a wide variety of uses and buildings. Whilst some major waterside sites have been redeveloped for housing, other areas still provide for traditional uses such as boatyards, moorings and a plethora of small industrial and commercial uses, all of which contribute in their own way to Brentford’s unique waterside environment, its intimate scale and unique sense of place. Much of the riverbank and canal towpath is accessible to the public but other parts need to be provided where opportunities arise.

Key Issues

Accommodating growth and promoting regeneration 3.11 Brentford has been and continues to be subject to a significant amount of development pressure within a relatively small area. Large brownfield sites have been redeveloped for a variety of uses and have resulted in a 40% growth in population over the past 15 years. It is likely that over the plan period the population of the Action Area could have increased by another 45%. Large sites ripe for redevelopment still remain in the area and the primary task is to develop them in such a way that maximises their regeneration effect whilst ensuring that they deliver development that is sustainable and responsive to the needs of the local community. Environmental challenges, sustainable development and community needs. 3.12 Accommodating growth and promoting regeneration presents real challenges. The area is characterised by poor air quality, noise from high levels of traffic, aircraft and industrial uses, areas at high risk of flooding, open space deficiencies and a social and physical infrastructure that already struggles to match the pressures placed on it. 3.13 In response to residents concerns, the Primary Care Trust have undertaken a Brentford Health Impact Assessment and made recommendations with regards to managing new developments within the area and the contribution they should

make to health improvements and promoting healthier lifestyles. A Transport Study takes account of all anticipated developments in the area and makes recommendations with regards to managing traffic and promoting sustainable movement. An Open Space Study has identified areas of open space deficiency and has informed where new open spaces should be provided as part of redevelopment schemes. A Strategic Flood Risk Assessment has identified areas at high risk of flooding where development should be avoided unless there are exceptional circumstances that result in wider regeneration benefits for the area. 3.14 Brentford provides a wide range of large scale art and entertainment facilities that not only cater for local residents but also attract visitors from outside of the area. Over recent years there has also been a significant growth in hotel development in Brentford. The Council is committed to continual improvement of facilities as well as promoting sustainable tourism. Specifically the role of Brentford Football Club within the community is highly valued and supported by the Council. As such their continued operation in the area and the prospect of enhancing their activities to provide greater community cohesion and social inclusion will be supported.

Urban Design issues

3.15 The positive features of the Plan area include its waterways and waterside environment; the rich variety of historic buildings and transport routes including the architecturally significant ‘Golden Mile’; and the large number of cultural assets. The considerable variety of characters in Brentford presents opportunities for new and innovative design provided it is of a high quality and respects local distinctiveness, and there are already an abundance of well- designed buildings and spaces. However the overall townscape lacks a cohesive sense of quality, with high quality historic and contemporary development fragmented by areas of lower townscape or public realm quality. An Urban Design Appraisal and workshop were undertaken as a background to the Area Action Plan.

Realising the value of the waterways

3.16 Being located on the confluence of two major waterways gives Brentford a unique identity and sense of place, not least its low-lying nature in which the few tall buildings are visible over a wide area. The Grand Union Canal, combined with the River Brent, joins the River Thames at the Thames Lock location south of the High Street, and provides the gateway to the inland waterways that flow through the rest of the country. The strategic importance of the River Thames is recognised through the Thames Policy Area Designation in the Council’s UDP (or Core Strategy). The River Thames, Grand Union Canal and the River Brent all form part of the London Plan’s Blue Ribbon Network. These policies and designations all underpin the importance of protecting and enhancing London’s waterways for their economic, environmental, recreational, and historic landscape value.

3.17 The contribution of the waterways to the quality of the local environment, biodiversity and recreational amenity are also of fundamental significance, and

this has been recognised by their designation within London’s Blue Ribbon Network and as Sites of Metropolitan Importance for Nature Conservation. The section of the river flowing through Brentford is part of the tidal Thames and supports a diverse mix of habitats. The Thames islands, which include Brentford Ait and Lots Ait, also provide areas of woodland and form an extended landscape with Kew.

Embracing change along the Great West Road

3.18 The fortune of the Great West Road has varied over the last 20 years, and a large number of former employment sites have become vacant and subject to development interest for mixed-use proposals in recent years. A balance needs to be struck between the need to regenerate sites, improve the quality of the environment, preserve and enhance the historic qualities of the area and attract prestigious development to enhance its role as London’s gateway.

Delivering Town Centre Regeneration 3.19 Brentford town centre is designated as a district centre within the Hounslow Unitary Development Plan and also in the London Plan. It struggles to perform its function to provide local goods and services with regards to both the quantity and quality of floorspace provided. The town centre also has a relatively run down appearance and suffers from a constant stream of traffic travelling along the High Street. 3.20 The Area Action Plan encourages new town centre development, which will serve existing and new communities well, offering them a variety of goods and services, maximising the advantages of its distinctive waterside setting, and providing a centre that people are proud of and enjoy visiting.

POLICY CONTEXT

4.1 Major changes have taken place with regards to National and regional planning policy. There is much greater emphasis on the need to deliver sustainable development and tackle climate change. These are local issues as much as they are global. The Brentford Area Action Plan has a significant contribution to make in accommodating appropriate growth whilst promoting sustainable development and stabilising climate change. The following section sets out the policy context to the Brentford Area Action Plan outlining the national, regional, sub regional and local policy framework that informs this document.

National Policy

4.2 The Government sets out national policy in Planning Policy Guidance Notes (PPGs) which are currently being replaced by Planning Policy Statements (PPSs). The Government also produces Circulars and Best Practice Guides. These provide advice to local planning authorities, to encourage a consistent approach to planning across the country.

4.3 It is not the intention of this Action Plan to repeat national policy and for more information please refer to the Department for Communities and Local Government website at www.communities.gov.uk. However there are some key points that have been summarised below that assist in providing fundamental guidance with regards to the framework, content and overall vision for the Brentford Area Action Plan.

PPS1-Delivering Sustainable Development.

4.4 Sustainable development is the core principle under pinning planning. The four aims of sustainable development are: • social progress which recognises the needs of everyone; • effective protection of the environment; • the prudent use of natural resources; and, • the maintenance of high and stable levels of economic growth and employment.

4.5 Plans should be drawn up with community involvement and present a shared vision and strategy of how the area should develop to achieve more sustainable patterns of development.

PPS1 Supplement - Planning and Climate Change

4.6 In December 2006, the Government published a supplement to PPS1 for consultation which emphasises the role of spatial planning in delivering development that mitigates, adapts and is resilient to climate change.

PPS3 – Housing

4.7 The principal aim of PPS3 is to improve the supply and affordability of housing in all communities. A wide choice of high quality homes should be delivered to address the needs of all the community. New housing should be encouraged in suitable locations that offer a good range of community facilities as well as access to jobs, services and infrastructure. 4.8 In considering new locations for housing, consideration should be given to whether sites currently allocated for industrial or commercial use would be more appropriately reallocated for housing. 4.9 Local Planning Authorities should develop a shared vision with their local communities of the types of residential environments they wish to see and develop design policies that set out the quality of development that will be expected for the local area. 4.10 Housing density policies, including targets are set out in the Mayor’s London Plan. These polices should be developed at a local level having regard to housing capacity and demand, infrastructure provision, design and accessibility and also take account of their effect on climate change.

PPS6 – Planning for town centres

4.11 The key aim of Planning Policy Statement 6 is to promote the vitality and viability of town centres. New development should be focussed in existing centres in order to strengthen and regenerate them, taking account of the overall retail hierarchy and the role of the town centre within this hierarchy. Area Action Plans and Compulsory Purchase Orders should be used to deliver town centre growth and manage change.

4.12 Wherever possible, growth should be accommodated by more efficient use of land and buildings within existing centres. Densities should be increased where appropriate and sites should be identified for redevelopment or conversion in order to meet the scale and type of need identified.

4.13 Town centre environments should be high quality, accessible and safe. A diversity of uses can add to the attraction of the centre during the day and the evening.

4.14 Town centres are the most accessible locations by sustainable modes of transport, uses that attract a large number of visits should be directed to these locations in accordance with the sequential approach.

PPG13 - Transport

4.15 PPG13 has key objectives of promoting more sustainable transport choices, promoting accessibility to jobs by public transport, walking and cycling and reducing the need to travel, especially by car.

PPS25- Flooding

4.16 PPS25 ensures that flood risk is taken into account at all stages in the planning process. This is to avoid inappropriate development in areas at risk of flooding,

and to direct development away from areas at highest risk. New development will only be allowed in areas of high flood risk in exceptional circumstances and needs to be made safe without increasing flood risk elsewhere and where possible, reducing flood risk overall.

Regional Policy

The London Plan Spatial Development Strategy for Greater London (incorporating the early alterations)

4.17 The London Plan provides the regional spatial framework within which Hounslow’s Local Development Documents are prepared. The London Plan forms part of the statutory development plan alongside the Development Plan Documents of the LDF. The Mayor’s vision for London is based on the three interwoven themes of growth, equity and sustainable development.

4.18 Those elements of the Mayor’s overall spatial strategy, which the Brentford Area Action Plan is responding to, are referred to below.

4.19 Brentford town centre is designated as a district centre within the London retail hierarchy. The BAAP has regard to the network of centres in seeking to deliver a full range of town centre functions appropriate to a vibrant district centre (Policy 2A.5 Town centre and Annex 1)

4.20 Policy 2A.6 refers to the need to develop spatial strategies for promoting change, enhancing the quality of life within suburban London. The BAAP does this by seeking to focus retail and services within Brentford town centre, promoting improvements to public transport accessibility, identifying sites for mixed use developments and promoting the principles of good urban design.

4.21 BAAP seeks to deliver the design principles for a compact city set out in Section 4B. In response to specific local circumstances the action plan focuses on identifying the appropriate housing density range for development sites, enhancing the quality of the public realm, sustainable design and construction, respecting local context and protecting London’s built heritage.

4.22 Policy 4B.13 refers to the protection and enhancement of World Heritage Sites. Kew World Heritage Site lies on the opposite bank of the River Thames, immediately to the SE of the Brentford Area. The buffer zone, which is currently under review, falls partly within the Plan area.

4.23 Section 4C relates to the strategic importance of the Blue Ribbon Network (which includes the River Thames, River Brent and the Grand Union Canal) should be recognised in all plans. Specific policies relate to the need to protect and enhance biodiversity and prioritise uses that need a waterside location. They also seek to increase use of and access along the waterways and waterside and protect and enhance support facilities. The policies of the BAAP address these objectives.

4.24 Hounslow’s annual minimum housing target is 445 units (policy 3A.1 – Early alterations).

4.25 For more information about the London Plan please refer to the Greater London Authority website at www.london.gov.uk

Further Alterations to the London Plan (Draft) Sept 2006

4.26 The majority of the London Plan remains unchanged and has been updated to take account of new data, trends and issues and changing planning legislation. The most significant change to the plan relates to climate change. It highlights the pressing need for new developments to take account of their impact on, and the effect of climate change. This is particularly relevant to the design of all new developments , and the energy resources they use, as well as their impact on air quality and flooding in the area. BAAP takes forward these policies in response to specific local circumstances.

West London Sub-Regional Development Framework

4.27 The Mayor’s Sub Regional Development Framework for West London (May 2006) provides non statutory guidance on the implementation of policies in the London Plan in order to help deliver a sustainable and prosperous future for the sub region. Although it does not have the status of a Supplementary Planning Document, it is still a material consideration.

4.28 Key aspects, which will be implemented through the Brentford Area Action Plan, are referred to below.

4.29 The West London Retail Needs Study identifies capacity within Brentford town centre and an increase in convenience floorspace is proposed in accordance with Action 1C.

4.30 The BAAP promotes improvements to the public realm and the quality of environment for pedestrian and cyclists, specifically along the Great West Road and within Brentford town centre in accordance with Action 4A.

4.31 The action plan seeks to protect Boatyard facilities within the Blue Ribbon network in accordance with Action 4F.

Thames Landscape Strategy (TLS) Hampton to Kew

4.32 The Thames Landscape Strategy is a sub-regional partnership for the River Thames between Hampton and Kew in West London. It brings together a partnership of organisations, individuals and local groups to provide strategic guidance for the Thames corridor. The partnership acts as a catalyst to implement project work on the ground, and as a day-to-day link between the authorities, the local communities and the vision of the Strategy.

4.33 A holistic master plan for Brentford’s riverside is being developed. The plan includes the establishment of a ‘waterspace employment cluster’ to encourage boat building and repair downstream of Thames Lock. It also proposes a number of mooring enhancements. Possible improvements to the pedestrian connections between Syon House and Ferry Quays are being investigated through the installation of accessible ramps and new sections of towpath that would see significant improvements to the Thames Path. The TLS is also working towards the re-introduction of the Brentford Ferry to link Syon House with Kew Gardens.

Royal Botanic Gardens Kew, World Heritage Site, Management Plan

4.34 The Management Plan has been developed to sustain and conserve the outstanding universal values of the Site. An objective of the plan (2.4) is to work with the London Boroughs of Hounslow and Richmond to ensure appropriate policies to protect the outstanding universal value of the WHS and its setting are included within development plan documents.

Local

The BAAP supports the objectives, policies and proposals of the following local plans and strategies.

Hounslow Community Plan 2007 – 2010

4.35 The Community Plan (2007 – 2010) prepared by the Local Strategic Partnership (LSP) sets out the strategic direction for the Borough. It is presented in three sections which set out the long term vision, overarching themes and area plans which provide local vision and direction.

The Vision

4.36 By 2017 Hounslow will be a borough that reflects its local community and continues to be proud of its identity. It will be a borough that thrives from a new sense of unity where communities continue to celebrate diversity and build cohesion.

We will make the people of Hounslow proud by:

• Improving our local environment so that by 2017 we are known for our carbon-neutral policies and practices

• Ensuring our residents live in areas that provide appropriate, attractive and decent housing

• Enabling residents to move about the borough in ways that are healthy, affordable and accessible

• Making sure everyone has a feeling of safety and comfort

• Providing, whenever needed, help and support for the vulnerable

• Supporting the young and old to be part of a skillful and aspiring community

To deliver our vision we will ensure that at all times we maintain accessible and responsive leadership.

4.37 There are seven themes that provide a framework for meeting the future needs of the borough and area plans that provide local vision and direction for Hounslow’s five area committees.

• A Growing Community provides a framework for supporting the delivery of services and activities. The key objectives of this theme are:

• To ensure spatial plans for Hounslow achieve sustainable development of the borough by balancing economic and social growth needs with the protection and enhancement of the environment • To ensure that the new developments contribute to meeting current and future needs but complement the surrounding area • To ensure new housing provision is supported by amongst other uses and infrastructure, business areas to build sustainable communities • To ensure the full and active involvement of all of the community in our development plans for the borough and in deciding on individual proposals

• A Stronger and Safer Community is about making Hounslow a place where communities respect one another and where people can see a real reduction in crime and in fear of crime.

• A Cleaner and Greener Community will ensure that Hounslow’s environment is improved and sustained.

• A Healthier and Caring Community identifies actions to enable residents to be healthier for longer and, to access support services easily when they need them.

• An Economically Active and Skilled Community will ensure Hounslow prospers from economic growth and that residents have the right skills to be actively involved.

• A Children and Young People’s Community acknowledges how important it is to provide for and support children and young people in the borough, to improve their life chances and set out how partners will ensure a high-level of services.

• A Creative Community is about preserving our local heritage and providing a wealth of cultural and leisure activities for all to access. Partners recognise that to deliver the themes there are two key principles driving their work at all times:

The Community Plan Area Plan for Isleworth and Brentford Committee Area

4.38 The Isleworth and Brentford Area committee is committed to working with the Council’s partners to achieve the priorities set out below.

Supporting and developing appropriate access to the river and canal

4.39 The River Thames and the Grand Union Canal/ River Brent are key elements in the environment of Isleworth and Brentford. Their contribution to the landscape, ecology and local amenities are of fundamental significance. Appropriate access to the river and canal is of importance in exploiting the benefits that the river and canal offer to the area and includes the protection of places to service and repair boats and areas to take boats on and off the waterways.

Providing positive activities for young people in the area – in particular better children's play facilities and an aspiration for a permanent youth facility in the Isleworth and Brentford area.

4.40 In the Isleworth and Brentford area 24.2% of the population is under 19 years old (2001 census). Providing positive activities for young people is hoped to have positive outcomes such as increasing educational attainment and decreasing levels of Anti Social Behaviour. This priority includes an aspiration for a permanent youth facility and a skateboard park in the area.

Reducing traffic across the area

4.41 The Isleworth and Brentford area is crossed by a number of major roads and motorways including the M4, the Great West Road and the London Road. Traffic is a major concern to local residents. Over half of residents in Isleworth and Brentford surveyed in August 2006 cited traffic to be a major problem in the area. In addition, 20% of the residents in Isleworth and Brentford surveyed in 2006 commented that road traffic noise was a major problem in their area.

Tackling pollution across the area and contributing to reducing air pollution across the area and borough. A particular focus on noise, air and light pollution from advertising hoardings on the Great West Road

4.42 Pollution is a key issue for many Isleworth and Brentford residents. Current air level quality in London is known to be poor and Hounslow’s close proximity to Heathrow leads to particularly high levels of air pollution. 40% of Isleworth and Brentford residents surveyed in August 2006 cited air pollution and 28% cited pollution from local businesses to be serious problems in the Isleworth and Brentford area.

Noise pollution is also a problem to the residents of Isleworth and Brentford surveyed in August 2006, 45% cited aircraft noise, and 20% cited traffic noise as a major problem in their area.

Increasing community safety –in particular tackling drug abuse in the area and the crimes that accompany drug usage and dealing such as motor vehicle crime/ acquisitive crime

4.43 Increasing community safety is a key issue for residents in Isleworth and Brentford.

Continued support for the relocation of Brentford Football Club

4.44 The current Brentford football club stadium has planning permission for a wide range of improvements to satisfy the Club’s short term needs. To secure the long term future of the club the vision is to create a vibrant and sustainable mixed-use community hub in the east of Brentford on a site known as the Brentford Diamond. This could include a wide range of facilities such as a stadium for football, rugby and potentially other sports, an indoor sport and leisure centre a health centre for Hounslow PCT, a social enterprise incubation cluster (which will provide affordable space and support for business start-up), commercial hotel and leisure facilities, affordable housing and the potential to develop a new major West London

transport hub. Plans are currently at an early stage, the Area Committee is committed to maintaining support for the successful relocation of Brentford football club.

Moves towards the successful redevelopment of Brentford High Street including the development of a community vision

4.45 The long-term goal is for the High Street to be regenerated in an economically, socially and environmentally sustainable manner. The Area Committee wishes to place emphasis and support for steps towards this goal. This includes work to achieve a clearly defined expression of the local community's vision for the future of Brentford High Street and to ensure that this vision is influential in the future development of the High Street.

Local Area Agreement (LAA)

4.46 Prepared by the Local Strategic Partnership the LAA enables the delivery of outcomes that meet the needs of the Hounslow community and reflect the priorities identified in the Community Plan.

