GREAT WEST CORRIDOR LOCAL PLAN REVIEW

PREFERRED OPTIONS CONSULTATION

GREAT WEST CORRIDOR Local Plan Review OCTOBER 2017

GREAT WEST CORRIDOR LOCAL PLAN REVIEW

PREFERRED OPTIONS CONSULTATION CONTENTS OCTOBER 2017 Foreword 5 Consultation information 7

01 INTRODUCTION 9 05 PLACES POLICIES 73

02 SETTING THE SCENE 19 P1 Great West Corridor West 76

03 VISION AND OBJECTIVES 33 P2 Great West Corridor Central 84 P3 Great West Corridor East 92 04 SPATIAL POLICIES 37

GWC1 Employment Growth 40 06 DELIVERY AND MONITORING 101 GWC2 Housing 46 APPENDIX 1: GWC3 Design and Heritage 52 SITE ALLOCATIONS 105 GWC4 Environmental Quality and Open Space 60 GWC5 Transport and Connectivity 66

GREAT WEST CORRIDOR Local Plan Review 3 Figure 0.01 Great West Corridor study area showing political wards

Turnham Green

Brentford Great West Corridor Riverside

Osterley

Syon

4 FOREWORD

The Council adopted its Local Plan in more high quality jobs, housing September 2015, and committed in the Plan opportunities including affordable housing to to conduct two area reviews to look in detail meet the needs of the Borough, an improved at local improvements, investment and environment and improved connectivity to development opportunities to provide much address the negative impacts of major roads needed housing and jobs in the Great West crossing the area, and significantly better Corridor () and West of Borough. infrastructure. It seeks to improve the vibrancy and vitality of the area through In keeping with that commitment, it is with introducing additional land uses other than Leader of the Council great pleasure that I am able to present here business such as housing, retail and leisure Councillor Steve Curran the Draft Consultation Great West Corridor uses, and to plan and ‘knit’ the area together Local Plan review (Great West Corridor Plan to create a much more functional place. (GWCP)). This is being presented for addressed in the area. For the GWCP a consultation in parallel with a Draft The Plan is highly aspirational, seeking to ward councillor ‘Members Working Consultation West of Borough Local Plan drive forward real change and provide Group’ has helped to steer and shape Review (WoBP). The GWCP will shape the opportunities for the area and the Borough. the content of the Plan. location and scale of development in this In order to meet those objectives of course area of the Borough up to 2033. The there are challenges and difficult decisions I commend this Plan to you and look Consultation Draft provides options for key and debates, particularly through a policy forward to engaging with you on your policy areas which need to be considered by option of promoting higher density thoughts on the ambitious objectives, consultees, or indeed consultees are development and introducing an element of policy options and plans contained welcome to suggest alternative policies. a mixed land use approach. However, I within it. believe that if the Council is to achieve its Much care and attention has been taken in regeneration ambitions for wider benefit of developing a Plan to make the most of the the Borough’s residents and businesses opportunities and tackle the regeneration these difficult decisions need to be made. needs and numerous challenges within the GWC area. Taking the existing Local Plan’s This Local Plan review has been shaped by lead, the Plan provides a comprehensive ongoing consultation and engagement Steve Curran place-making approach to the area, and involving local people, businesses, seeks to provide opportunities for increased community groups and external partners. business location amongst a range of Public consultation in late 2015/early 2016 commercial sectors and thus the potential for has informed the key issues that need to be

GREAT WEST CORRIDOR Local Plan Review 5 Figure 0.02 Great West Corridor location plan

Great West Corridor

London Heathrow Airport

West of Borough

Ashford Staines Egham Upon Thames

Shepperton

Weybridge 6 CONSULTATION INFORMATION

OVERVIEW options for the sake of complying with The Great West Corridor Plan (GWCP) will be Online form: one of the key planning policy documents for guidance on the preparation of Local Plan. This that area. It will contain policies that will help results in a more succinct and focused draft https://www.hounslow.gov.uk/info/20096/ shape how the area will be developed over the Plan for Consultation. However, this does not consultations/1769/local_plan_review next 15 years and once adopted will comprise prevent consultees putting forward alternative Respond by email to: part of the Council’s Local Plan and will be used policy options for any of the policies in the Draft Plan, and the Council will consider those in the determination of planning applications. ldf@.gov.uk options proposed in depth. Initial consultation with stakeholders on the Respond by post to: issues that need to be addressed by the Plan HOW TO GET INVOLVED was undertaken in late 2015/early 2016. This GWCP Consultation, Spatial Planning and Consultation is open from 23rd of October version of GWCP is a draft document for Infrastructure Team, Civic Centre – 10th December 2017. Please ensure we consultation under the Town and Country Road. Hounslow TW3 4DN have received your comments by midnight Planning Regulations (Local Planning) PUBLIC EXHIBITION OR WORKSHOPS () 2012. It has been produced on the 10th December. This will not be your specifically for public consultation, which is an last chance to get involved – we will follow The Council will hold a number of opportunity for you to have a say in shaping up feedback with local residents and exhibitions and workshops, to find out the content of plan. businesses, and welcome your input as the plan is developed, particularly at key about when these are happening please This plan presents policy options and sets out consultation stages. Methods of responding visit: which of those options are preferred. However, to the consultation are as follows. https://www.hounslow.gov.uk/info/20096/ policy options are only presented where it is consultations/1769/local_plan_review considered that they are reasonable, avoiding the tendency in some Local Plans to present