4.47 The cross cutting theme and outcome for Culture and the Economic Development and Enterprise theme set out actions that will assist in the delivery of the Brentford Area Action Plan.

Children and Young People’s Strategic Plan 2007-2010

4.48 Sets out the vision and priorities for the delivery and development of all local services relating to children and young people in Hounslow for the next three years. It

4.49 Priority 6 aims to develop places to go and things to do that children and young people enjoy. As part of the plan’s proposals to ensure that there is sufficient and appropriate provision to meet the needs of all young people it proposes that enhanced youth facilities are provided as part of the regeneration of Brentford town centre.

The Hounslow Plan 2006 - 2010

4.50 The Hounslow Plan in delivering the policy framework for the Executive over the period to 2010 sets 10 priorities under three broad policy themes of Organisational delivery, Quality of Life and Looking to the Future.

4.51 Under Quality of Life, the Council seeks to safeguard and enhance the environment through: o The delivery of high quality sustainable development and improvements to the urban design of the Borough, o Improved facilities at and community role for Brentford Football Club, o Improved play opportunities in parks o Improved access to leisure centres.

4.51 In ‘Looking to the Future’, the Hounslow Plan has priorities of o Delivering the existing Community Plan Objectives, commitment to key local issues and positive engagement with the community including businesses o Leading in delivery of the new Community Plan o Delivering a vision for the physical development of the Borough, to which this Area Action Plan contributes.

The (Draft) Local Implementation Plan (LIP)

4.52 The Local Implementation Plan is a statutory document that all London Boroughs are required to prepare under the Greater London Authority Act 1999. Under this Act, individual Boroughs are obliged to implement the Mayor of London's Transport Strategy, 2001.

4.53 The finalised LIP establishes, in generalised form, a ten-year programme of improvements to the Borough's transport environment.

Hounslow’s Unitary Development Plan

4.54 Currently the Hounslow Unitary Development Plan 2003 is the adopted Development Plan for the area. However the Planning and Compulsory Purchase Act 2004 requires existing Development Plans to be replaced by Development Plan Documents. Hounslow’s Local Development Scheme sets out the timetable and work programme for the review of the UDP. It is anticipated that the Core Strategy will be adopted in 2010. Given that the UDP has been adopted relatively recently, the majority of policies remain in conformity with national and strategic guidance. It is the Council’s intention to save the majority of polices contained within the existing UDP. Those that are to be deleted have been identified for a variety of reasons, primarily duplication with national and regional policy. However, the review of employment chapter of the current UDP and the preparation of the Brentford Area Action Plan have been prioritised primarily to reconsider the need for the retention/ release of employment sites in the light of the pressing need across the capital to provide housing; and the development pressure that continues unabated in the Brentford Area.

4.55 The general principles that form the basis of the UDP are listed below. • Sustainability, accessibility, opportunity and equity • Concentrating development in town centres and regeneration areas • Re-use and renewal • Encouraging economic success • Environmental enhancement • Reducing waste and pollution • Working in partnership

4.56 On adoption, the BAAP will supersede the policies, proposals and designations set out in Appendix 2. The reasons why BAAP is replacing policies in the UDP for Brentford town centre (policy IMP.2.1) and regeneration area (policy IMP.3.1) the Great West Road (policy IMP.4.2) is the pressing need to address how Brentford

will continue to fulfil its role as a district centre and the pressure for the redevelopment of employments sites on the Great West Road for a mix of uses.

4.57 The BAAP implements the following UDP objectives in a Brentford specific context.

• IMP.1 To encourage a pattern of land uses and provision of transport which minimises harm to the environment and reduces the need to travel, especially by car, whilst maximising development opportunities in the Borough. • IMP.2 To encourage development (or measures) that regenerate or enhance the vitality, viability and character of town centres in Brentford in terms of its local environment, community facilities, shopping, employment, housing, traffic management, public transport and general accessibility. • IMP.3 To promote area regeneration particularly in areas of the Borough which require physical improvement, and the enhancement of the quality of life, housing and employment opportunities for local people. • IMP.5 To promote a good quality of natural and built environment specifically in relation to high quality of building and urban design, and enhancing the riverside environment of the River Thames.

4.58 For more information about Hounslow’s UDP please refer to the London Borough of Hounslow website at www.hounslow.gov.uk

4.59 These objectives of the UDP will be superseded by the emerging Core Strategy and other DPDs upon adoption (Refer to section 1.0). Whilst the Core Strategy will provide a new set of principles for the future planning of the Borough, the BAAP is consistent with the key objectives of the UDP identified above.

A VISION FOR BRENTFORD

By 2018 Brentford will have become a sustainable suburb that maximises its rich heritage and unique waterside location, provides a high quality gateway to London, and provides for the needs of its growing community through a mix of uses and a vibrant town centre.

This will be achieved through the re-use and redevelopment of previously developed sites within the town centre, along the Great West Road and in Brentford’s Eastern Gateway to deliver additional homes and maintain the area’s strategic economic role.

To integrate successfully, new development must build on Brentford’s natural and historical assets through high quality design that creates and reinforces local distinctiveness, specifically with regards to its waterside location, Conservation Areas, Listed buildings. Continued provision will be made for Brentford’s waterside industries and support facilities, and access to, from and along Brentford’s waterways will have been enhanced. The Great West Road will be a vibrant gateway to and from London, supporting a diverse range of economic interests whilst introducing other uses that add to the mix of uses and sustainability of this strategic road corridor.

Between 2006 and 2018, the population of Brentford will increase by approximately 45%. To accommodate this growth sustainably, new developments should contribute to the Community Plan goal of a ‘carbon-neutral’ borough. They will need to address key environmental issues that exist in the area, including flooding, pollution, open space provision and access to areas of biodiversity. They should make the fullest possible use of sustainable transport, adopt the highest viable standards of resource and energy efficiency, and minimise carbon dioxide emissions in order to deliver a healthier and safer place to live.

Brentford town centre will better serve its community as a vibrant district centre with additional retail development and a variety of town centre uses Residents of Brentford will also be able to make the most of new and existing community, education, health, cultural, sport and entertainment facilities provided and protected to support the growing community, particularly young and old people. The relocation of Brentford Football Club will continue to be supported by the Council, which supports the club’s vision of a vibrant community stadium hub on the ‘Brentford Diamond’.

PLAN OBJECTIVES

In partnership with local residents and business community, local service providers, land owners and developers, the following key objectives will provide the platform for the sustained delivery of the vision for Brentford.

Objective 1 To promote the sustainable development and regeneration of Brentford by: • Delivering new development that supports the successful integration of new residents by meeting the social needs of Brentford’s growing and mixed

communities. Specific attention will be given to the need for affordable and family housing in all developments that provide residential accommodation. • Supporting the sustained economic success and strategic economic role of the Great West Road where this can be achieved in a sustainable manner. • Encouraging early community engagement as part of all major development proposals enabling people to contribute and participate effectively and influence the future of the area. • Promoting sustainable modes of transport to discourage non-essential use of the private car. Businesses will continue to be encouraged to take part in the Golden Mile Integrated Transport and Planning Group in order to adopt comprehensive solutions to provide sustainable transport across the area.

Objective 2 To promote the re-use and redevelopment of previously developed sites and existing buildings within Brentford through: • The redevelopment of sites designated on the proposals map to provide for uses that will contribute to sustainable regeneration and controlled growth. • The re-use of existing buildings which add to the character and local distinctiveness of Brentford, particularly within the town centre and waterside areas.

Objective 3 To provide a range of community, education, health, cultural, sport and entertainment facilities that will support Brentford’s growing community, particularly young and old people by: • Providing community and social facilities and services that respond to the needs of a growing community. • Intensifying the use of existing assets to provide for a range of uses that respond to the needs of a diverse population, new provision or relocation will be considered as needs increase and opportunities arise. Financial contributions will need to be made to fund these as part of developer’s contributions. • Ensuring additional educational provision at primary and secondary level, requiring phasing if necessary. . • Providing additional health services and facilities needed to cater for a growing population • Providing for an increase in the scale and range of uses (social, community and entertainment facilities) within the town centre as part of ‘Brentford Waterside’ development. • Ensuring adequate utility infrastructure to support new development • Supporting Brentford Football Club’s plan to develop a community stadium hub linking a range of sports, health, education, leisure and business support facilities within the Brentford Diamond.

Objective 4 To ensure that the design of new developments will create and reinforce Brentford’s local distinctiveness by: • Ensuring high quality design in all developments in order to deliver a better environment, improve civic pride and community safety for everyone. • Requiring new designs to capitalise on the areas historic, cultural and natural assets

• Protecting and enhancing high quality and locally important buildings and structures. • Ensuring that the design of any new development adjoining Brentford’s waterways starts from the water. • Taking into account the impact of new developments on views from Kew World Heritage site.

Objective 5 To support Brentford’s distinctive role for the provision of Waterside industries and support facilities, and reconnect the area with its unique waterside location including the river and canal banks and foreshore by: • Protecting and enhancing Brentford’s boatyards, together with its riverside and canalside buildings of distinction in a manner that contributes to the overall regeneration and character of the area. • Encouraging greater use of Brentford’s waterways for transport, freight, recreation and leisure by enhancing or restoring existing facilities, and providing additional facilities where appropriate, within all waterside development sites. • Increasing public access to, from and along the waterways within all waterside development sites. Specific attention will be given to delivering a continuous path along the Thames, where this does not interfere with boatyard operations; and providing attractive, convenient and accessible links between the canal and the river. • Moorings, specifically off-line moorings, will be promoted and supported within waterside development sites. Support for further on-line moorings will only be considered where appropriate, in locations that will not impede navigation and/or visitor moorings.

Objective 6 To regenerate Brentford town centre as a vibrant district centre, that celebrates the town’s heritage and waterside location. • ‘Brentford Waterside’ will be the key site to provide for a mix of town centre uses including retail, social and community uses. This scale and nature of uses should be sufficient to serve the community well whilst recognising its role as a district centre within London’s retail hierarchy. • The net increase in town centre floorspace is anticipated to be between 5,000 - 6,000m² offering a range of local convenience and comparison facilities, local service functions; social, community and leisure facilities. The mix of uses should provide activity during the daytime and in the evening. • An appropriate level of residential and commercial development should also be provided in order to deliver a viable town centre scheme. • New development should be designed to protect and enhance local character, making the most of natural, historic and specialised local economic assets, specifically with regards to its location at the confluence of the River Thames and the Grand Union Canal. • Clear and attractive gateways should mark the entrance to the town centre and integrate well with access points to and through the centre. • Ensure that all new development contributes to the coherence and function of the town centre as a whole by consolidating the primary shopping area and the High Street frontage.

Objective 7 To ensure that all new developments within Brentford contributes to the Community Plan goal of a ‘carbon-neutral’ borough and address key environmental issues that exist within the area by: • Sustaining biodiversity throughout and beyond the borough boundaries and avoiding and/or mitigating any adverse impacts produced by new development in Brentford through the protection and improvement of nature conservation areas and enhancements to local open spaces. • Ensuring new developments are resilient to existing aircraft, road traffic and industrial noise, air, light and water pollution and contribute to reduction where feasible through sustainable design and construction. • Directing new development to areas with a low risk of flooding. Where developments are allowed exceptionally in high flood risk areas, flood management measures should reduce areas at risk of flooding. • Reducing surface run-off by requiring Sustainable Urban Drainage Systems in all new developments. • Minimising CO2 and carbon emissions from major developments. • All major developments contributing to the promotion of sustainable movement throughout the area, supporting healthier lifestyles and discouraging the non essential use of the private car.

Objective 8 To continue to promote the Great West Road as a vibrant gateway to and from London by: • Ensuring all new buildings and uses contribute to the vitality and image of this strategic gateway to London. • Taking a co-ordinated and balanced approach to address the needs of businesses and facilitate their growth in a sustainable manner. • Regenerating development sites with other appropriate uses such as housing which can address wider regional needs, should sites lie vacant and unattractive for employment use. Housing provision will need to take account of the impact on and need for social, transport and physical infrastructure and services. • Good quality urban design should embrace innovation and sustainability, whilst retaining and enhancing historic buildings and improving the public realm. • All new development should take account of the potential adverse impacts on adjoining residential areas.

Objective 9 To continue to support the relocation of Brentford Football Club • The Council will continue to work in partnership with Brentford Football Club to explore the possibilities of delivering an exemplary sustainable sports stadium and community hub, supported by a variety of mixed uses in the East of Brentford on the site now known as ‘The Brentford Diamond’.

BAAP POLICIES

SUSTAINABLE DEVELOPMENT

CONTEXT

6.1 Brentford is subject to a significant amount of development pressure within a relatively small area. It is characterised by poor air quality, high levels of traffic and aircraft noise, areas at high risk of flooding, open space deficiencies and a social and physical infrastructure that struggles to match the pressures placed on it.

6.2 The Council is committed to making the best use of previously developed land to promote local area regeneration and deliver wider benefits to the region, but this must be delivered in a way that embraces the delivery of sustainable development, improves people’s quality of life, and promotes healthier lives and life styles.

6.3 The Council is committed to driving continuous improvement, greater innovation and exemplary achievement in delivering sustainable development, reducing emissions, stabilising climate change and being energy and waste efficient.

6.4 All new development will be expected to respect and enhance the environment and make the maximum contribution possible to the delivery of this commitment. The London Plan and Hounslow’s UDP provide a comprehensive set of policies aimed at delivering development that is sustainable and these are all applicable in Brentford. However, in response to the specific environmental issues relating to the area, coupled with the desire of the local community to positively embrace the delivery of sustainable development, policy BAAP1 sets out the criteria that will be taken into account when considering all new development.

POLICY BAAP1 SUSTAINABLE DEVELOPMENT

In view of local circumstances, specifically relating to air and noise pollution, flood risk and provision of social and community infrastructure and services, the following criteria will be taken into account when considering new applications for development:

I. Developments should make the best use of previously developed land through the regeneration of proposal sites identified on the proposals map with an appropriate mix of uses as identified in the Development Site Policies.

II. All major developments will be required to show how heating, cooling and power systems will minimise Carbon Dioxide (CO2) emissions and then reduce CO2 emissions by at least 20% from on site renewable energy generation. The feasibility for Combined Heat and Power (CHP) and private wire should be considered for all major schemes.

III. All residential developments should achieve a sustainability rating between 4 and 6 (6 being a zero carbon home) as set out in the Government’s Code for Sustainable Homes or equivalent. The Council will promote the inclusion of ‘zero carbon’ homes within major regeneration schemes.

IV. Mitigation or off setting will be required for developments that could have a negative impact on local air quality, to help achieve an overall reduction in Brentford’s air pollution.

V. Where appropriate, all major developments will be expected to contribute to the provision of services, facilities and infrastructure within the area in order to deliver the environmental, social, community, education and health capacity needed to respond to increasing pressure generated by the development. Depending on the circumstances these contributions may be provided off site, but in some instances e.g. development sites within areas of open space deficiency, provision may need to form an integral part of the development on site. In some instances development may need to be phased to allow time for necessary infrastructure to be provided.

VI. All development within in areas of flood risk should take account of the relevant recommendations set out in Hounslow’s Strategic Flood Risk Assessment. Sustainable Urban Drainage Systems should be used in all developments.

VII. All development within areas that suffer from high noise levels due to traffic, aircraft or industrial operations will need to demonstrate that an acceptable living environment can be delivered for future occupiers.

VIII. Developers will be required to demonstrate that there is adequate water supply and wastewater infrastructure capacity, both on and off site to serve the development and that it would not lead to problems for existing or new users. In the event that overloading occurs, new development may need to be phased to allow the prior completion of the necessary infrastructure

Developers of all major developments should engage community and neighbourhood based organisations at the earliest possible stages in decisions about the future in order to deliver developments that take account of the wishes of the community, based upon local economic, social, physical and environmental needs and in so doing, strengthen community cohesion and facilitate social inclusion.

IMPLEMENTATION

This policy should also be read in conjunction with the other objectives and policies in the BAAP and Employment DPD, saved policies in the UDP (subject to the direction of the Secretary of State), and the London Plan.

Policy BAAP1 will be implemented by:

Planning Applications o Requiring Energy Statements for all major applications within the Plan area, including a feasibility study for CHP and private wire. o Requiring Air Quality Assessments for all major applications. These will need to show the ambient air quality in relation to National Objective values and in areas of exceedance, proposed mitigation. The Supplementary Planning Document on Air Quality should be referred to (when adopted). o Requiring a Flood Risk Assessment for all applications for development within a flood risk area. Reference should be made to Hounslow’s Strategic Flood Risk Assessment. o Requiring an Infrastructure Assessment for all major applications. This should consider the infrastructure and service implications for the local area and, where appropriate, have made provision of new infrastructure to ensure that new development can be accommodated. This should include an education provision assessment and a health impact assessment. New development may need to be phased to allow the prior completion of the necessary infrastructure. In some instances developers will need to consider provision of facilities within their own sites. o Requiring an environmental noise report for all applications, where relevant. o Requiring a Statement of Community Involvement for all major applications.

Ensuring that the providers of infrastructure and services are adequately consulted on planning applications by: o Continuing to engage in regular formal discussions with Hounslow Primary Care Trust about planning applications to ensure that the health care needs of Brentford’s communities are met. o Continuing to engage in regular formal discussions with the Local Education Authority about planning applications to ensure that the educational needs identified can be provided. o Encouraging developers to make early contact with utilities companies to ensure that adequate services can be provided to support the development proposed. Grampian style conditions o Contact with other agencies, where relevant.

Planning Obligations

The Council in negotiating planning obligations from proposed developments to offset resulting impacts will seek contributions towards the following, where appropriate. Whilst the following list is not exhaustive, the following needs have been identified by service providers and by the local community.

o Additional education provision at primary and secondary level identified by the Local Education Authority.

o Improvements to facilities within schools, which promote healthy living and lifestyles through better sporting opportunities, community activities and improved links between schools and the health service.

o Additional financial support to fund improvements to health services identified by Hounslow Primary Care Trust.

o Provision of a youth service facility within Brentford town centre

o Provision of cultural, social and community facilities to assist in promoting community cohesion and social inclusion. Consideration should be given to the relocation of Brentford library, a cultural and arts centre within the town centre, low cost office, meeting and work space to cater for local voluntary and community groups as well as accommodation for local artists and a Safer Neighbourhoods office.

o A police patrol and custody centre

o Boat houses for community use along the River Thames

o Children’s play space, where required

o Improvements to the provision of open space and associated facilities either within or adjoining the Brentford plan area through financial contributions and/or provision to serve the needs of a growing population.

Further contributions will be sought as required, in accordance with the Council’s Planning Obligations Supplementary Planning Document (when adopted).

Phasing

Policy BAAP1 makes clear that development can only be delivered where sufficient infrastructure and services are in place, or commitments are in place for it provision prior to development. Specifically, Thames Water Utilities Limited consider that the water supply and wastewater may be unable to support the demand anticipated from new developments. In the event that an upgrade in assets is required, up to three years lead in time will be necessary.

The section on the implementation of the development site policies sets out a broad timetable for the delivery of proposals based on the existing status of the site.

JUSTIFICATION

6.5 All applications will be considered within the context of Circular 05/05, UDP policy IMP 6.1 and any relevant supplementary planning documents relating to community benefits.

6.6 An assessment has been made with regards to likely population growth generated by the implementation of development proposals within the plan. It is apparent that the population could increase by 45% between 2006 and 2018. Existing infrastructure cannot accommodate this growth without substantial additional investment.

6.7 Specifically, the Local Education Authority have indicated that additional education provision at primary and at secondary level will need to be provided to cope with the anticipated growth in children living in the area. Provision will be made through intensifying the use of existing schools, (specifically Lionel Road Primary School from September 2008), extensions to provide additional form entry (potentially St Paul’s Primary School) and also new build (potentially Brent lea recreation ground which lies immediately outside of the plan area). At secondary school level, an incremental increase in student places provided at existing schools will need to cater for the anticipated growth in numbers in the short term. In the longer term, there is likely to be a need for a new secondary school in the Eastern part of the Borough.

6.8 Hounslow Primary Care Trust has been consulted on the health implications for Brentford’s growing community. New development will be expected to contribute financially to health facilities in the area in accordance with the Council’s Planning Obligations Supplementary Planning Document (once adopted).

6.9 Whilst the whole of the Borough has been declared as an Air Quality Management Area for Nitrogen Oxide (NO²) and exceedences are currently expected within large parts of the Borough, but especially close to busy roads such as the A4 Great West Road. Other local air pollutants include fine particles (PM¹º) and Sulphur Dioxide. Carbon Dioxide and other climate change gases are of global importance for their contribution to climate change. It is therefore important to consider total Carbon Dioxide emissions in any air quality assessment. A commitment to reducing CO2 emissions generated by a development at a local level will not only help to deliver a healthier environment for Brentford residents, but it will also help to mitigate the effects on climate change.

6.10 PPS25 and its accompanying good practice guide provide detailed policy and guidance with regards to flooding matters. This has a particular relevance to Brentford where Hounslow’s Strategic Flood Risk Assessment (SFRA) (2007) shows that some development sites are located within high flood risk areas. Future development within areas of flood risk must apply the recommendations set out in the SFRA.

6.11 Incremental increases in non-porous surfacing also contribute to surface water run off in the area and it is important that existing problems within the area are not compounded. The Council therefore consider that all developments are capable of incorporating appropriate Sustainable Urban Drainage Systems to manage surface water drainage as an essential element in reducing future flood risk.

6.12 Thames Water Utilities Limited (TWUL) have concerns regarding water supply capability and waste water services in relation to the redevelopment of sites

referred to in the area action plan. It will be necessary for TWUL to undertake investigations of the impact of new developments. In the event of an upgrade of assets being required, up to three years lead in time will be necessary.

MONITORING

Indicator Type Target Data Source Frequency Number of planning Core None Environment Annual permissions granted Indicator Agency contrary to the advice 7(i) of the Environment Agency On grounds of flood risk Renewable energy Core Reduction of Planning Annual capacity installed by Indicator carbon emissions Application type 9 by at least 20% from on site renewable energy generation Code for Sustainable Local Code for Planning Annual Homes rating of new Sustainable Application dwellings in all major Homes rating of 4 developments or higher Developments Local All major Planning Annual incorporating developments Application Sustainable Urban Drainage System (SUDS) The amount of Local Local No net loss of London Annual Open Space (ha) open space Development within the Plan area Database

URBAN DESIGN

CONTEXT

7.1 Brentford has a unique and varied townscape with distinctive built and natural environments that are significant to its identity and sense of place. The Council recognises the need to capitalise on Brentford’s distinctive local context. This includes its waterways and waterside environments, the rich variety of historic buildings, the ‘Golden Mile’, London’s gateway from the West, and the large number of cultural and recreational assets.

7.2 The mixture of land uses, building ages, styles, material and layouts are a major factor in Brentford’s identity. Together they make a major contribution to its unique sense of place. This variety has created distinctive local townscapes, ranging from local concentrations of particular styles, such as the Georgian housing in the Butts, to areas of considerable diversity such as the Ham with its eclectic mixture of old and new, residential and commercial. The different

character areas in Brentford is an outcome of the evolving spatial pattern of development over time in relation to predominant land use, and the functional relationship between land use and building design.

7.3 The considerable variety of characters in Brentford presents opportunities for new and innovative design provided it is of a high quality and respects local distinctiveness, and there is already an abundance of well-designed buildings and spaces. However the overall townscape lacks a cohesive sense of quality, with high quality historic and contemporary development fragmented by areas of lower townscape or public realm quality.

POLICY BAAP2 URBAN DESIGN

High quality redevelopment of all proposal sites will be required in order to enrich existing areas of distinctive local character, rejuvenate those areas that lack a positive identity, and improve the overall quality of Brentford’s urban form.

When considering new development proposals, the Council will, where appropriate take into account the following criteria:

I. Through the Development Sites Policies, the regeneration of Brentford Town Centre, and enhancement of the Great West Road, the Council will seek to create high quality public spaces. Key areas identified for improvements are the Great West Road, Brentford High Street, Kew Bridge and waterside areas. The environmental and landscape improvements identified in the Development Site Policies should be reflected in development proposals. Proposals that have an influence on the street scene should take into account the London Borough of Hounslow Streetscape Design Guide.

II. All development proposals are required to demonstrate how the design complements existing areas of high quality and/or how they have realised the opportunities available for improving the character and quality of their local context. Brentford’s character areas (see Appendix 2) set out the local urban design context to assist future developments in creating or reinforcing local distinctiveness, and the Development Site Policies interpret local character at a site-specific level.

III. The Council will seek the following enhancements to Brentford’s built heritage: • Development proposals should preserve or enhance the character and setting of the Butts, St Paul’s, Boston Manor and Grand Union Canal, and Kew Bridge Conservation Areas as well as Kew World Heritage Site. • Seek to retain and enhance buildings that make a positive contribution to the townscape, including listed buildings and buildings of local townscape character. • Secure the beneficial re-use and sensitive adaptation of Listed Buildings at Risk within the Plan area including the Church of St

Lawrence and Kew Bridge Railway station and any other local buildings subsequently included by English Heritage in the Buildings at Risk register. • Retain and restore historically significant features within the town centre including but not limited to plot widths, building lines, pedestrian links, open spaces and architectural styles.

IV. Design along Brentford’s waterways, including the River Thames and the Grand Union Canal/River Brent, should start from the water space and make a positive contribution to Brentford’s unique location at the confluence of these waterways. The contribution of boat yards and wharves to the architectural quality and appearance of the area should be preserved and enhanced where appropriate

V. New development proposals along the Great West Road should enhance this ‘Gateway’ location and respond to its strategic role with high quality designs. Opportunities should be taken to protect and improve the contribution of the ‘Art deco’ features and buildings to the road’s distinct character. All development should deliver improvements to the public realm whilst respecting the scale and amenity of surrounding residential areas and open spaces

IMPLEMENTATION

This policy should also be read in conjunction with the other objectives and policies in the BAAP and other DPDs, saved policies in the UDP (subject to the direction of the Secretary of State), and the London Plan.

Policy BAAP2 will be implemented by:

BAAP Development Site Policies

Specifically identifying design principles and character areas that apply to each development site

Planning Applications

o Requiring applicants to demonstrate within a Design and Access Statement that they have addressed the character areas set out in Appendix 2, and where relevant, Conservation Area Character Appraisals

o Requiring a Historical Assets assessment and detailed plans to allow the Council to evaluate the impact of the proposed development on the historic environment.

o Requiring planning applications that are likely to impact on strategic or locally designated views to be accompanied by an accurate visual representation to demonstrate the likely impacts of development.

o Requiring an Archaeological site assessment for all planning applications within an Archaeological Priority Area.

Planning Contributions

o Financial contributions will be sought for improvements to the public realm in accordance with the Council’s Planning Obligations Supplementary Planning Document (when adopted).

o Implementation of the ‘Green Corridors’, A4/M4 Boston Manor to Sutton Court Streetscape Action Plan priority projects 5.1 and 5.2

o Seeking planning contributions where appropriate to secure the protection, use or incorporation of buildings or structures of historical or archaeological, and specifically Listed Buildings at Risk.

The Hounslow Plan

In seeking to achieve improvements to the urban design of the Borough especially within Conservation Areas (Target 2.1(l)), the Council has set objectives to:

o Publish proposals for the preservation or enhancement of each conservation area by May 2010.

o Launch a Hounslow Design Awards scheme

The delivery of these objectives will support the implementation of Policy BAAP2.

Royal Botanic Gardens, Kew World Heritage Site Management Plan

Establishes a buffer zone for the site to ensure that the setting of Kew is adequately protected from development that is incompatible with unique status and character of the World Heritage site.

JUSTIFICATION

7.4 The Council has produced an urban design appraisal for the Brentford Area which provides useful background information that will help in the consideration of new development proposals.

7.5 The quality and structure of the public realm through the Plan area is variable. The success of the public realm depends on the positive definition of its function and the creation of an attractive, well-managed environment that respects existing natural features and is accessible to all. Making use of natural assets such as waterside environments, trees and planting helps to create spaces that reflect the character of an area and encourages biodiversity. Well-designed public spaces should also be bounded by clear functional and/or visual edges. Spaces that form an integral part of the network of pedestrian and cycle routes through an area will also be more active.

7.6 The physical qualities of Brentford’s historic assets enrich the townscape giving it its distinct character and creating a sense of place. Historic assets include any component of Brentford’s heritage from historic buildings to archaeological remains. Many of Brentford’s historic buildings and artefacts and their townscape contribution, have already been lost through redevelopment over many years and this increases the imperative to conserve what remains and encourage new developments which enhance these historic assets through complementary yet innovative designs.

7.7 The unique character of the waterside environment comes from the remaining water-related activities and buildings. The design qualities of these water-related features are mixed, but they continue to represent the working waterways, past and present, and make a major contribution to Brentford’s unique sense of place.

7.8 The Great West Road, historically known as the ‘Golden Mile’ has strategic significance as the gateway to central London and the west of the country. Imaginative and innovative architecture have created a showcase landmark for Brentford and the Borough. It is essential to ensure a cohesive approach to the future development of the Golden Mile that supports its strategic gateway role.

MONITORING

Indicator Type Target Data Source Frequency Number of Local No listed English Annual Registered Listed buildings at risk Heritage Buildings at Risk by the end of the Register of within the Plan area Plan period Listed Buildings at Risk Planning Local At least 1 public Planning Annual Contributions or realm/street Application improvements made scene and Section to the public realm improvement for 106 within the Plan Area the Agreement implementation of each proposal site

REGENERATION OF BRENTFORD TOWN CENTRE

CONTEXT

8.1 Brentford town centre struggles to fulfil its role as a district centre. The Council will encourage the sustainable regeneration of the town in order to provide a vibrant district centre that serves the local community well. 8.2 The town centre and canal side are characterised by a wealth of historical and natural assets which have been under valued and neglected for many years. The intention is to unlock their potential and maximise their positive impact in order to

deliver a town centre that fulfils its role as a district centre, and a canal side environment which is unique in character, enjoyable and diverse in the variety of uses it provides. 8.3 An increase in town centre floorspace will be promoted by the Council in order to enhance its retail, social and community role in a manner that reflects its role as a relatively small district centre. Growth should take place within a consolidated town centre in a way that enhances the image of the town and captures the distinctiveness of Brentford’s unique character. A diverse range of uses should be provided which are accessible to all.

8.4 The primary shopping area (shown on the proposals map) is where retail development should be concentrated.

• primary frontages which should include a high proportion of class A1 (retail) uses at ground floor level, and • secondary frontages which provide greater opportunities for a diversity of uses.

8.5 Located on the South side of the High Street, ‘Brentford Waterside’ offers significant regeneration opportunities, providing a site of an appropriate size to satisfy identified retail and town centre needs, as well as the potential to deliver a distinctive town centre.

8.6 The Somerfield Site offers opportunities for an improved gateway to the town centre, public parking and improved public transport links to the town centre.

POLICY BAAP3 REGENERATION OF BRENTFORD TOWN CENTRE

When considering applications for new development, the following criteria will be taken into account:

I. The contribution the development makes to the role of Brentford as a district town centre and the variety of the retail offer and consumer choice for the local community;

II. The range of uses provided, including social, leisure, community, health, police, arts and entertainment facilities. These should be of an appropriate nature and scale that address the diverse needs of Brentford’s community commensurate with its role as a district centre. They should offer facilities that appeal to a wide range of age and social groups during the day and in the evenings. Appropriate provision and location will be considered in conjunction with the Council’s licensing policy. The Council will encourage the provision of a cultural centre/ quarter that provides for a diverse range of cultural, social and community uses. Small workspaces for local artists and affordable accommodation for local voluntary and community groups will be encouraged.

III. The provision of a permanent site for the Brentford Farmers Market to enhance choice within the town centre and provide vitality.

IV. Business and residential development should be provided as part of any major mixed use retail led development proposals, adding to the health, activity and safety of the town centre.

V. The quality of design and the way in which the development takes account of and enhances the variety of historic and waterside contexts and assets within and surrounding the town centre.

VI. The way in which new uses and buildings integrate with, and enhance the town centre as a whole, providing good links and relationships with existing uses and buildings within the primary shopping area designated on the proposals map. Uses should be considered in accordance with the designation of the shopping frontages and shopping policies in the UDP. The shopping frontages within the town centre are designated as follows:

Primary 203 - 225 High Street 98 - 134 High Street

Secondary 191 - 202 High Street 227 to 228 High Street Brentford Lock, 159 - 188 High Street 79 – 97 High Street

Areas outside the primary and secondary frontage 139 High Street 77 - 78 High Street

VII. The contribution the design and construction of the development makes to delivering a town centre that is sustainable, and resilient to the potential impacts that climate change may have upon Brentford over the next 100 years in light of the possible increases in flood risk.

VIII. The contribution the development makes to improving sustainable access to and within the town centre by walking, cycling, public transport and boat. Traffic management proposals should prioritise the use of sustainable modes, restrain car use as appropriate, and deter through traffic. Short term parking should be provided for general public use and should be conveniently linked to the town centre. Specific attention should be given to pedestrian links to and within the town centre, between buildings and to and along the waterside. Where appropriate, new development should respect and enhance the historic access routes that run through the town centre from The Butts to the waterside where access should be provided to and from the canal.

IMPLEMENTATION

This policy should also be read in conjunction with the other objectives and policies in the BAAP and other DPDs, saved policies in the UDP (subject to the direction of the Secretary of State), and the London Plan.

Policy BAAP3 will be implemented by:

BAAP Development Site Policies

Policies M7-Somerfield and M8 ‘Brentford Waterside’ are within Brentford town centre. The delivery of the proposals on these sites will be key to the implementation of policy BAAP3.

Saved Policies in the Unitary Development Plan The following policies are particularly relevant: S.1.1 Main Shopping Areas S.1.2 Non-retail uses in primary frontages S.1.3 Non-retail uses in secondary frontages S.1.4 Non-retail uses in locations outside the primary and secondary frontage within the main shopping areas S.3.1 New Retail Development

Planning Obligations

o It is proposed to extend the route of the 235 bus service into the Wallis House as part of the Section 106 agreement for this development

Through planning obligations, future contributions should be made towards recommendations in the Brentford Area Action Plan Transport Study including:

o Providing a bus interchange facility more centrally within the town centre o Develop strong links between the town centre and waterside areas

Draft Local Implementation Plan (LIP)

Proposal 32:To improve the accessibility and aesthetic of the transport environment within our town centres, areas of regeneration and our station approaches.

In terms of transport and access, the Council aims with a combination of funding including private sector funding to: o To ensure all the facilities within the town centre are easily accessible including the use of appropriate and accessible route signage. o To improve public transport availability and connections

The Council will submit an Area Based Scheme application Transport for London for consideration on Brentford town centre.

Community Plan 2007-2010

Isleworth and Brentford Area Plan

As set out in Special Project 2 the Isleworth and Brentford Area Committee have prioritised the successful redevelopment of Brentford High Street including promoting and supporting community participation.

The delivery of this project will support the implementation of policy BAAP3.

The Hounslow Plan 2006-2010

In seeking to enhance local employment benefits and enhanced quality of life for residents through major regeneration schemes such as Brentford town centre (Target 3.1(c)) the Council has set an objective to:

o To ensure that developers engage with local residents and address their needs through good urban design and planning gain. The delivery of this objective will support the implementation of policy BAAP3.

JUSTIFICATION

8.7 The Council considers that Brentford town centre should aim to accommodate a net increase of retail floorspace of 5,000-6,000m² split between comparison, convenience and service provision. A new convenience store, which complements the current convenience retail offer, will be encouraged. This is based on the assumption that new retail development will increase trade retention from the catchment area contributing to more sustainable patterns of travel and has been informed by Hounslow’s retail needs assessment (2007) and a qualitative assessment.

8.8 ‘Brentford Waterside’ (Development Site M8) is the Council’s main focus for town centre regeneration. It is anticipated that the scheme will involve the redevelopment of a significant proportion of town centre units located on the South side of the High Street. Accordingly, it is considered that the overall scheme should accommodate approximately 7,000m2 retail floorspace (gross) together with 3,000m2 (gross) for other town centre uses such as restaurants, leisure and services.

8.9 In the event that it proves possible to relocate Waterman’s Art centre within a new arts and cultural centre/ quarter, an additional 4,000m²(gross) may need to be provided. Other uses referred to in criteria (b) of the policy are all appropriate town centre uses identified either through Hounslow’s Community Plan, by other service providers or have been raised through wider consultation with the local community. It is considered that their co-location within a particular area or building within the town centre would assist in reinforcing and raising the community, cultural and social role of the town centre.

8.10 Whilst this site lies within a high risk flood area, it has been demonstrated through Hounslow’s Strategic Flood Risk Assessment that the site meets the sequential test and the proposals have been demonstrated as an exception to the requirements of Planning Policy Statement 25 Flooding as its redevelopment is considered necessary and integral to the regeneration of the town centre and will make a significant contribution to the future sustainability of the wider area.

The appropriateness of uses, layouts and designs within the site will be considered sequentially and more vulnerable uses will be directed to areas with less risk of flooding.

8.11 Provision of a permanent site for Brentford’s Farmers market not only adds to the vitality and viability of the town centre, it also offers people choice, variety and a source of sustainable and healthy fresh food. The redevelopment of the town centre should take account of the benefits offered by the farmers market and provide for a permanent site as an integral part of the town centre.