GREAT WEST CORRIDOR Local Plan Review 7 Figure 0.03 Local Plan Time-line to Adoption

October to Consultation on PREVIOUS GREAT WEST WHAT HAPPENS NEXT? December Preferred Options CORRIDOR LOCAL PLAN Following consultation on this draft Plan, a 2017 Plan (Regs 18) REVIEW CONSULTATION Consultation Statement will be produced summarizing all responses and the changes As mentioned previously, a joint ‘issues’ made to the Plan. This Statement will consultation on West of Borough and Great accompany the next version of the Great West Corridor Plans were held 22nd Summer Pre-submission West Corridor Plan, the ‘Publication’ version, December to 22nd February 2016 2018 Consultation which is currently scheduled to be produced (Regs 19) The Council would like to thank those, who in summer 2018. This will be consulted on submitted consultation responses to that for a statutory minimum period of six-weeks initial consultation. Further details on and will be the version of the plan the Council consultation responses received to date and intends to submit to the Planning how the representations have informed the Inspectorate for Examination. Following Winter 2018 Submit to draft Plan are set out in the Consultation consultation on the Publication version the Secretary of State Statement (2016) which is published on the Council will make any changes as Council website. appropriate and necessary.

Early 2019 Independent examination

Spring/ ADOPTION Summer 2019

8 01 INTRODUCTION

GREAT WEST CORRIDOR Local Plan Review 10 01 INTRODUCTION

GREAT WEST CORRIDOR PLAN 1.2 The Local Plan review for the Great (c) Coordinate the delivery of public and 1.0 Hounslow’s Local Plan was adopted by West Corridor sets out the Council’s vision and private investment in transport the Council in September 2015 following plan for how that area will grow and develop infrastructure throughout the Great West Corridor as identified in policy EC1; successful examination in public. The Local over the next 15 years. The Plan is positive and aspirational, it sets out a range of planning Plan contains a number of strategic and (d) Progress the designation of the Great West detailed policies to guide and manage policies which will enable the successful Corridor as an Opportunity Area through development within the Borough. It commits delivery of thriving places that will support the review of the Plan; the Council to conduct two partial area reviews housing delivery, job creation and the provision to look in detail at local improvements, of new infrastructures to serve the local (e) Support the growth of the media and digital sectors in line with the London Plan’s investment and development opportunities to community and new development. identification of the area as a Strategic provide much needed housing and jobs in the ADOPTED 2015 LOCAL PLAN COMMITMENTS Outer London Development Centre; Great West Corridor (also sometimes refer to as the Golden Mile) and West of Borough. These 1.3 Policy SV1 of the adopted Local Plan (f) Improve linkages with town centre through public realm enhancements were specific recommendations of the Planning provides the commitment to the partial review and improved connectivity and access to Inspector who examined the Plan in 2015. of the Great West Corridor. It states that amenities and facilities for the businesses progressing a partial Local Plan review will; 1.1 As such, the document presented here and workforce in the area; is the Draft Consultation Great West Corridor (a) Identify the extent of the Great West (g) Identify sites with suitability for tall buildings Local Plan review (Great West Corridor Plan Corridor; (GWCP)), under Regulation 18 of the Town and following further urban design work; (b) Determine the location and sustainable Country Planning (Local Planning) (England) (h) Review existing employment designations, quantum of additional employment and Regulations 2012. This is being presented for including the Locally Significant Industrial residential development above existing consultation for a six -week period in parallel Sites, through an Employment Land Review Local Plan levels for implementation with a Draft West of Borough Local Plan and other appropriate evidence; Review. An initial consultation on the issues through new site allocations; that need to be covered by the Plan took place between December 2015 to February 2016.