8.12 Whilst the priority is to regenerate the town centre to provide for retail, social and community activities it is recognised that uses such as residential and business uses are likely to be important to the overall viability of the proposals. These uses will help support town centre shops and services and will provide activity and surveillance during the day and at night which will help to reduce crime and add to the attractiveness of the centre as a place to live, work and visit. However, the primary aim is to regenerate the town centre and the scale of these uses will need to be considered within this context. The provision for residential and business accommodation, particularly as it will be located within a high flood risk area, is only considered appropriate because of its essential contribution to town centre regeneration. 8.13 High quality design and the way in which new development enhances the character of the area and respects the local context is particularly important in the town centre as it is within or adjoining areas and landscapes of local, strategic and international significance. Kew World Heritage Site lies on the opposite bank of the River Thames, designations relating to the Blue Ribbon Network i.e. the Thames Policy Area and the Grand Union Canal Conservation Area, directly affect much of the town centre; and conservation areas including the Butts and St Paul’s lie immediately to the north. The town centre is also home to a host of listed buildings and buildings of local historic interest that punctuate Brentford’s identity and act as reminders to its links with the past and in particular, the old routes, some of which still exist, between the Butts and the waterside. 8.14 An integral part of regenerating the town centre is to manage access and movement to, through and within the centre. Public transport is relatively poor for a district centre. The area also suffers from through traffic travelling along the High Street which not only dissects the town centre into distinctive northern and southern parts, but it also detracts from people’s shopping experience, causes pollution, and inhibits people’s movements by more sustainable modes. Parking is also very limited which not only detracts from the attraction of the shops but also results in illegal and sometimes dangerous parking along the carriageway. Prioritising sustainable movement, restricting through traffic and providing more convenient parking will act as complementary measures that will enhance the attraction of the town centre, encourage local people to support the shops and social facilities within it, and offer a pleasant environment and shopping experience. 8.15 All those involved in delivery should engage the local community at the earliest stage in the plan making process in order to promote community cohesion and

social inclusion as well as learn from the wealth of knowledge and experience that they have to offer.

MONITORING

Indicator Type Target Data Source Frequency Amount of completed Local Net increase London Annual retail (A1 and A2), of town centre Development office (B1a), leisure floorspace of Database (A3, A4, A5 and D2) between 5,000- and community (D1) 6,000 sq metres development within by 2021 Brentford town centre

THE GREAT WEST ROAD

CONTEXT

9.1 The Great West Road is an important employment location within London and in the Borough in particular. The Great West Road has been an important landmark since opening in 1925 and has acted as a pull to major companies throughout its history. The Council is committed to supporting its role as a centre for employment and a distinctive and worthy gateway to and from London.

9.2 There are some environmental problems associated with the area that also need to be addressed. In particular, high levels of traffic result in high air and noise pollution levels that are unacceptable locally and globally. New development along the Great West Road must embrace the concept of sustainable design and integrate measures within proposals that deliver the most innovative and sustainable development possible in this high profile location.

9.3 A combination of measures including a more focussed approach to locating new employment development where there are practical solutions to coordinate improvements to sustainable access, together with the promotion of mixed use on those sites that are no longer attractive to new businesses will retain the reputation of the Great west road as a prestigious gateways whilst delivering development that is more sustainable and which offers greater opportunities for people to live and work within the same area.

POLICY BAAP4 THE GREAT WEST ROAD

When considering applications for new development, the following criteria will be taken into account:

I. The contribution the development makes to the sustained economic success of West London. Specific attention will be given to key economic drivers within the sub region as identified in the West London Economic

Development Strategy, and their potential to deliver more sustainable patterns of development.

II. The economic, social or environmental contribution that development makes to enhancing the role of the Great West Road as London’s primary ‘Gateway’ from the West and to and from the rest of the world;

III. The impact on the area’s infrastructure and services, and the economic, social and environmental contribution the development makes to sustainable regeneration of Brentford

IV. The effect that new development, including advertisements, has on adjoining residential areas, historic buildings, parks and gardens, strategic and Thames views and Metropolitan Open Land within and adjoining the borough;

V. All new developments should be designed to the highest quality, maximising the opportunities offered by this high profile road corridor to ‘showcase’ innovation and sustainable design and construction to improve environmental conditions locally and address the wider consequences of climate change;

VI. Small scale associated ‘walk to’ facilities such as a shop, café or nursery will be considered to be appropriate uses within all major developments to serve the needs of people working and living in the area.

VII. The resilience of the development to noise and air pollution and the way in which it contributes to an overall reduction in levels of noise and air pollution

VIII. The way in which the development impacts on the highway and contributes to overall improvements to sustainable access and movement to and from, along and across this strategic road corridor.

IMPLEMENTATION

This policy should also be read in conjunction with the other objectives and policies in the BAAP and other DPDs, saved policies in the UDP (subject to the direction of the Secretary of State) and the London Plan.

Policy BAAP4 will be implemented by:

BAAP Development Site Policies

Policies BE1 Gillette, BE4 BSkyB, M1 Alfa Laval and M2 Wallis House are adjacent to the Great West Road. The delivery of the proposals on these sites will be key to the implementation of policy BAAP4.

Planning Obligations

A scheme of improvements to the Great West Road in the vicinity of the BSkyB site has been agreed as well as funding towards the H91 bus service, traffic management, routes towards Brentford Town Centre, implementation of a green travel plan, footway improvements and access to Syon Park station in the legal agreement for the proposed redevelopment of the site.

In addition contributions in the legal agreement towards local employment training, sector-specific support for local creative and media industries together with air quality monitoring contributes to achieving the delivery of Policy BAAP4. o Brentford Area Action Plan Transport Study 2007

Through planning obligations, future contributions should be made towards recommendations in the Brentford Area Action Plan Transport Study including: ƒ increasing the service capacity of the H91 bus service and an increase in frequency of other bus services including the E8 ƒ At grade pedestrian facilities across the A4 wherever practically possible ƒ Other infrastructure and public transport related to proposals on the Great West Road including BSkyB proposals o A4/M4 Boston Manor to Sutton Court Streetscape Action Plan priority projects 5.1 and 5.2

This project develops a strategy that has the aim to ensure that the A4 will become an impressive gateway into London and a distinctive and green strategic route that is noted for the high quality of its public realm o Air Quality Action Plan

Proposed measures to deliver the Air Quality Action Plan specifically relating to the Great West Road include:

o Implementing high occupancy vehicle lanes and freight priority schemes along the major exceedance corridors such as the M4 and A4 o Implementing a tram system along the A4

Measures identified in the AQAP will also be implemented through funding form planning obligations and other sources including Borough Spending Plans, West London Transport Spending Plans

Draft Local Implementation Plan (LIP)

Proposal 32 To improve the accessibility and aesthetic of the transport environment within our town centres, areas of regeneration and our station approaches.

The main aim is to create a high quality environment in specific areas including the Great West Road in Brentford that are safe, accessible and convenient for all

users particularly pedestrians and has high quality public transport that is accessible to all. In delivering this, funding towards specific issues will be sought including the H28 route improvements and environmental impacts of noise on the local community from the A4 and M4.

Community Plan 2007-2010

Isleworth and Brentford Area Plan

As set out in Special Project 3 the Isleworth and Brentford Area Committee has prioritised the development of an iconic gateway to help brand Hounslow, West London and London as a whole. An ideal site for this is considered to be the elevated section of the M4, which will create inward investment to contribute to economic regeneration along the M4 area

The delivery of this project will support the implementation of policy BAAP4.

The Hounslow Plan

In seeking to achieve improvements to public transport along the Great West Road (Target 2.1(d)), the Council has set objectives to:

o work with Government, Transport for London (TfL), Transport providers and West London Authority partners to identify service gaps in public transport across West London and obtain improved services in particular – improved services on bus routes through the Borough including H91

o continue to improve cycling facilities and complete the development of the London Cycling Network through the Borough

o improve our footways and footpaths to encourage walking across the borough.

The delivery of these objectives will support the implementation of Policy BAAP4.

JUSTIFICATION

9.4 The Great West Road is an important employment location within the Borough and London wide. It contains two strategic industrial locations and is home to the head quarters of a number of international companies. The Council wish to retain the strategic economic role of the Great West Road by encouraging provision for the key economic drivers within West London identified in the West London Economic Development Strategy as Heathrow Airport, tourism and the visitor economy, recreational and cultural activities, food preparation and creative industries.

9.5 Whilst the Council is committed to supporting its role as a centre for employment and a distinctive and worthy gateway to and from London, it also recognises that single use employment development, traffic congestion with the associated problems of noise and air pollution, and poor public transport accessibility does

not assist in the achievement of sustainable development either on a local or a regional basis.

9.6 An associated issue is the current high levels of office vacancies and unimplemented proposals. Some major sites previously used as offices have lain vacant for several years and it is apparent that there is little market interest in redeveloping these sites for single use employment. Whilst the Hounslow Employment Land Study 2004 stated, that there are signs of an upturn in the economy, it concluded that growth could be accommodated in small scale high street space with no need for new office stock. The Council therefore encourage a greater variety of uses on these sites to facilitate sustainable area regeneration, whilst ensuring that a sufficient amount of employment land is retained to satisfy local and strategic needs now and in the foreseeable future through the Employment Development Plan Document.

9.7 Whilst mixed developments can address many issues relating to sustainability and also contribute to the pressing need for more housing within London, major developments with a high residential content can place significant pressure on existing infrastructure, services and facilities. As such, all developments will need to be considered with regards to the environmental, social and physical capacity of the area and make appropriate contributions to ensure that any new development contributes to the wider regeneration of the area and does not lead to a negative impact on the quality of life for existing and new residents.

9.8 Many people travel by car from outside the Borough to work in the many businesses along the Great West Road and this generates numerous private vehicle movements to and from sites and adds significantly to traffic generation, congestion, noise and air pollution within the area. Public transport varies along the Great West Road but is generally poor overall. It also offers a hostile environment to pedestrians and cyclists. The Council will, where appropriate, expect all new developments to contribute to improve the accessibility of the Great West Road through non-car modes in accordance with the recommendations in the Brentford Transport Study 2007.

9.9 The Great West Road offers significant opportunities to showcase innovative designs and exemplars of sustainable design and construction and the Council wish to encourage developments that embrace the opportunities this high profile location offers. In some areas tall buildings will add to the image of a development and also make the best use of urban land. However, there are areas which are more sensitive than others with regards to their immediate impact on local residents and further a field, on Metropolitan Open Land, the Thames Policy Area and Kew World Heritage Site. The Council will take a balanced approach, encouraging the right sort of development in the right locations and will resist developments that are considered to have a negative effect on the local or the wider area.

MONITORING

Indicator Type Target Data Source Frequency Net loss/gain of Local No additional net London Annual industrial/ loss of industrial/ Development

warehousing warehousing Database floorspace to other floorspace to uses approved within other uses is the Brentford approved Preferred Industrial Location Net loss of B1b, B1c Local No significant net London Annual and B2 floorspace to loss of B1b, B1c Development other uses approved and B2 Database within Great West floorspace to Road Industrial other uses Business Park approved within Great West Road Industrial Business Park

REGENERATION AND PROTECTION OF BRENTFORD’S RIVER AND CANAL SUPPORT FACILITIES, INFRASTRUCTURE AND ACTIVITIES.

CONTEXT

10.1 Brentford’s waterside character is shaped by its canal and riverside buildings, its active boatyards and the variety of established residential moorings. These assets provide a distinctive local context and offer unique opportunities for regeneration.

10.2 The Council is committed to promoting regeneration within the area that respects and enhances the contribution that these assets provide. However, many river and canal side uses and facilities in Brentford occupy sites that are often considered attractive for alternative high value uses that do not depend on a waterside location and are under increasing pressure for redevelopment. Whilst Brentford has seen a loss of these uses over the years, more recently demand for boat repair and maintenance has increased.

10.3 The Council considers that waterside industries and buildings should not be lost to other uses unless a sound case is put forward to show that they are not viable, as existing or through improvement, either now or in the future. All water related uses and facilities, including wharves, wet and dry docks, boatyards, slipways and steps can assist in achieving greater use of the waterways which is more environmentally sustainable compared to road transport and have increasing prospects of becoming competitive financially as road transport costs increase.

POLICY BAAP5 REGENERATION AND PROTECTION OF BRENTFORD’S RIVER AND CANAL SUPPORT FACILITIES, INFRASTRUCTURE AND ACTIVITIES

The Council will seek to regenerate and / or protect existing sites, infrastructure and facilities identified on the proposals map, and encourage future use of Brentford’s waterside for those uses that have interdependence with the water, offer access, and support greater use of the waterways for passenger and freight transport, recreation and education uses.

Proposals for redevelopment or that result in the loss of uses that are water dependant will be refused unless it can be shown that;

• The site or facility is surplus to current or anticipated future requirements; • The site has been adequately marketed for the current or alternative water support facility use at a reasonable cost; • Alternative facilities will be re-provided within the development site with a comparable or improved facility that supports the same market sector.

Redevelopment proposals on adjoining or neighbouring sites will need to show that adequate safeguarding and appropriate mitigation measures can be introduced in order that essential infrastructure, including road access, and operations associated with water support facilities and activities are not adversely affected through the nature or location of new development e.g. new ‘noise sensitive’ uses will need to be delivered or located in such a way as to not limit essential boatyard operations.

Applicants should consider the provision of additional facilities and support measures that safeguard and support the continued expansion of Brentford’s ‘waterspace employment cluster’.

IMPLEMENTATION

This policy should also be read in conjunction with the other objectives and policies in the BAAP, other DPDs, saved policies in the UDP (subject to the direction of the Secretary of State) and the London Plan.

Policy BAAP 3 will be implemented by:

BAAP Development Site Policies

Policies M3-Kew Bridge, M8 ‘Brentford Waterside’ and RR1-Ferry Wharf, Point wharf, Goat Wharf, and Soaphouse Creek all include water spaces, water related uses and/or waterside areas. The delivery of proposals on these sites will be key to the implementation of policy BAAP5.

Planning Applications

o Requiring a Waterspace Strategy for all major developments incorporating areas of water space to ensure that they are planned and managed appropriately.

o Requiring a Boatyard Survey and needs assessment and or Water Freight Use assessment for all developments proposing the loss of any water uses that are water dependant.

Employment Development Plan Document The following policies are particularly relevant: o Policy E4-Diversity in Employment

o Policy EP5 Location of new industrial/ warehousing and related uses o Policy EP9 Small and Medium Sized Enterprise

Saved policies in the Unitary Development Plan The following policies are particularly relevant: o ENV.W.1.6 River related infrastructure and support facilities, o ENV.W.1.8 Use of River Thames for Recreational Activity o ENV.W.2.2 The Grand Union Canal and Towpath

Community Plan 2007-2010

Isleworth and Brentford Area Plan

Isleworth and Brentford Area Committee has prioritised working with the Environment Agency and British Waterways to ensure that water spaces within Brentford and planned and managed appropriately.

The delivery of this project will support the implementation of policy BAAP5.

Local Area Agreement

An outcome of the LAA relevant to the implementation to this policy:

‘Identifying and addressing barriers to growth for small and medium sized businesses to promote economic activity and help retain jobs in the area’.

These outcomes and the actions required to achieve these outcomes are co- ordinated by the Economic Development unit of the Council.

Thames Landscape Strategy

It is proposed to work with Thames Landscape Strategy to establish a waterspace employment cluster within Brentford through the preparation of a Visitor and Waterspace Strategy.

JUSTIFICATION

10.4 London Plan Policy 4C.12, ‘Sustainable growth priorities for the Blue Ribbon Network’, states that land alongside it should be prioritised in favour of those uses that specifically require a waterside location. London Plan Policy 4C.18 states that these facilities should be identified and protected through Development Plan Documents. In accordance with London Plan Policy 4C.19 mooring facilities should be protected and improved and generally provided in basins and docks. Wharves should be safeguarded in accordance with UDP policy ENV.W.1.8a.

10.5 The sites and buildings identified on the proposals map are all considered to contribute, or have the potential to contribute, to Brentford’s waterside character and the use of the waterways.

10.6 The need for boatyard facilities within London is anticipated to grow as the rate of growth of boats on the network is likely to continue at a rate of 2.4% per annum. Safeguarding, improving and providing additional facilities is essential to the long term use and sustainability of the waterways.

10.7 The strategy for the protection of Boatyards for British Waterways London Region (April 2007) identifies the boat yards occupied by MSO Services at Dock Road and Thames Lock for protection together with expanded facilities at Johnson’s Island. Whilst the report does not consider existing facilities at Ridgeway’s Wharf are worthy of protection, it does consider that there are opportunities to improve facilities at the boatyard as part of the package of uses proposed as part of proposal site M8-‘Brentford Waterside’. Ridgeway’s Wharf currently provides for a different market sector to MSO Services and also provides off line moorings, an additional need for which has been identified across London. The site has therefore been safeguarded with a view to securing improved facilities.

10.8 Boat sheds at Lots Ait are also protected reflecting previous planning permissions and recent market interest.

10.9 River and canal related business uses provide specialist skills and an important service for recreational boating and also have an important role in providing a diversity of employment opportunities for small and medium size enterprises. Whilst employee numbers are currently small, the Council considers that the inherent advantages of the concentration of ‘boat related’ industries in Brentford should be supported and promoted, creating a waterside employment cluster where individual operators compete but also co-operate. Co location can encourage the formation of contacts between firms and can enhance the value creating benefits arising from networks.

MONITORING

Indicator Type Target Data Source Frequency Amount of land Local No net loss over Planning Annual designated for water the life time of the Application related activities Plan

LARGE SCALE ARTS, CULTURAL, ENTERTAINMENT AND LEISURE FACILITIES.

CONTEXT

11.1 Brentford provides a wide variety of facilities and activities that not only serve local people but also cater for a wider catchment.

11.2 Whilst all facilities have equal protection through UDP policy, large scale facilities attract large amounts of people and have the potential to significantly effect local provision of facilities. Taking account of anticipated population growth within the area additional facilities will be needed.

11.3 Supporting the provision of high quality facilities will increase the attraction of Brentford as a place to live and, given the significant growth in hotel development in the area, will encourage people to visit local attractions, supporting their ongoing viability and contributing to the local economy.

11.4 Large scale facilities, as identified on the proposals map include;

-Fountains Leisure centre; -Kew Bridge Steam Museum; -The Musical Museum; -Waterman’s Art Centre; and -Brentford Football Club.

11.5 Brentford Football Club is seeking to relocate on a site in the East of the area at Lionel Road, locally known as the ‘Brentford Diamond’. There is an extant planning permission valid until March 2012 for residential development and creation of open space on the site of the existing Griffin Park Stadium provided arrangements are in place for the construction of new stadium within the Borough or in the London Boroughs of Ealing, Hammersmith and Fulham or Richmond Upon Thames. The Council will continue to support the club’s relocation as it is recognised that their current site at Griffin Park cannot accommodate the scale and nature of stadium development needed to secure the club’s long term future. The Council will continue to liaise with the club and with the landowners of the Brentford Diamond site with a view to reaching a satisfactory solution for all parties concerned. In the event that the site can be secured in the future, the Council will encourage the provision of a wide variety of social and community uses as part of the overall stadium development in order to maximise its benefit to all sections of the community.

POLICY BAAP6 LARGE SCALE ARTS, CULTURAL, ENTERTAINMENT AND LEISURE FACILITIES.

The Council will encourage the expansion and/or intensification of use of large scale facilities identified on the proposals map, taking account of their impact on the local community, and their potential to facilitate community cohesion and social inclusion.

Developments that have either a direct or indirect effect on these facilities will need to indicate how they can be implemented without harming the appearance and function of the facility and, where appropriate, should seize opportunities to encourage greater use and widen the scope and function of the facility.

Redevelopment and re-provision elsewhere within Brentford may be supported by the Council provided that this results in an improvement to the services offered and benefits the community overall.

IMPLEMENTATION

This policy should also be read in conjunction with the other objectives and policies in the BAAP and other DPDs, saved policies in the UDP (subject to the direction of the Secretary of State), and the London Plan.

Policy BAAP6 will be implemented by:

BAAP Development Site Policies

M4–Thames Water Site Developers are encouraged to liaise with Kew Bridge Steam Museum to investigate the potential within any new scheme for the expansion of the museum into the Thames Water Gate House and through the provision of a railway to the Musical Museum.

BAAP3 Regeneration of Brentford Town Centre

The policy encourages the provision of a cultural centre/quarter and makes reference to the possible relocation of Waterman’s Art Centre within the town centre.

Saved policies in the Unitary Development Plan

The policies in the Community and Leisure chapter are particularly relevant.

Ensuring that the providers of large scale arts, cultural, entertainment and leisure facilities are adequately consulted on planning applications.

Planning Obligations o Seeking planning obligations where appropriate to secure the protection, redevelopment or re-provision of large scale arts, cultural, entertainment and leisure facilities o Ensuring that planning approvals make contributions where appropriate to expanding or intensifying arts, culture, entertainment and leisure facilities in accordance with the Council’s Planning Obligations Supplementary Planning Document.

Local Area Agreement

An outcome of the LAA relevant to the implementation to this policy:

Using culture to enrich individual lives, strengthen communities and improve places where people live (including sport and libraries).

These outcomes and the actions required to achieve these outcomes are co- ordinated by the Cultural Initiative Partnership, Brentford Community Sports Trust, Waterman’s Arts Centre and the Council

JUSTIFICATION

11.6 The facilities identified on the proposals map are major assets to the community. The Brentford Health Impact Assessment identified a variety of community venues and leisure facilities including Waterman’s Arts Centre and Brentford Football Club that benefit Brentford’s communities. The Health Impact Assessment concludes that the demand for local leisure, arts, cultural and entertainment facilities is likely to increase in line with the rising population. In anticipation of a substantial growth in the local population, the protection of existing assets is considered even more of an imperative to the Council.

11.7 These facilities have the potential to make a significant contribution to local area regeneration, creating opportunities for people to share a sense of pride in where they live as well as delivering initiatives that support community cohesion and facilitate greater social inclusion.

MONITORING

Indicator Type Target Data Source Frequency D2 floorspace Local No net loss of D2 London Annual completed floorspace over Development the life time of the Database plan

DELIVERING SUSTAINABLE ACCESS

CONTEXT

12.1 Brentford is crossed by a number of major roads including the M4, the Great West Road, London Road and Brentford High Street. Located between Heathrow airport and the centre of London, and providing a significant employment location along the Great West Road, Brentford is an area that experiences a large number of cars travelling to and through the area which results in high levels of congestion, poor air quality and unacceptable levels of traffic noise.

12.2 Traffic is a major concern to local residents. It can effect their health and well being, as well as reduce the attraction of walking and cycling and the reliability and frequency of local bus services.

12.3 Whilst the majority of traffic movements through the area are not generated within the area, the local community have a strong commitment to promote sustainable movement and encouraging a comprehensive package of measures that will reduce reliance on and use of the private car and increase the attraction, convenience and opportunity for people to walk, cycle and use public transport. Such initiatives can assist in people leading healthier lifestyles, reduce congestion and thus assist the local economy.

POLICY BAAP7 DELIVERING SUSTAINABLE ACCESS

All major developments will need to contribute to the delivery of sustainable access through a package of measures which promote sustainable movement and restrain the use of the car.

They should take account of the need to provide for pedestrian movement within, to and through sites, contribute to the improvement and provision of a comprehensive, coherent and safe cycle network and enhance bus services and facilities across the area. The Council will encourage improvements to the highway network, parking provision and control measures and the inclusion of innovative programmes that promote sustainable movement within (Green) Travel Plans. Improvements that facilitate greater movement for passengers and freight by water should be made in all appropriate circumstances.

Specific area improvements are identified in Plan 1 (Delivering Sustainable Access) and within the implementation section relating to this policy.

Commerce Road bus garage will continue to be protected and improvements to facilities encouraged. Redevelopment will only be considered if there is a suitable alternative site that results in no overall loss of garage capacity in the immediate area or Transport for London agrees that the garage is no longer required.

IMPLEMENTATION

This policy should also be read in conjunction with the other objectives and policies in the BAAP, other DPDs, saved policies in the UDP (subject to the direction of the Secretary of State), and the London Plan.

Policy BAAP7 will be implemented by:

BAAP Development Sites

Recommending transport improvements that should be implemented as part of new development on each site.

Planning Applications o Requiring a Access Report/Transport Impact Statement for all major planning applications in accordance with saved UDP policies T.1.2 and T.1.4. o Requiring the submission of a Travel Plan in accordance with saved UDP policies T.1.2 and T.1.4.

Working with the Highways Agency and Transport for London to implement the recommendations in the Brentford Area Action Plan Transport Study.

Planning Obligations

Through planning obligations, contributions should be made towards recommendations in the Brentford Area Action Plan Transport Study including: o Further increases to the capacity of the H91 bus service (A4 corridor) o Increase the frequency of the E8 bus service o Providing a bus interchange facility more centrally within Brentford town centre o Improved pedestrian access around waterside areas, including links to the Thames Path to develop strong links to Brentford town centre o Improving pedestrian crossing points across the railway at Brook Road South/Brook Road north, and the Upper Butts/Church Walk, as well as the crossing at Clayponds Lane. o Improvements to the cycle network (coverage and safety) o Examine the potential for waterborne freight use in Brentford. o A4/M4 Boston Manor to Sutton Court Streetscape Action Plan priority projects 5.1 and 5.2.

This project develops a strategy that has the aim to ensure that the A4 will become an impressive gateway into London and a distinctive and green strategic route that is noted for the high quality of its public realm

Draft Local Implementation Plan (LIP)

The LIP sets out a series of proposals (general statements of intention) that are designed to implement the Council’s transport objectives. The Council will work in conjunction with TfL, the Highways Agency, London Cycle Network,

neighbouring boroughs, car club providers and British Waterways to deliver these initiatives.

Proposals of specific relevance to Brentford include: o Reducing the number and severity of congestion hotspots in the Borough including the M4, A4 and A205 which run through the plan area o Improvements to London Cycling Network Links 100 (High Street, Brentford) and 286 (Kew Bridge Road) by 2011. o The Council will submit an Area Based Scheme application Transport for London for consideration on Brentford town centre over 5 years to 2012. o Work with British Waterways and Transport for London to improve safety and accessibility to the borough’s waterways.

The delivery of theses project will support the implementation of policy BAAP7

Thames Landscape Strategy (TLS)

The Thames Landscape Strategy Action Plan proposes the following projects within the BAAP area: o Thames Path improvements, link under Kew Bridge o Development plans for Brentford riverside including links between Waterman’s Park to Ferry Quays o Investigate the feasibility of a ferry link Brentford with Kew.

The development of these TLS projects will assist in the implementation of policy BAAP 7

Community Plan 2007-2010

Isleworth and Brentford Area Plan

As set out in Priority 2, the Isleworth and Brentford Area Committee is committed to map and undertake an audit of existing cycle path provision and commission consultation amongst cyclists to identify possible additions to the existing cycle path network.

The delivery of this project will support the implementation of policy BAAP7.

The Hounslow Plan 2006-2010 o In seeking to improve public transport, pedestrian and cycling facilities to meet the changing needs of our residents and commuters (Target 2.1(d)) the Council has set objectives to: Work with Government, Transport for London, transport providers and West London Authority partners to identify service gaps in public transport across West London and obtain improved services, in particular: - improved train services including Crossrail, Airtrack and North London Line; - support improvements to the Piccadilly Line - improved services on bus routes through the borough including H91.

o Continue to improve cycling facilities and complete the development of the London Cycling Network through the borough. o Improve our footways and footpaths to encourage walking across the borough.

Plan 1

JUSTIFICATION

12.4 The Council is committed to prioritising improved facilities for pedestrians and cyclists. These activities not only contribute to healthier lifestyles by encouraging people not to use private cars for short, non essential journeys, but they also help to reduce traffic congestion and pollution and release road space for essential vehicles including public transport, making it more efficient and reliable.

12.5 A comprehensive Transport Study has been undertaken for the Brentford Area, which indicates that many of the roads are operating close to, or at capacity. It will be important to accompany the developments within the Plan area with suitable improvements to access by sustainable modes of transport, including the recommendations set out in the Transport Study.

12.6 Hounslow’s Unitary Development Plan contains a number of policies that promote sustainable movement and aim to reduce the need to travel.

12.7 The London Plan contains a number of policies requiring improvements to walking and cycling facilities. Policy 3C.20 states that LDF policies should take account of the Mayor’s ‘Walking Plan’. The longer term objectives set to increase the modal share of walking for short trips (under 2 miles).

12.8 In accordance with London Plan policy 3C.4, the loss of any bus garage should be resisted. LDF’s should include polices for their protection and include sites to meet identified expansion needs. Hounslow is identified as a Borough with a shortage of bus garage capacity in the Mayors Draft Supplementary Planning Guidance-Land for transport functions. The site at Commerce Road is ideally situated within a Preferred Industrial Location which does not inhibit extended hours of use and its safeguarding is considered essential to cater for the employment and residential growth anticipated in the area.

MONITORING

Indicator Type Target Data Source Frequency Retention of Local To be retained for Planning Annual Commerce Road Bus the life time of the Application Garage Plan Planning Local Delivery of the S106 Annual Contributions to recommendations Database public transport outlined in the improvements BAAP Transport Study

DEVELOPMENT SITE POLICIES

Introduction

13.1 The following policies relate to individual development sites as identified on the proposals map. Supporting text offers guidance relating to a variety of issues that should be taken into account when considering the development potential of the site. The supporting text also refers to character areas contained in Appendix 3. Defining Character Areas is intended to assist the consideration of urban design issues when considering major development proposals and ensure that they take account of local distinctiveness and enhance the overall quality of Brentford’s varied townscapes. 13.2 All proposal sites that include residential development form part of mixed-use schemes. As such densities will be considered with regards to several key factors including: • The mix of uses proposed • The appropriate application of the London Plan Matrix taking account of public transport accessibility levels and setting • Urban design and local context.

13.3 The development site policies should be read alongside all of the objectives and policies set out in this Area Action Plan and other relevant planning policy documents including the Employment Development Plan Document (Draft) the Borough’s Unitary Development Plan (or Core Strategy) and the Mayor’s London Plan (including alterations to it). The schedules make reference to key policies contained within these planning documents although this should not be taken as a comprehensive list of relevant policies.

13.4 Developers should contact the Planning Department as early as possible in order to engage in pre application meetings in accordance with the Council’s Statement of Community Involvement. This can speed up the planning process and provide a greater clarity and certainty for both parties.

13.5 All proposals should be accompanied by Design and Access Statements (see www.cabe.org.uk for more guidance) and Energy Statements. The Energy Statements should demonstrate in broad terms how the proposed development will comply with the target carbon emission rate contained within the Brentford Area Action Plan policy for sustainable development. In particular, applicants should explain the contribution to be secured through decentralised energy supply systems including from on site renewable resources.

13.6 The following assessments and plans may be required. Particular schemes may require additional information not listed below. Applicants will be informed of the supporting documents considered necessary either at pre-application stage or on submission of the application.

• Supporting Planning Statement-including affordable housing statement with financial viability if appropriate.

• A transport assessment • A cumulative transport assessment • A travel plan

• An environmental statement for an environmental impact assessment • Environmental Quality Information-to include as appropriate: • Air Quality Assessment • Environmental noise report • Light pollution report • Sunlight/ Daylighting assessment including shadow paths, lighting assessment/ details of lighting scheme. • Environmental and site investigation risk report • Sustainable design and construction statement including the Council’s Sustainability Checklist which can be found at http://www.hounslow.gov.uk/index/environment_and_planning/planning/planni ng_policy/supplementary_planning_guidance.htm#04 • Landscaping scheme including tree survey • Proposed planning obligations/ draft heads of terms • Compliance statement to the statement of community involvement

• Archaeological site assessment • Listed building and conservation area appraisal • Historic Assets Assessment • Nature Conservation and Ecological Assessment • Retail Assessment

• Health Impact Assessment • Educational needs Assessment

• Water space strategy • Water dependant use assessment • Flood Risk Assessment • Local Sewerage Network – Impact Assessment • Drainage Impact Assessment

Policies

BE1 - GILLETTE, GILLETTE CORNER, GREAT WEST ROAD, ISLEWORTH

Retention and reuse of the existing listed building and associated redevelopment to provide high quality flexible business space compatible with the sites designation as an Industrial Business Park where B1b, B1c and high value B2 activities will be encouraged.

B1a (offices) will be considered acceptable if this is ancillary to the primary use of the premises for industrial related uses or does not exceed current provision of office floorspace. Due to the relatively poor public transport accessibility of the site the Council will encourage a reduction in office floorspace unless the site can be made more sustainable. The amount of improvements necessary will be dependant on the trip generation associated with the use.

The beneficial re-use of the listed building is considered a high priority and the Council will take a flexible approach to deliver a positive use for the building without delay. Uses may include a hotel, other employment, training or higher education. These would need to be accommodated without compromising the industrial offer of the wider area and will be considered with regards to other development plan policies, specifically with reference to location and access and overall economic regeneration.

SUPPORTING TEXT

Ownership Bonnington Investments and Developments Ltd Area 4.2 hectares Existing use Mixed employment incorporating HQ office and manufacturing use. Site designations/ Air Quality Management Area constraints Strategic Industrial Location (Industrial Business Park) Listed ‘Landmark’ Building Commercial uses immediately adjoining on three sides NEC ‘D’ Noise contour

Public Transport The Public Transport Accessibility Level of the site is poor (PTAL 2). There Accessibility is potential for accessibility to be improved through improvements to bus Level services and also improving pedestrian links to Syon Station. Local Context The site is surrounded by commercial development of varying heights with two storey residential development along Syon Lane. High ground adjoins the site. Character Areas Brentford End Great West Road East Syon Lane Transport Avenue Wyke Green Urban Design – New development will need to demonstrate how the listed ‘Gillette’ building Development will be incorporated into the wider redevelopment proposals for the site. It Principles should be well integrated, in terms of uses, urban form and design, with neighbouring land uses and development proposals and continue to make a positive contribution to the character of the area, fully reflecting the ‘landmark’ status of the site.

Views from surroundings areas of the ‘Gillette’ clock tower must be protected. The overall height of new developments should take account of the current building heights which are 3 to 5 storeys and take full account of the impact on the setting of the listed building and the setting of Syon Park.

Landscaping should be provided throughout the site to enhance the public realm along the Great West Road, provide a high quality environment and to alleviate the poor air and noise quality associated with the site. The Great West Road frontage should incorporate street side and on-site tree planting to improve landscape character.

Development should contribute to improving the quality of environment for pedestrians and cyclists through the area and address the street, with active frontages adjacent to key pedestrian routes, creating opportunities for natural surveillance and offering direct connections with public transport facilities.

Key Issues Policies seek to retain and enhance the listed building as well as its setting and maintain appropriate employment uses. Any new use or redevelopment should result in positive impacts on the SIL and the area as a whole.

In the event that a high trip generating development is proposed, the applicant must show that there are no other more suitable sequentially preferable sites available and specifically, that the development will not have a negative impact on the planned regeneration of Brentford Town Centre.

This site, together with adjoining proposal sites, currently has poor public transport accessibility. As such, there must be a co-ordinated approach to delivering improvements to sustainable access to this site as well as the adjoining BSkyB proposal site. High trip generating development would only be acceptable if access by public transport could be substantially improved. Specific improvements are contained within the implementation section relating to policy BAAP7-Delivering Sustainable Access.

Planning The Council’s Sustainable Development Committee made the resolution to permission(s) grant planning permission for the following proposal on the 15th January 2007 subject to completion of a legal agreement and in the event that the Mayor for London does not issue a direction to refuse the application.

Ref. 00505/AP/P74

“Comprehensive redevelopment of the site to provide buildings of between 4 and 6 storeys for Class B1(a), B1(b) and B1(c) use, with cafe, associated landscaping and car parking (in outline) and conversion and extensions to Gillette Building for use as a hotel, with ancillary conferencing/meeting, bar/restaurant and gym facilities, basement car parking (in detail), provision of new landscaped areas and highway works.”

BE4 - BSKYB, CENTAURS BUSINESS PARK, SYON LANE, ISLEWORTH

1. Retention and consolidation of BSkyB Broadcasting Head Quarters through intensification and redevelopment to provide high quality flexible business space to accommodate and facilitate the company’s future growth on this site.

2. In the event that BSkyB decide to relocate, an alternative use compatible with the sites designation as an Industrial Business Park, B1b, B1c and high value B2 activities, will be encouraged. B1a (offices) will be considered acceptable if this is ancillary to the primary use of the premises for industrial related uses or does not exceed current provision of office floorspace. Due to the relatively poor public transport of the site the Council will encourage a reduction in the current level of office floorspace on the site, particularly if this can be provided in more sustainable locations. In the event that this cannot be achieved, access to the site should be improved through sustainable modes. The amount of improvements necessary will be dependant on the trip generation associated with the use.

SUPPORTING TEXT

Ownership BSkyB Area 8.5 hectares Existing use Broadcasting Head Quarters (primarily B1a and B1b business space) Public Transport The Public Transport Accessibility Level of the site is poor(PTAL 2). There Accessibility is potential for accessibility to be improved through improvements to local Level bus services and also improving pedestrian links to Syon Station.

Local Context The site is surrounded by commercial development of varying heights on the north east and south east, with two-storey residential development along Syon Lane. Playing fields (Metropolitan Open Land) lie to the northwest on the edge of locally high ground. Character Areas Great West Road West Syon Lane Transport Avenue Wyke Green

Urban Design – New development should be well integrated, in terms of uses, urban form Development and design, with neighbouring land uses and development proposals and Principles make a positive contribution to the character of the area.

Views from surrounding areas of the ‘Gillette’ clock tower must be protected. Whilst this lies outside of the boundaries of the development site, the tower as an existing landmark will be considered as a key factor in the consideration of the height, scale form and massing of any new development proposal.

The overall height of new development should take account of the current building heights that surround the site which are 2 to 5 storeys as well as the impact on the setting of the listed building, Metropolitan Open Land and long distance views from north east to south east.

Landscaping should provide a high quality working environment and assist in enhancing views from sensitive areas.

The development should contribute to improving the quality of the environment for pedestrians and cyclists throughout the site with active frontages adjacent to key pedestrian routes, creating opportunities for natural surveillance and offering direct connections with public transport facilities.

Site designations/ Air Quality Management Area constraints Strategic Industrial Location (Industrial Business Park) Listed ‘Landmark’ Building (adjoining) Commercial uses immediately adjoining on three sides Metropolitan Open Land adjoining

Key Issues The Council is committed to supporting BSkyB to continue to operate from this site and value the company’s major contribution to economic regeneration. It is recognised that the nature of broadcasting does not fit neatly into planning use classes so flexibility is imperative in order that the business can grow without onerous planning restrictions. It is also recognised that due to the nature, scale and variety of activity associated with such a use, a site within a town centre would not be forthcoming due to competition for space for other high value town centre uses.