GREAT WEST CORRIDOR Local Plan Review 11 PREPARING GWCP LOCAL NATIONAL PLANNING POLICY PLAN REVIEW FRAMEWORK LONDON PLAN

1.4 In addition to seeking to deliver the 1.5 When drawing up Local Plans a local 1.9 The London Plan is the spatial commitments and objectives of the adopted authority must have regard to the National development strategy for London, produced Local Plan, this GWCP review has been Planning Policy Framework (NPPF) which is by the Authority on behalf of developed; supported by more detailed National the Mayor of London. Every London (a) In accordance with the Town and Planning Practice Guidance (NPPG). borough’s Local Plan must be in general Planning Regulations (Local Planning) conformity with the London Plan. The 1.6 The NPPF includes a ‘presumption in (England) 2012 policies in the London Plan, Hounslow Local favour of sustainable development’. It states Plan (September 2015) and in emerging Local (b) In general conformity with the London that for plan making the presumption means Plan review together will constitute the Plan 2015 and the emerging policies of that local authorities should positively seek statutory local development plan for the the London Plan review, opportunities to meet the development London Borough of Hounslow. needs of their area and that plans should (c) In accordance with the policies and meet objectively assessed needs. Plans 1.10 As with national policy, Hounslow’s guidance contained with the National should be based upon and reflect the Local Plan 2015 and the Local Plan reviews Planning Policy Framework and only elaborate on London Plan policies associated guidance presumption in favour of sustainable development, with clear policies that will where this is considered necessary to meet (d) Through active, meaningful and regular guide how the presumption should be local objectives and achieve local co-operation with key ‘Duty to Co- applied locally. distinctiveness. Otherwise, cross-references operate’ organisations and other key are made to London Plan policies and these stakeholders. 1.7 The Plan has also taken into will be applied in addition to the policies in consideration the emerging Housing White the Local Plan and Local Plan reviews. At the (e) To be consistent with the Council’s Paper consulted on by the Government Corporate Plan time of writing this, the London Plan is between February and May 2017, which is undergoing a full review, this Plan has been (f) In accordance with the Council’s intended to lead to a revision of the NPPF. developed cognisant of the potential Statement of Community Involvement 1.8 This Plan only elaborates on national direction of that review. The GWCP has been (SCI) planning policy where this is considered scheduled to pick up any key policies in the necessary to meet local objectives and London Plan that is needed in order to be in achieve local distinctiveness. Otherwise, general conformity. cross-references are made to national policy and these will be applied in addition to the policies in the Local Plan and Local Plan reviews.

12 Figure 1.1: Other planning documents that impact the West of Borough Plan

GREAT WEST CORRIDOR Local Plan Review 13 1.11 The objectives of The London Plan are 1.12 In relation to Great West Corridor, the GREAT WEST CORRIDOR PLAN AS PART to ensure that London is: London Plan: OF HOUNSLOW LOCAL PLAN (2015) (a) A city that meets the challenges of (a) Identifies the area as a potential 1.13 As set out in the Introduction to the economic and population growth Opportunity Area or Area of Intensification. overall Local Plan and its review, the GWCP is (b) An internationally competitive and a new area-focussed element of the Local successful city (b) Designates the area as a Strategic Outer Plan. Essentially, London Development Centre to support the (c) A city of diverse, strong, secure and growth of the digital and media sectors 1. Volume 1 of the Local Plan contains the accessible neighbourhoods main strategic planning policies for the (c) Part of the Great West Road is designated Borough. As part of the review, some (d) A city that delights the senses as a Strategic Industrial Location in the Plan minor amendments are proposed to (e) A city that becomes a world leader in (d) Under Policy 4.2 (Offices), it states volume 1 to ensure is it consistent and up improving the environment “existing linear office developments such to date (f) A city where it is easy, safe and as the ‘Golden Mile’ in Hounslow, should 2. Volume 2 contains Site Allocations. be made more sustainable in convenient for everyone to access jobs, There are some amendments to this, in transport terms” opportunities and facilities. particular removing sites that are no (e) Seeks the promotion of tall buildings on longer relevant as Site Allocations (eg suitable sites in Opportunity areas they have been developed and completed), with new allocations being proposed if not falling within the two area reviews 3. Volume 3 contains the Local Plan review for the West of Borough, this contains focused policies for this area. It also contains proposed new site allocations in addition to Volume 2. 4. Volume 4 contains the Local Plan review for the Great West Corridor – presented here. That Plan contains focused policies for that area. It also contains proposed new site allocations in addition to Volume 2.