The company will be expected to work in partnership with the Council to deliver a scheme that is as sustainable as possible given its out of town location and poor public transport accessibility.

Any new use or redevelopment should result in positive impacts on the SIL and the area as a whole. In the event that a high trip generating development is proposed, the applicant must show that there are no other more suitable sequentially preferable sites available and specifically, that the development will not have a negative impact on the planned regeneration of Brentford Town Centre.

This site, together with adjoining proposal sites, currently has poor public transport accessibility. As such, there must be a co-ordinated approach to delivering improvements to sustainable access to this site as well as the adjoining Gillette proposal site. High trip generating development would only be acceptable if access by public transport could be substantially improved. Specific improvements are contained within the implementation section relating to policy BAAP7-Delivering Sustainable Access.

Road access within the site should be improved and access to and from the ‘Harrods’ site, (which lies to the rear of BSkyB), should be safeguarded to Syon Lane and directly to the Great West Road.

Landscaping should be provided throughout the site to provide a high quality environment and filter views from Metropolitan Open Land and the Grand Union Canal and Boston Manor Conservation Area.

Planning The Council’s Sustainable Development Committee made the resolution to permission(s) grant planning permission for the following proposal on the 15th January 2007 subject to completion of a legal agreement and consultation with the Mayor for London.

Ref. 00558/A/P25

“Outline application for the development of up to 69,581 square metres of floorspace on the site for a broadcasting facility (use class B1(b)), offices (use class B1(a)) and warehouse/storage uses (use class B8), landscaping, parking, access and highway improvements, together with ancillary works, plant and equipment” Subsequently, outline planning permission was granted on the 23rd April 2007.

M1 - FORMER ALFA LAVAL SITE AND BALTIC CENTRE, GREAT WEST ROAD

Mixed use development providing a range of accommodation, including affordable and family housing. Commercial development should be located fronting the Great West Road, particularly within the NEC D noise contour. Open space and community uses should form part of a mixed use scheme in order to contribute to the overall goal of area regeneration and sustainable living.

SUPPORTING TEXT

Ownership Carlton Properties

Area 2.13 hectares Existing Use Vacant employment use Site designations/ NEC D along the frontage of the site with the Great West Road constraints Air Quality Management Area 2 storey residential properties Site lies immediately to the south of the M4 elevated section Public Open Space Deficiency Area.

Public The public transport accessibility level is poor to moderate (PTAL 2-3). Transport There is potential to improve this through improvements to bus services Accessibility along the Great West Road and Ealing Road.(H91 and 65) Level Local Context Urban/ Commercial with two storey residential adjoining to the south and west. The setting is likely to become more residential in character due to mixed use development of the adjoining site to the East (Wallis House). There are large areas of low height housing to the north and south with the potential for tall buildings to affect long distance views from Kew World Heritage Site. Character Areas Ealing Road North Great West Road/Carville Hall Great West Road/Windmill Road Junction Haverfield St Paul’s/Griffin Park Stadium Wallis House/Alfa Laval

Urban Design – Building heights should provide an effective transition between the Development commercial focus along the Great West Road to the established two-storey Principles scale of residential areas in the south and west of the site. The southern part of the site is considered most appropriate for family housing.

Proposals should seek to introduce a stronger physical form to the site through fine grain street patterns and uniform buildings lines to integrate with the character of surrounding residential areas.

Opportunities to provide links with public spaces within the adjoining proposal site (M2-Wallis House) through to Carville Hall Park South should be taken to create a network of urban and green public spaces along the Great West Road.

Development should contribute to the quality of environment for

pedestrians and cyclists on the Great West Road by promoting development that addresses the street, with active frontages adjacent to key routes.

Landscaping should be provided through out the site to enhance the public realm and to alleviate the poor air and noise quality associated with the site. The Great West Road frontage should incorporate street side and on- site tree planting to improve landscape character and enhance the potential for ecological improvements.

Key Issues The site has been vacant for a considerable length of time and whilst several planning permissions have been granted for commercial development, the marketing of the site has resulted in little interest.

A mixed use development of the site, providing both affordable and family housing, is considered the most appropriate and deliverable regeneration solution. However, it is important that the commercial character of the site is retained along Great West Road Frontage, not only to provide new employment opportunities but also to make the best use of the area which has the most serious environmental constraints. Development within this part of the site should provide protection from noise and air pollution generated by traffic travelling along the M4.

The density of any new development will be constrained by the accessibility of the site, as well as its setting between the M4 elevated section and the 2 storey residential properties immediately adjoining.

Public Transport improvements should be co-ordinated with the adjoining redevelopment site to the East (M2-Wallis House). Specific improvements are contained within the implementation section relating to policy BAAP7- Delivering Sustainable Access.

Due to the large number of residential units anticipated to be delivered by this site, in accordance with circular 05/05, contributions to the social, economic and environmental infrastructure of the area will be expected to be delivered both on and off site as appropriate.

M2 - WALLIS HOUSE, GREAT WEST ROAD

Mixed use development including commercial and a range of residential accommodation providing a variety of size and tenure of units, including affordable and family units, and an appropriate re-use of the listed building. Commercial development should be located fronting the Great West Road, particularly within the NEC D noise contour.

Public open space will need to form an integral part to any mixed use scheme and provide improved pedestrian links to Carville Hall Park from residential properties to the west of the site.

Educational, community and health uses could also form part of a mixed use scheme in order to contribute to the overall goal of area regeneration and sustainable living.

SUPPORTING TEXT

Ownership Barratt West London

Area 4.9 hectares

Existing Use Vacant employment land

Site Listed Building with landmark tower designations/ NEC D along the frontage of the site with the Great West Road constraints Air Quality Management Area Metropolitan Open Land immediately to the east Site lies immediately to the south of the M4 elevated section Open Space Deficiency Area.

Public The public transport accessibility level is poor to moderate (PTAL 2- 3). There Transport is potential to improve this through improvements to bus services along the Accessibility Great West Road and Ealing Road Level Local Context Urban/ Commercial with open space lying immediately to the east of the site. The setting is likely to become more residential in occupation due to anticipated development of the adjoining site to the West. The major influence on the site is the A4 and opposite the raised level of the M4. Character Areas Alfa Laval/Wallis House Ealing Road North Great West Road/Carville Hall Great West Road/Windmill Road Junction Green Dragon Lane Haverfield St Paul’s/Griffin Park Stadium

Urban Design - New development will need to demonstrate how the listed Wallis House will Principles be incorporated into the wider redevelopment proposals for the site. It should be well integrated, in terms of uses, urban form and design, with neighbouring land uses and development proposals and make a positive contribution to the character of the area, fully reflecting the landmark status of the site.

Building heights should be based on the provision of an effective transition between the commercial focus along the Great West Road to the two-storey scale of residential areas south of the railway line and to the west of the site along Layton Road.

New development will need to protect views from surrounding and wider areas of Wallis House tower.

The layout to the site should provide links that integrate the public spaces within the site with Carville Hall Park South to the east.

Development should contribute to the quality of environment for pedestrians and cyclists along the Great West Road by promoting development that addresses the street, with active frontages adjacent to key routes.

Landscaping should be provided to enhance the public realm within the site

and to alleviate the poor air and noise quality associated with the site and promote ecological benefits. The Great West Road frontage should incorporate street side and on-site tree planting of good scale to improve the landscape character around the site.

Key issues Since the relocation of GSK HQ to GSK House further along the Great West Road, this site has remained vacant and it is imperative that an appropriate use is delivered as soon as possible in order to address the increasingly derelict appearance of the site and prevent the listed building falling into disrepair.

A mixed use development of the site is considered the most appropriate and deliverable regeneration solution. However, it is important that the commercial character of the site is retained along the Great West Road frontage, not only to provide new employment opportunities but also to make the best use of the area which has the most serious environmental constraints.

The density of any new development will be constrained by the accessibility of the site as well as its setting between the M4 elevated section and the railway lying immediately to the south. Public transport improvements should be co- ordinated with the adjoining redevelopment site to the West (M1-Alfa Laval). Specific improvements are contained within the implementation section relating to policy BAAP7-Delivering Sustainable Access.

Due to the large number of residential units anticipated to be delivered by this site, in accordance with circular 05/05, contributions to the social, economic and environmental infrastructure of the area will be expected to be delivered both on and off site as appropriate.

Planning The Council’s Sustainable Development Committee made the resolution to permission(s) grant planning permission for the following proposal on the 8th December 2005 subject to completion of a legal agreement and in the event that the Office of the Deputy Prime Minister and the Mayor of London issue no direction with respect to the proposed scheme.

Ref. 00505/P/P59

“The retention and alteration (including limited, selective demolition) of Wallis House in association with the re-instatement of employment use (Class B1-business), the creation of a gallery (Class D1-non residential institutions), the provision of a health club (Class D2-assembly and leisure) and the introduction of residential use (Class C3-dwellinghouses) of the building. The retention, alteration and extension of International House and its use as a restaurant (Class A3-restaurants and cafes) and incubator business units (Class B1-business). The demolition of all other buildings on the site and redevelopment for mixed employment (Class A1-shops, A2-financial and professional services, A3-restaurants and cafes, A4-drinking establishments, B1-business and C1-hotels), community (Class D1-non residential institutions and D2-assembly and leisure) and private and affordable residential (Class C3-dwellinghouses) use, together with associated public and private open spaces, access roads, service areas, 1,045 car parking and landscaping. The proposed buildings range from 4- to 10-storeys in height and a 25-storey tower.”

Subsequently, planning permission was granted on the 8th December 2006.

M3- KEW BRIDGE SITE, KEW BRIDGE ROAD

Mixed use development including residential and commercial and re-provision of a boathouse, together with riverside path and open space. Residential development should provide a mix of units including affordable and family units.

A new public house should form an integral part of a new development proposal. Provision should be made for the reinstatement of the former boathouse to provide facilities for a rowing club. Additional river-related recreational uses/activities would also be appropriate.

The development must incorporate a lively riverfront with a variety of uses to encourage public use of this waterside location. Public uses should be provided along pedestrian access routes to the river in order to provide interest and encourage pedestrian movement.

Riverside open spaces available to the public must also be provided

SUPPORTING TEXT

Ownership St George West London Ltd

Area 0.9 hectares

Existing use Vacant land

Site Archaeological Priority Area designations/ Thames Policy Area constraints Kew Bridge Conservation Area Flood Risk Zone 3 (Southern part of site) Kew World Heritage Site Proposed Buffer Zone Air Quality Management Area Nature Conservation Area adjoining

Public Transport The public transport accessibility level is moderate (PTAL 3-4) Accessibility Level Local Context Urban. The site is an historic riverside location with a range of buildings included several listed landmark structures, historic domestic scale properties and some taller developments up to 10 storeys high. Character Areas Brentford Riverside Capital Interchange Inter-tidal Thames Kew Bridge Kew Green Strand on the Green Wellesley Road Royal Botanical Gardens, Kew

Urban Design – The scale and massing of new development should take account of the Development height and setting of the three surrounding listed structures (Kew Bridge, Principles Kew Bridge Steam Museum and Kew Bridge railway station). It should also

take account of the historic open character of the south of the proposal site (within high flood risk zone 3) which also lies within the Kew World heritage site buffer zone, and the domestic scale of buildings to the north and east. These buildings add character to the Kew Bridge Conservation area as do those in the adjacent Strand on the Green Conservation Area. New development should not dominate these areas but should take account of local context and add to the architectural quality of the area.

New development, other than those uses considered acceptable within Flood Zone 3 in PPS25, should be located outside of this high risk flood zone.

The development should enhance the vistas along Kew Bridge, the Thames Path and Kew Bridge Road, and ensure that views into Kew Bridge Conservation Area focusing on the bridge and the Steam Museum campanile are not obstructed. Similarly development should respect and enhance riverside views and the setting of Kew Gardens and Kew Palace on the opposite side of the River within the London Borough of Richmond.

Pedestrian access to, from and along the river should be provided with opportunities for access across the site at various points through the development.

The Kew Bridge Road frontage should incorporate street side and on-site tree planting to improve the landscape character around the site.

The natural river edge should be retained. The choice of plants for landscaping along the riverside shall be influenced by nature conservation objectives, using native planting and traditional riverside planting and management. New development proposals should include a detailed landscape design scheme.

Key issues This is an extremely sensitive site located within Kew Bridge Conservation Area, the Thames Policy Area, an Archaeological priority area, immediately adjacent to a Grade II listed structure (Kew Bridge). Abutting Strand on the Green Conservation Area, Metropolitan Open Land and an area of nature conservation, it is also opposite Kew World Heritage Site and within the proposed World Heritage Site buffer zone.

An archaeological investigation of the site is a prerequisite to other excavation work and should inform the development’s design.

Urban design issues will be considered key to a successful scheme. New development must reflect the setting of the site as well as current levels of public transport accessibility. The applicant attention is drawn to appeal ref APP/F5540A/05/1180177 which discusses urban design issues in detail.

The site is within 200 metres of known landfill sites. Testing for landfill gas, and appropriate remedial measures, where necessary, will be required with respect to any redevelopment. Appropriate measures will also need to be taken to remove any contamination from existing or previous users on the site.

The site lies at one of the busiest road junctions in the Borough at the intersection between the North and South Circular Roads. The impact of traffic entering and exiting from the site will need to be given detailed

consideration. Vehicular access should be from Kew Bridge Road, away from the junction with Kew Bridge.

Due to the large number of residential units anticipated to be delivered by this site, in accordance with circular 05/05, contributions to the social, economic and environmental infrastructure of the area will be expected both on and off site as appropriate.

M4 - THAMES WATER SITE, KEW BRIDGE ROAD

Mixed use development which maintains open space on site as well as the buildings of historic interest providing for a range of residential and business accommodation. Pedestrian access through the site from Green Dragon Lane to Waterman’s Park and the River Thames should form an integral part of the development.

SUPPORTING TEXT

Ownership Thames Water Utilities ltd

Area Existing Use Reservoir/ Thames Water operational land

Site Kew Bridge Steam Museum (adjoining listed building) designations/ Kew Bridge Conservation Area constraints Thames Policy Area Air Quality Management Area Kew Gardens World Heritage site (proposed buffer zone adjoins)

Public The public transport accessibility level is moderate (PTAL 3). There is Transport potential to improve this through improvements to bus services along the High Accessibility Street. Level Local Context Urban. The site is surrounded by a wide variety of uses and buildings including the historic buildings of Kew Bridge Steam Museum, the new modern musical museum, Green Dragon primary school with playing fields, new residential development and high residential towers to the north. The site is highly visible from the River Thames. Character Areas Brentford Riverside Green Dragon Lane Haverfield Inter-tidal Thames Kew Bridge Royal Botanic Gardens, Kew

Urban Design – The site contains two Grade II listed structures – 1838 former porters lodge, Principles office and meter room, known as the gatehouse and 80 metres of boundary wall to the Thames Water site to the west of the gatehouse. Any development should include the re-use of the Gatehouse. Development should complement and not impinge upon the character and setting of the listed structures within the site or that of neighbouring listed buildings within

Kew Bridge Conservation Area, in particular Kew Bridge Steam Museum.

Although not listed, the 1845 filter bed walls form part of the group of historic facilities that make up Kew Bridge Pumping Station, the most complete pumping station in Britain. New development should seek to retain these features.

Any development will be assessed against the impact on views to and from the site across the river from Kew World Heritage Site and the riverside footpath on the opposite bank. The scale and massing of development should respect views of St George’s church tower and Kew Bridge Steam Museum campanile as landmark structures.

The scale of development around the site is relatively high with 18 storey residential tower blocks to the north, the 7 storeys+ Capital West development to the west and Regatta Point to the south at approximately 10 storeys. The Steam Museum Campanile immediately to the east is a landmark building. However, the site is in an extremely sensitive location, partly within the Kew Bridge Conservation Area, in close proximity to the River Thames and within views from Kew World Heritage Site. New proposal will need to take account of these distinctive features that provide the local context of the site..

Development must provide high quality, publicly accessible open space. Dependant on the number of family units provided, provision should be made for children’s play facilities.

Pedestrian links should be provided through the site, particularly connecting with the riverside, with Green Dragon Lane and also provide for convenient links between existing tourist facilities such as the Musical Museum and Kew Bridge Steam Museum.

The main vehicular access to the site should be from the High Street/Kew Bridge Road.

Key issues The site already has planning permission for a mixed use development including residential and business uses, the provision of publicly accessible open space and the retention of buildings of historic interest.

Due to the operational requirements of Thames Water the site has yet to be de-commissioned. Work has commenced to implement the permission although it is anticipated that building will not commence until 2009 as the site is still operational.

Developers are encouraged to liaise with Kew Steam Museum to investigate the potential within any new scheme for the expansion of the museum into the Thames Water Gate House and through the provision of a railway to the Musical Museum.

Since permission was granted, the Royal Botanic Gardens at Kew has been inscribed as a World Heritage Site (2003) and Kew Bridge Conservation area has been designated (2004). In the event that the existing permission fails to be completed, any new proposal will be considered within the above context with specific attention given to design, scale and massing and the impact of the development on these recognised areas of heritage and conservation.

Planning The Council’s Sustainable Development Committee made the resolution to permission(s) grant outline planning permission (Ref. 00657/B/P15) for “Redevelopment of site for residential development” on the 18th January 2001 subject to completion of a legal agreement. Subsequently, outline planning permission was granted on the 31st August 2001.

Following this, reserved matters were approved (00657/B/P15(c)) on 19th September 2002 for a “development of 353 apartments to be accommodated within nine blocks, designed around a central square, that will range in height from six to sixteen storeys incorporating basement level car parking”.

M7 - SOMERFIELD SUPERMARKET AND CAR PARK, HIGH STREET, BRENTFORD

A mixed use town centre ‘gateway’ development which should include the retention/ refurbishment of the food store, town centre parking and improved public transport links to the town centre. An appropriate range of other town centre uses which could include community and health uses, residential accommodation, particularly affordable and family units, and business or commercial uses.

SUPPORTING TEXT

Ownership Somerfield (leaseholder) Zurich Assurance (landlord)

Area Existing Use Single storey food supermarket with associated surface car parking. Access to car park is via a one-way traffic route from London Road to Half Acre.

Site designations/ Thames Policy Area constraints Air Quality Management Area Adjoins St Paul’s Conservation Area to the North

Public Transport The Public Transport Accessibility Level of the site is ‘moderate’ (PTAL 3) Accessibility and there is potential for this to be improved at the Half Acre/ London Road Level junction through improvements to bus services.

Local Context Urban town centre setting surrounded by a mix of uses including residential, education, community, civic and commercial uses. Character Areas Albany Brentford Town Centre Brent Way St Paul’s/Griffin Park Stadium The Butts

Urban Design – The site should deliver a high quality development forming an identifiable Development eastern ‘gateway’ to the town centre. The scale and massing of Principles development should reflect that of existing town centre developments The narrow width of the High Street indicates that elements of any development over three storeys should be focussed away from this frontage.

This prominent and sensitive site should present attractive frontages on all sides and take opportunities available for improving the quality of the environment on the High Street.

Vehicle servicing on the site should be concealed from view.

Public parking should be well designed as an integral part of the development with good quality lighting and surveillance in order to increase people’s sense of security.

Pedestrian routes between the site and the rest of the town should be clear,

safe and attractive and should encourage movement around the centre generally.

Key Issues The objective is to maximise the sites contribution to the regeneration of the area in a way that would complement the main town centre regeneration site which lies south of the High Street (Brentford Waterside).

The supermarket continues to play an important role with regards to the provision of retail floorspace within Brentford. However, the site does not present a positive image of the town centre as approached from the East.

The site is currently poorly linked with the rest of the town centre and pedestrian links need to be improved between the supermarket and the adjoining car park which should provide public parking for the whole of the town centre. For the remaining uses restrictive parking and a potentially car free development should be considered.

The Public transport accessibility level of the site also provides opportunities for a more intensive development than the site currently accommodates. A mixed use development that retains a similar amount of convenience and comparison floorspace, whilst providing for a range of other uses appropriate to a town centre, offers opportunities to enhance the appearance of the site whilst providing wider regeneration benefits.

Whilst maintaining retail floorspace on the site at current levels benefits residents living to the east of the town centre, additional retail development will be directed to the main town centre site south of the High Street, ‘Brentford Waterside’, as this is considered to offer the greatest opportunities to enhance the future vitality and viability of the town centre.

Thames Water Utilities Ltd have requesed that an impact assessment is provided to assess the capacity of the local sewerage network.

M8 - ‘BRENTFORD WATERSIDE’, LAND SOUTH OF THE HIGH STREET, BRENTFORD

The site will be expected to fulfil the key role of providing a major redevelopment site to deliver the regeneration of Brentford Town centre as well as protecting and promoting waterside industries and related uses, and making the waterways more publicly accessible. Uses should include:

-Retail development -Restaurants, cafes, pubs -Social, community, cultural and entertainment facilities -Service uses appropriate to a town centre -Town centre parking -Open space -Residential development -Business uses -Waterside industries including boatyards -Waterside uses including moorings -Public access to, from and along the waterway -Youth service facilities

Whilst comprehensive site regeneration and redevelopment is favoured, the Council will consider phasing of development as appropriate provided that this is brought forward as part of a wider masterplan which is deliverable over the longer term.

SUPPORTING TEXT

Ownership Geronimo London Borough of Hounslow Various Area Existing Use A mixed use area characterised by; -Retail units, some vacant, with residential above along the High Street interspersed with other town centre uses including a bank, pubs, post office and various cafes and service uses. -Various industrial and business uses (operational and vacant), artist studios, vacant church and open space. -A boatyard and various boat repair and maintenance activities are carried out in several areas and Wharf buildings across the site. -Off line moorings are provided within Ridgeways Basin.

Site Within the town centre boundary designations/ Prime shopping area (part) constraints Thames Policy Area Boston Manor and Grand Union Canal Conservation Area High flood risk area (zone 3) and Functional Flood Plain Protected and safeguarded boat yards adjoining and within the site Grand Union Canal Conservation Area (within and adjoining the site). Listed Buildings and buildings of townscape character within and adjoining the site Historic alleyways Archaeological Priority Area Nature conservation area along the waterway Kew World Heritage site (opposite bank of The River Thames) Public Open Space deficiency Area

Public The public transport accessibility level is poor to moderate (PTAL2-3). Transport There is potential to improve this through improvements to bus services Accessibility along the High Street and Half Acre. Level Local Context Urban canal-side setting with a mix of different uses and buildings of two to four storeys. Character Areas Albany Brentford Dock Brentford Lock Brentford Town Centre Pump Alley St Paul’s/Griffin Park Stadium Syon Park The Ham The Butts

Urban Design – Design should start from the water. Proposals should introduce a built form,

Development which takes account of the general scale, urban grain and massing in the Principles town centre and along the waterside. The overall height of new developments should take account of building heights in the surrounding character areas, which are generally up to 4 storeys and take full account of the impact on retained buildings and the waterside setting.

The layout and nature of development should seek to take full account of the unique opportunities offered to preserve and potentially reinstate historic access ways in a north-south direction between the Butts and the Waterside. This would also create new north-south views to and from the canal and the High Street.

High Street frontages should provide for a pleasant shopper and pedestrian experience and all street-level uses should have active frontages to create interest and natural surveillance. The High Street frontage should link well with the northern side of the High Street. Opportunities should be taken to widen the pavement on the Southern side of the High Street in order to create a more pleasant and safer pedestrian environment.

Views up and downstream from the bridges and locks across the canal and views of the lock and weir complexes should be retained.

Any development should respect its canal-side location and ensure public access to and along the waterside. A waterspace strategy should be included as part of any planning application and demonstrate a coordinated approach to the waterside environment that integrates with surrounding areas and deliver public realm improvements.

Key Issues TOWN CENTRE DEVELOPMENT The redevelopment of this site for retail led mixed use town centre development is key to the successful regeneration of the whole of the Action Plan Area. Not only should it enhance the town centre’s role as a district centre, it should fulfil an important community, cultural and social role for Brentford’s existing and new residents. Guidance with regard to the nature and amount of town centre development anticipated on the site is contained within policy BAAP3-Regeneration of the town centre. Given the town centre location and the relatively good public transport accessibility of the site, restrictive parking should be considered as well as providing an element of car free development.

FLOOD RISK A large proportion of the site lies within the high flood risk zone 3 and some within the functional flood plain itself. Development of the nature proposed should only be considered as an exception in accordance with PPS25. The Councils Strategic Flood Risk Assessment and annexe to it justifies the wider regeneration benefits of this town centre development, the need to manage the flood risk, whilst ensuring that flood storage capacity is improved as an integral part of any redevelopment scheme. Flooding issues should be addressed in a comprehensive manner regardless of any phasing that may apply to the redevelopment of the site. There should be no infilling of the existing canal or basin.

New development should not add to flood risk to and from new development through location, layout and design, incorporating sustainable drainage systems (SUDS) and where necessary, flood resilience measures (e.g. use of water-resistant materials for floors, walls and fixtures and the

siting of electrical controls, cables and appliances at a higher than normal level).

WATER INFRASTRUCTURE Thames Water Utilities Ltd have requested that an impact assessment is provided to assess the capacity of the local sewerage network.

WATER RELATED SUPPORT ACTIVITES Off line moorings should continue to be provided at Ridgeways basin and be supported by an appropriate range of uses and facilities.

Attention is drawn to policy BAAP5 relating to river and canal related support activities. The Council consider that appropriate retention and enhancement of the distinctive role as a ‘waterside employment cluster’ will add to the character of the area and offer a unique image to the town centre which will attract people to the town and add to the visitor experience. Improved boat yard facilities will be encouraged and consideration should be given to a community boat yard which provides for a variety of uses including DIY repair and maintenance, education and skill transfer and public access to and from the waterways.

HISTORICAL CONTEXT The whole of the site falls within the Thames Policy Area and the canal, basins and adjoining islands fall within the Grand Union Canal conservation area. The Butts and St Paul’s Conservation Area lie immediately to the north and Kew World Heritage site lies on the opposite bank of the Thames.

Whilst the majority of the site is not designated as a conservation area, it does contain numerous listed buildings as well as buildings and features of historical merit and townscape character. Historic alleyways which led down to the waterfront are also present in some parts of the site. These include links from Church Walk to the Butts and Half Acre to the Canal. New development should take account of these buildings and features and every opportunity should be taken to enhance their role and character.

The Council will encourage regeneration of the site that takes account of these historical assets as well as the industrial waterside heritage of the site which is unique due to its strategic location at the junction of the Grand Union canal and the River Thames.

OPEN SPACE AND BIODIVERSITY Much of the land south of the High Street lies within an area of public open space deficiency. It also lies within an area of deficiency in access to nature. Redevelopment should address both of these areas of deficiency. Specifically, the open land to the rear of St Lawrence’s Church should provide public open space. Consideration should be given to adopting innovative designs that provide greater access to nature areas as an integral part of the development, for example, through the provision of green roofs.

COMMUNITY ENGAGEMENT AND SOCIAL COHESION The redevelopment of this site is key to the regeneration of the town centre and should serve the local community well. Developers are encouraged to engage with the local community throughout the development of their plans and implementation of their proposals with a view to reflecting their aspirations as far as possible, providing for their diverse needs and

engendering community pride in this new development which will be at the heart of the town centre.

The Developer’s attention is drawn to policy BAAP3-Brentford Town Centre and policy BAAP1-sustainable development which offer guidance with regards to the nature of community infrastructure that may be appropriate as part of the overall regeneration of the site.

COMPULSORY PURCHASE The land owner/ developer have made significant progress with regards to land assembly and they should continue to acquire third party interests. If necessary, the London Borough of Hounslow will consider using its compulsory purchase powers to deliver the regeneration of the town centre. In this situation, whilst the Council will make the Compulsory Purchase order (CPO), all costs associated with it shall be underwritten by the developer. The Council will therefore be indemnified in this respect.

RR1 - FERRY WHARF, POINT WHARF, GOAT WHARF, AND SOAPHOUSE CREEK

Ferry Wharf- The provision of a boat storage/ repairs building together with an interpretation facility relating to Ferry Quays and the historic importance of the River Thames/ Grand Union Canal Junction. A jetty should also be provided for a Brentford to Kew ferry.

Point Wharf- Provision of a public seating area with associated landscaping and additional moorings along the canal.

Thames Path - Completion of the Thames Path between Goat Wharf and the rear of 41, High Street Brentford.

Soaphouse Creek- The provision of moorings of an appropriate nature, number and scale.

High quality landscaping should be provided throughout the site

Lots Ait- Preservation and restoration of boat sheds and ecological management area.

SUPPORTING TEXT

Area Site Thames Policy Area designations/ Flood Zone 3 (High Risk) constraints Nature conservation area. Kew World Heritage Site (opposite side of the River Thames). Environment Agency 16m buffer zone. Existing S106 Agreement

Public The public transport accessibility level is low. Transport Accessibility Level Local Context Urban/ river side/ residential/ commercial Character Areas Ferry Quays Pump Alley Inter tidal Thames

Urban Design – The building at Ferry Wharf should be no more than two storeys high to Development retain the openness of the waterside. Building frontages should actively Principles address the waterside.

Materials should be of a high quality, and reflect the waterside use and character of the area. They should integrate well with the surrounding development.

Building layout should respect the vista along Ferry Lane and not interrupt views from Point Wharf and Ferry Wharf across the river to Kew Palace.

New development should be ‘water compatible’ and not add to flood risk to and from new development through location, layout and design, incorporating sustainable drainage systems (SUDS) and where necessary, flood resilience measures (e.g. use of water-resistant materials for floors, walls and fixtures and the siting of electrical controls, cables and appliances at a higher than normal level).

Key Issues The Ferry Quays development remains incomplete and the provision of appropriate uses that support the use of the river and canal, together with the provision of high quality facilities for people to enjoy and visit this waterside location, as well as appreciate its historic significance, are considered both desirable and deliverable.

In considering any new proposals, the Council will need to be satisfied that moorings are appropriate in scale and nature and are supported by adequate infrastructure and servicing.

New development should capitalise on the inherent environmental and historic assets associated with this Thames side setting.

The following assessments and plans should accompany any application for planning permission;

• A management plan for the inter tidal part of the site • A flood risk assessment • An ecological appraisal • A landscape management plan

The restoration of the boat houses located on Lots Ait offers a significant opportunity to contribute to the development of Brentford’s waterside employment cluster.

The Environment Agency’s prior written consent is required for any proposed works or structures either affecting or within 16 metres of the tidal flood defence structure.

IMPLEMENTATION OF DEVELOPMENT SITE POLICIES

13.6 New development or the redevelopment of sites identified within the Plan area will be delivered by the private sector. The Council has consulted extensively with developers, landowners and key stakeholders throughout the preparation of the area action plan, taking forward only those proposals it considers will be implemented during the lifetime of the plan. Of the nine proposal sites: • Three have planning permission two of which have been implemented (M2 – 755 additional homes and M4 - 353 additional homes), whilst applications for reserved matters have been received on the third (BE4) • One is subject to the completion of a Legal Agreement in the event that the Mayor for London does not issue a direction to refuse the application (BE1) • A planning application has been received for proposal site M1 proposing 368 additional homes • Four are subject to pre-application discussions or expressions of interest (M3, M7, M8 and RR1)

13.7 The supporting text to each development site policy identifies the landowner or developer who will be taking the proposals forward. It is envisaged that the Council will play a central role in facilitating and delivering the regeneration of Brentford town center, the Council owning property within the town centre including part of development site M8.

13.8 The Council recognises that there are risks to development coming forward on some of the sites and has sought to minimise the risks.

13.9 The supporting text to Development Site policy M8 states that although the landowner/ developer have made significant progress with regards to land assembly, the Council may need to consider using its compulsory purchase powers to deliver the regeneration of the town centre. The council’s Strategic Flood Risk Assessment also identifies a large part of proposal site M8 within an area of high flood risk (flood zone 3). In accordance with Planning Policy Statement 25 Flooding, the Council has prepared an exception test, which demonstrates that the proposals provide wider sustainability benefits that outweigh flood risk.

13.10 Risks in terms of the delivery of transport, social and utilities infrastructure to support proposals have been addressed through the BAAP policies.

Housing Delivery

13.11 Proposals sites within the area action plan with planning permission (M2 and M4) will deliver an additional 1,108 homes by 2013. It is likely that a further 1,000 homes could also be provided over the lifetime of the plan, at least half of which will be delivered before 2013. The Borough has an annual housing target of 445 net additional homes each financial year until 2016/17. The Housing Trajectory in the Council’s Annual Monitoring Report demonstrates that the Council expects to exceed its annual target throughout this period. Information on the new housing development, including size and tenure, will be monitored Borough wide and broken down to the Action Plan area level.

13.12 All of the housing within the Plan area will be delivered on previously developed land.

MONITORING

Indicator Type Target Data Source Frequency Net additional Core Borough wide London Annual dwellings Indicator target of 445 net Development 2a additional Database dwellings each year. Percentage of new Core BVPI 106 London Annual and converted indicator Development dwellings on 2b Database previously developed land Size and tenure of Local 35% of new London Annual new dwellings dwellings in the Development Borough are Database three bedroom plus houses

GLOSSARY

Adoption The stage at which the Local Planning Authority can adopt, by resolution of the council, the Development Plan Document as Council policy. A Development Plan Document acquires statutory weight once it has been adopted.

Air Quality Management Area An area that the local authority has designated for action based upon a prediction that Air Quality objectives will be exceeded.

Annual Monitoring Report (AMR) Authorities are required to produce an AMR to assess the implementation of the Local Development Scheme and the extent to which the policies in the Development Plan Document are being successfully implemented.

Area Action Plan (AAP) A Development Plan Document, which will be used to provide a planning framework for areas with a concentration of proposals for change and/or conservation.

Blue Ribbon Network London’s waterways and water spaces and land alongside them.

Brentford Diamond The Brentford Diamond is a site in the east of the Plan area stretching west from Chiswick roundabout across Lionel Road South to the western railway junction and north from Chiswick High Road to the to the railway line. The site encompasses the Brentford Fountain’s Leisure Centre. The site was identified as Major Development Opportunity 1 in the Brentford Plan Preferred Options.

Code for Sustainable Homes A single national standard to guide the design and construction of sustainable homes. The code measures the sustainability of a home against design categories which include energy use, water use, materials, surface water run-off, waste, pollution, health and well- being, management and ecology.

Combined Heat and Power (CHP) The combined production of electricity and useable heat is known as Combined Heat and Power.

Core Strategy Sets out the long-term spatial vision for the local planning authority area, strategic objectives, and strategic policies to deliver that vision. The Core Strategy will have the status of a Development Plan Document.

Development Plan Documents (DPD) Spatial planning documents that are subject to independent examination and have statutory development plan status. Together with the London Plan these form the development plan for the local authority area. DPDs may form one document covering a range of policy areas or a number of individual documents. DPDs can include:

o Core Strategy o Planning topic documents e.g. Employment o Site specific allocations of land o Area action plans (where required) o Development control policies

District Centres Traditionally provide convenience goods and services for more local communities.

Employment Development Plan Document The purpose of the Employment Development Plan Document is to plan the future use of land for employment including industrial and commercial uses in the London Borough of Hounslow. This is achieved through directing new employment development to appropriate locations and the management, protection and release of industrial and commercial land and buildings

Examination in Public The Local Planning Authority must arrange for an independent examination of a submitted Development Plan Document whether or not representations have been received. The procedure involves discussions and informal hearings raised by an inspector appointed by the Secretary of State, to test the ‘soundness’ of the policies and proposals. Anyone who has made a response at the submission stage has a right to present their case at the examination.

General Conformity This is a test of general conformity not specific conformity. This means that it is only where a local development document would cause significant harm to the implementation of the London Plan should the Local Development Document be considered not to be in general conformity.

Government Office for London (GOL) The Government Office for London represents central government across the capital, delivering policies and programmes for ten central government departments in a joined up way, and making London’s case in Whitehall.

Inspector’s Report A report issued by the Inspector or Panel who conducted the Examination in Public, setting out their conclusions on the matters raised and detailing amendments which they require the local planning authority to make to the adopted Local Development Document. The recommendations in the Inspector’s report are binding on the Local Planning Authority.

Local Development Framework (LDF) The name of the portfolio of Local Development Documents consisting of: o Development Plan Documents o Supplementary Planning Documents o Statement of Community Involvement o Local Development Scheme o Annual Monitoring Report Together these documents provide the framework for delivering spatial planning strategy for a local authority area.

Local Development Scheme (LDS) Sets out the programme for the preparation of Local Development Documents and has been approved by the Secretary of State. It will be subject to regular review.

Local Strategic Partnership (LSP) LSP members work together to tackle key issues across the borough by ensuring services are co-ordinated to deliver real improvements. The LSP members are the Council, Hounslow Primary Care Trust, Hounslow Racial Equality Council, Hounslow Voluntary Sector Forum, West London Learning and Skills council, London Fire Brigade, Hounslow, Metropolitan Police, Hounslow and West London Business. The Community Plan is prepared, agreed and delivered by the Local Strategic Partnership

London Cycle Network An initiative aimed at improving cycle access to key destinations and increasing cycle safety, including a network of designated cycle routes.

Major Developments Defined as developments proposing 10 or more residential units, or more than 1,000 square metres of floorspace.

Planning Inspectorate Government body responsible for the processing of planning and enforcement appeals and holding inquiries into local development plans. They deal with a wide variety of other planning related casework including listed building consent appeals, advertisement appeals, and reporting on planning applications that fall to be determined by the Secretary of State.

Private Wire Privately owned electricity generation plant connected directly to the local distribution network rather than the national grid.

Proposals Map Illustrates on a base map all the policies and proposals contained in Development Plan Documents, together with any saved policies. To be revised as each DPD is adopted it should always reflect the up-to-date planning strategy for the area.

Public Spaces This is the space between and within buildings that are publicly accessible, including streets, squares, forecourts, parks and open spaces.

Public Transport Accessibility Levels (PTALs) The extent and ease of access by public transport. The final result is a grade from one 1a to 6b where 1a indicates extremely poor access to the location by public transport and 6b indicates excellent access.

Saved Policies or Plan Existing adopted development plans were saved for three years from the date of commencement of the Planning and Compulsory Purchase Act in September 2004. If a Local Authority wish to save policies beyond this period they will need to agree this with the Secretary of State.

Section 106 Agreements These agreements confer planning obligations on persons with an interest in land in order to achieve the implementation of relevant planning policies.

Statement of Community Involvement (SCI) A Local Development Document which sets out the methods and standards which the planning authority intend to achieve in relation to involving the community in the preparation, alteration and review of all local development documents and in development control decisions. The SCI is not a Development Plan Document but is subject to independent examination.

Submission Document A Development Plan Document submitted to the Secretary of State for an Examination in Public by a government-appointed Planning Inspector.

Supplementary Planning Documents (SPDs) These cover a wide range of issues, which the local planning authority wishes to provide policy guidance on to supplement the policies and proposals in the development plan documents. They do not form part of the development plan but are a material consideration in determining planning applications.

Sustainability Appraisal (SA) The Area Action Plan has been subject to a Sustainability Appraisal which considers the impacts of the proposed policies and proposals upon a number of economic, social and environmental criteria.

Sustainable Urban Drainage Systems A term used to describe the various approaches that can be used to manage surface water drainage in a way that mimic the natural environment.

Unitary Development Plan (UDP) Borough wide statutory development plan setting out the Council’s policies for the development and use of land. The UDP will gradually be replaced by Development Plan Documents adopted as part of the Local Development Framework.

Zero Carbon Development achieving zero net carbon emissions from energy use on site

APPENDIX 1

UDP POLICIES BEING REPLACED BY THE BRENTFORD AREA ACTION PLAN

IMP.2.1 Regeneration of Brentford Town Centre and Riverside

IMP.3.1 Brentford Regeneration Area

IMP.4.2 The Great West Road

Designations

Proposals Map • Brentford town centre boundary • Primary shopping frontage (Brentford town centre) • Secondary shopping frontage (Brentford town centre) • Local Open Space

Tables • S.2 (part) Designation of Frontages in Town Centres – Brentford Town Centre

Proposal Sites • M20 Kew Bridge Site

APPENDIX 2

CHARACTER AREAS

The Area Action Plan identifies 38 Character Areas in and around the plan boundary (including areas outside the London Borough of Hounslow) based on existing activities and built form. The features identified in surrounding Character Areas inform the urban design principles set out in the supporting text that accompanies the Development site policies.

Defining Character Areas is intended to assist the consideration of urban design issues when considering major development proposals and ensure that they take account of local distinctiveness and enhance the overall quality of Brentford’s varied townscapes.

1. Syon Lane Well-established residential estate of inter-war, semi-detached and terraced two- storey housing bisected by the Great West Road. The suburban character of the area provides a high standard of residential amenity with large rear gardens. The uniform architectural style of the properties, the regular spaces between buildings and the road layout incorporating cul-de-sacs are very distinctive of the period in which the housing was completed.

2. Great West Road West (Gillette Corner) An Industrial Business Park featuring low-rise warehousing-style units with large floor plates. The area is given local distinctiveness by some significant remaining examples of art deco architecture fronting onto the Great West Road, which are protected as listed buildings and structures.

3. Wyke Green This area is semi-rural in character with open land in the north, the canal in the east, playing fields in the south, and the majority in use as a golf course. The area is cut in half by the London Underground Piccadilly Line and the M4 provides a northern boundary.

4. Transport Avenue The quality of this character area reflects its current uses creating an industrial townscape of ageing metal warehousing open yard operations, and large volumes of heavy goods traffic. Taller buildings have created some strongly industrial shapes on parts of the skyline. A railway line in the west and the Grand Union canal in the east create strong physical boundaries emphasised by tree cover, assist in creating a sense of seclusion that limits the impact of the industrial activities on surrounding waterside and parkland areas.

5. Boston Manor Park Open parkland linked historically with the Grand Union Canal when a section of the Boston Manor’s grounds were compulsorily purchased to form the canal and associated flood plains. The grounds of the Manor at the bottom of the slope have been over ridden by the supports of the M4 motorway, and are visually intruded upon by its elevated section, which has no noise attenuation measures. Consequently, although the canal and River Brent feature in a scenic parkland landscape, the whole area is overwhelmed by the noise and visual intrusion of the motorway and the fifteen-storey plus GlaxoSmithKline headquarters on its southern border, which shields it from wider view and closes off the river valley.

6. Boston Manor Junction A cluster of high-rise office buildings and advertising columns create a focal point at the junction with Boston Manor Road, and function as strategic gateway to West London. The elevation of the M4 roadway and the taller office buildings has created uniformity within the character area and a number of landmark structures. However, the overall scale of this area is out of context with surrounding residential areas and parkland.

7. Great West Road/Windmill Road Junction This area consists of residential streets from different periods united by their largely domestic use, as well as the impact of the Great West Road and related commercial buildings on their residential amenity. The character area also provides the only domestic scale buildings that front directly onto the Great West Road. The townscape itself has the sense of an area that has been interrupted and overwhelmed by the major roadways at its centre. Much of the housing is late Victorian and Edwardian arranged in long terraces, but there has also been a significant amount of infill development since the mid-twentieth century including the introduction of a trading estate.

8. Ealing Road North This area is characterised by a mixture of two-storey Edwardian and inter-war housing with a small amount of infill development. The area provides an attractive residential environment interspersed with local amenities. The residential scale of this area contrasts significantly with commercial developments on the Great West Road.

9. Wallis House/Alfa Laval This commercial area of empty, outdated offices is in a period of transition. The height and derelict condition of the buildings has made them prominent but unattractive townscape features for many years although a number of them have recently been demolished. This area does also include the listed art deco Wallis House and its landmark tower. The entire area has been subject to interest for mixed-use/residential development, some of which have been granted planning permission whilst others are under consideration. The approved elements will renovate the listed building and replace other buildings with new structures generally between 4 to 10 storeys in height but also include a landmark 25-storey tower. This was considered the maximum bearable height in relation to the visual impact on Kew Palace and Kew World Heritage Site in general. The overall character of the area is likely to become more residential in occupation.

10. Great West Road/Carville Hall Characterised by standard low-rise warehousing units set amongst areas of parkland, this areas is severed by the elevated M4 and its access ramps. The elevated roadway as the tallest feature dominates the appearance of the area, creating a strong feeling of enclosure, and splitting the area visually and physically in two. The two areas of parkland are largely hidden from roadside views, and under utilised as landscape features and recreational assets as well as being affected by noise and pollution.

11. Gunnersbury Park This historic character area includes Gunnersbury Park and Kensington Cemetery, areas of open land based on the Mansions and earlier great house. Statutory listing has highlighted the mansion, small mansion, garden buildings, outbuildings and park. The Park is also on the Register of Parks and Gardens by English Heritage. The Park’s higher ground level than to the south makes development along the Great West Road particularly visible from Gunnersbury Park and its mansions. Vantage West and adjacent properties that back on to the park, particularly those with light or reflective cladding, have a negative effect on its setting and skyline.

12. Great West Road East A small of group of high-rise office buildings completed or refurbished in the last 20 years. There are all of a contemporary design with glass and metal exteriors. Vantage West is the most prominent building in the area at 15 storeys high, scaling itself to the elevated roadway and is a focus seen from Kew Bridge. The buildings to the north also shield the historic Gunnersbury Park from views through the character area. All of the buildings are set back from the roadside and have frontages dominated by car parking.

13. Lionel Road South At the centre of three railway junctions and within a dip in the landscape this triangular area is well contained from surrounding areas. There are very few buildings, and the open yard works taking place within the area dominate its appearance. However, there are some remaining Victorian industrial-related structures that link this area with the character of the adjacent Kew Bridge Conservation Area.

14. Capital Interchange The similar style, age and layout of buildings within this area give it a uniform character as a small-scale industrial business park. It relates well to the commercial character of the Great West Road to the north and east but contrasts starkly with the Victorian buildings to the south and west.

15. Wellesley Road An historic thoroughfare surrounded by early to later Victorian buildings, the majority domestic, but with those on the main roads incorporating some commercial elements at ground floor. The buildings are mostly in classical style, with brick with stucco dressings. The Victorian commercial elements on the Kew Bridge end of Chiswick High Road are incorporated as taller four storey buildings in the same style as surrounding domestic properties. Some of the other streets have a calm, self- contained quality whilst other elements make the area cohesive and contribute to the quality environment, such as the tree-lined roads. Other than street trees this is an intensively urban area, with all open space within private gardens.

16. Strand on the Green The overall character is that of a variety of buildings but of common interest and scale, with narrow lanes and alleys connecting the riverside promenade that adds to the leisure value of the pub and restaurant destinations. There are a number of water-related features, large eighteenth century private houses and modest 2 to 4 storey Victorian and Edwardian terraced housing.

17. Kew Bridge The overall character and appearance of the area is derived from the interrelationship between its three main parts - Kew Bridge, Kew Bridge Steam Museum, and the 2 to 4 storey domestic scale buildings leading up to and including the railway station. Influenced by the water, rail and river crossings and past industries, the enduring characteristics of the area are the settings of the historic listed structures together with the road, rail and river patterns that connect them.

18. Kew Green Kew Green is an historic open space in the London Borough of Richmond, surrounded by high quality eighteenth century developments and in a riverside

setting. Approaches to the Green include mostly 2 storey Victorian and Edwardian terraces. The area is made attractive by its abundance of mature street trees, and it forms a visually cohesive area with an easily identifiable sense of place. It has a definite village character.

19. Royal Botanic Gardens Kew Kew Gardens was inscribed on the list of World Heritage Sites in July 2003. The area is also designated Grade I on the Register of Parks and Gardens of Special Historic Interest. Of international importance as a botanic garden and research establishment, Kew Gardens also features the landscape designs of Capability Brown amongst others of note. There are a number of high quality listed buildings in the gardens including Kew Palace, the Temperate House, the Palm House, Queen Charlotte’s Cottage and the Japanese Gateway. Links between Kew Palace across the River Thames to the entrance to the Grand Union Canal at Brentford and views from the towpath to St. George’s Church and Kew Bridge Steam Museum campanile are extremely important to the setting and character of the Gardens.

20. Inter-tidal Thames This area incorporates Brentford Ait and Lots Ait, both Thames islands, the latter of which has been part developed as a boat yard, now derelict. Both Aits are designated nature conservation areas of high ecological and landscape value. They are important in views from the Kew side of the river obscuring some of Brentford’s riverside developments.

21. Brentford Riverside The riverside has a history of development, dominated until the Second World War by industrial manufacturing operations using the river for distribution. Post-1945, there has been piecemeal redevelopment of the riverfront for a mixture of non river- related uses including commercial and residential, and public open space. The fragmentary nature of redevelopment is also reflected in the different scale and architectural styles of the waterside buildings. In particular, taller buildings in the east of the area have been described by a Planning Inspector at a recent Planning Appeal as not representing ‘examples of good urban design which should be followed as a precedent’. The orientation of the buildings frontages means that they do interact with the riverside and their larger footprints shield views of the river from the road and in some places prevent physical access to the waterside.

22. Green Dragon Lane The area contains six identical tower blocks creating a strong sense of architectural unity and a distinct sense of place, although the United Nations Educational, Scientific and Cultural Organization (UNESCO) have considered their impact on Kew World Heritage Site to be detrimental. They also function as strategic landmarks for Brentford. The tower blocks are set back from the roadside in large areas of green open space. The school playing field and covered reservoir to the south and west of the towers also add to the green, parkland feel of the area, but this will reduce when Thames Water implement their planning permission for 350 apartments to be provided in nine residential blocks of between 6 and 16 storeys over the current covered reservoir.

23. Haverfield This post-war housing estate consists of four storey residential flats and two-storey terraces typical of their time and lacking distinctive architectural features. The layout of the buildings has led to a predominance of dead ends, on-street parking, visible backs and undefined frontages.

24. St Paul’s and Griffin Park Stadium This area is characterised by Victorian and Edwardian two-storey terraced housing arranged around areas of local open space. Griffin Park stadium and St Paul’s recreation ground are the focal points of this area. There is also a strong uniform building line, rooflines and patterns of architectural features on many of the streets. A complete Victorian New Town the area has retained its public, amenity and religious buildings which act as landmarks within the local townscape. In particular the spire of St Paul’s Church is a prominent landmark in the area terminating a vista from London Road across the Brentford Lock. The formal layout of St Paul’s recreation ground is also essential to the planned Victorian character of the area. Griffin Park stadium is a distinctive exception to the overwhelmingly residential character of the area, but is a significant and historic part of the area’s identity.

25. Albany This character area contains a varied mix of residential, retail and civic developments. The range of ages and styles reflects the piecemeal basis on which development took place. However the area is given character as an area of post-war infilling with large footprints, with some taller elements at over four storeys. The mix of street-level uses in the character area increases as you move west towards the town centre and the scale peaks with the police station as the tallest structure in the town centre at over 10 storeys. The police station building vies with the spire of St Paul’s and is visible over a wide area. The buildings are largely set back from the High Street or with inactive High Street frontages. In particular the allocation of space at Somerfield supermarket, with a large area of surface parking visible from the roadside, has created a poor quality gateway to the town centre.

26. Ferry Quays The recent development of this area has created a distinctive residential townscape of 4-6 storey blocks mixed with some leisure uses and waterside areas of public spaces. There are also some strong north-south vistas that allow views of the river from the High Street and reflect the historical pattern of development.

27. Pump Alley This character area consists of a small cluster of historic brick buildings dating from the eighteenth and nineteenth century’s. It includes the distinctive red brick former fire station building, the Corporation Sewage works at Town Meadow, Georgian and Victorian domestic scale buildings and Waterman’s Public House. This interesting group of buildings form an important historic ensemble that enhances the street scene. The former fire station is a local landmark that improves the legibility of the High Street and the buildings at Town Meadow have retained their early engineering character.

28. Brent Way Located immediately south of the High Street, this area has an industrial character with a mixture of buildings, some built at a time where the proximity to the Grand

Union Canal had little relevance to their operation interspersed with older buildings that were wholly dependant on their waterside location. The area retains some features of its past as a working dock such as wharf buildings, boatyards, cranes and Victorian warehouses. The general former-industrial, almost unkempt appearance of the area and the remaining boat building activities give character to the area. The historic street pattern in this area, which was characterised by narrow alleyways running north to south to the waterfront, has largely been replaced although some important links remain. The current meandering layout of buildings and roads impedes visual and physical access to the Grand Union canal.

29. Brentford Town Centre The current High Street is a bewildering mix of old and new from converted Georgian houses and Victorian shops, to 1960s retail and residential units. Some buildings within the town centre are also listed, recognised for their townscape merit or located within the Thames Policy Area because of their historic association with the river. The coherence of the area is the focus on development along the High Street. Key historic landmarks within the town centre include the Church of St Lawrence, the Magistrates Court and the Beehive public house, all of which aid navigation along the High Street and provide local distinctiveness. Within the primary retail parades, the condition of shop fronts is mixed with a number of vacant, boarded up units on the south side. This gives the High Street a run-down, unkempt feel that blights the appearance of the area. Narrow pavements combined with poor quality street furniture, a lack of landscaping, on-street parking and heavy traffic has created an unsafe and poor quality environment for pedestrians. The heavy traffic also serves to disconnect the two sides of the High Street from one another, with crossings that prioritise vehicle movement. Past redevelopments have also blocked visual and physical links between the town centre and the waterside.

30. The Butts The Butts is an exceptionally attractive and unspoilt group of largely three storey houses of c1700 focused on a large irregular square. The central space is part surrounded by Georgian properties of similar scale and materials. Many of these are listed, some wide-fronted of simple but gracious and symmetrical style with railed front gardens, others straight onto the footpath. It is approached from an avenue of similarly scaled properties to the east, and other similar properties are to be found in streets to the north. There is a particularly coherent sense of place to The Butts.

31. Robin Grove This relatively small character area is made up of a pair of residential cul-de-sacs leading onto a riverside recreation ground. The two-storey domestic properties date from the mid twentieth century and are uniform in their architecture style and scale. The regular spacing between the housing is also key to their overall character.

32. Brentford Lock A heavily urbanised residential development with some small commercial units, hard- landscaped areas of public open space and narrow-boat moorings, all focused on the canal at Brentford Lock. The scale of the buildings at 4 to 7 storeys is significantly taller than surrounding areas. The Island site has more variety of form to link with its river fronts and the tallest buildings relate to the High Street with an 8th storey feature. The scale and design within the character area creates an internal sense of place.

However, the Lock and the vista along the canal to GSK provide the only connections to the wider Brentford townscape.

33. Commerce Road Canal side area of warehousing and works reaching a maximum of three-storeys in height, and including overhanging wharf built to enable covered goods transhipment. Much of the industrial activity in this area has receded, but the scale of the buildings reflects current and former uses, and by being low-lying give spatial priority to the water. However, other than the overhanging canopy, the buildings have their backs turned to the canal. The towpath along the canal is used for boat mooring. The buildings of the area, whilst not dependent on waterborne transport, are still of an appropriate scale and character.

34. The Ham Located in a loop of the Grand Union canal the Ham is an mixed-use enclave of late twentieth century four-storey residential apartments and two-storey industrial units, inter leaved with remnants of the area’s early history including the saw mill, the former school building and the brick railway arches from the dismantled line into Brentford Dock. There are also a significant number of boats moored along the canal that add colour and interest to the waterside.

35. Brentford Dock Located on a peninsular between the Grand Union Canal and the River Thames, Brentford Dock is a residential estate of six-storey brown brick built apartments completed in the late 1970s by the Greater London Council. The uniform style of the architecture and landscaping create a sense of seclusion from surrounding areas and a distinctive identity.

36. Brent Lea Small group of 4 - 6 storey concrete apartments on the west bank of the Grand Union Canal and adjacent to Syon Park. The area also contains a small, dilapidated recreation ground. The residential blocks are of a uniform architectural style and their urban character contrasts with their waterside, parkland setting.

37. Syon Park Syon Park is listed Grade I on the English Heritage register of Parks and Gardens of Special Historic Interest; all Syon Park and the Thames foreshore is an Archaeological Priority Area, and Metropolitan Open Land, and a nature conservation area; and is partially in the buffer zone of Kew World Heritage Site. The park provides a picturesque setting for the Grade I and II listed buildings and features. The river frontage of Syon Park is described in the Thames Landscape Strategy as being one of the river’s finest remaining naturalistic landscapes along the Thames.

38. Syon Estate This character area is a well-established residential estate of inter-war, semi-detached and terraced two-storey housing. The suburban character of the area provides a high standard of residential amenity with large rear gardens. The uniform architectural style of the properties, the regular spaces between buildings and the road layout incorporating cul-de-sacs are very distinctive of the period in which the housing was completed. The landscaping of the estate is also important in extending the parkland seen through the Lion Gate from Syon Park.