14 THE STRUCTURE OF THE GWCP WEST LONDON WASTE PLAN DUTY TO COOPERATE

1.14 The Plan essentially has the following 1.16 Prepared jointly by the six west 1.17 Local Plans and other local structure – London boroughs of Hounslow, Brent, Ealing, development documents must be prepared in 1. An overarching Vision for the Plan area Harrow, Hillingdon and Richmond upon line with the requirements of the Localism Act Thames and the Old Oak and Park Royal (2011), including the ‘duty to cooperate’. The 2. Spatial policies addressing SV1 policy Development Corporation, the West London duty to cooperate requires local authorities and objectives set out in volume 1 of the Waste Plan (2015) sets out a strategy for the other public bodies to engage constructively, adopted Local Plan sustainable management of waste arising in actively and on an ongoing basis regarding the area to 2031. This is to help meet the strategic cross-boundary matters to maximise 3. ‘Place’ policies for locations where London Plan goal that the equivalent of 100% the effectiveness of the preparation and regeneration and growth is directed of Greater London’s waste will be managed implementation of the Local Plan. within London by 2026. Forming part of 4. A delivery and Implementation Plan, with 1.18 In accordance with the duty to draft monitoring framework for the Plan Hounslow’s Local Plan, this development plan document provides the policy cooperate, Hounslow has been working which would form part of the Council’s closely with other local authorities and Authority Monitoring Report (AMR) framework to assess planning applications for waste management facilities in the relevant public bodies in the production of this 5. And the identification of sites proposed participating local authorities. The Plan draft Local Plan Review and related as new site allocations for the overall principally identifies and safeguards sites for infrastructure delivery matters. All neighbouring Local Authorities were invited to GWC Local Plan review. waste management facilities to satisfy the waste apportionment targets established in meet to discuss issues relating to the Great 1.15 The Plan is based on an extensive the 2011 London Plan (this does not include West Corridor Local Plan review. Meetings evidence base, part of the evidence base amendments to apportionment figures made were held in 2017 with the London Borough of includes detailed masterplanning for areas, in the 2015 Further Alterations to the London Hillingdon on 19th June, the London Borough which is important in determining the Plan). of Ealing and Spelthorne Borough Council on potential capacities for development in those 18th July, Richmond on 19th July 2017 and areas, and identifying associated Runneymede Council 5th September. improvements and infrastructure. 1.19 Meetings were held with Historic England on 11th May and 5th June 2017 to discuss Masterplan and the proposed building heights within the Great West Corridor. 1.20 The council has long been an active member of the West London Alliance and uses this as part of the means of cooperating with neighbouring authorities on strategic and cross boundary issues.

GREAT WEST CORRIDOR Local Plan Review 15 Figure 1.2: The Local Plan and its supporting documents

16 SUPPORTING EVIDENCE BASE COMMUNITY INVOLVEMENT IN SHAPING DOCUMENTS INTEGRATED IMPACT ASSESSMENT THE GWC PLAN

1.21 The draft policies in the Local Plan 1.22 The draft GWCP will continue to be 1.25 Community involvement has been review needs to reflect up-to-date and subject to a number of impact assessments, integral to the development of the draft Plan, relevant evidence about the social, economic including Sustainability Appraisal (SA) an initial ‘Issues’ consultation took place and environmental characteristics and (incorporating Strategic Environmental between Dec 2015 to February 2016 where prospects of the area. The Council has Assessment), Health Impact Assessment, members, residents, businesses and collected a wide range of information and Habitats Regulations Assessment and stakeholders helped to identify the issues studies to support and inform this draft Plan, Equalities Impact Assessment. The that the plan needed to address. including studies on housing need, Sustainability Appraisal assesses the employment land, transport infrastructure environmental, social and economic impacts 1.26 A number of stakeholders workshops and open space, as well as monitoring of the Plan, including an appraisal of on the Great West Corridor masterplan for information. Figure 1.2 sets out these alternative approaches for addressing a the area was undertaken, there was also supporting documents and their relation to range of key Plan issues. All draft local Plan extensive local councillors engagement into the draft Plan. policy options, including the alternative the masterplan, evidence base findings and policy options, will continue to be appraised shaping the content of the Plan 1. Hounslow Housing Market Assessment in the integrated assessment 1.27 Further details on consultation to date 2. Hounslow Employment land review 1.23 A Habitats Regulation Assessment and how the representations have informed (hRa) Screening exercise was also carried out the Plan are set out in the Local Plan Review 3. Great West Corridor Opportunities and Consultation Statement. Capacity Study in accordance with European Council Directive 92/43/eeC on the Conservation of 4. Brentford East Capacity Study natural habitats and of wild flora and fauna (the ‘Habitats Directive’). 1.24 The Sustainability Appraisal (SA) Scoping Report was published July 2016 which went through a five-week period consultation with key statutory bodies. The scoping report forms the first stage of the Sustainability Appraisal (SA) by providing updates of relevant plan policies and programmes, updating the baseline context for Hounslow and identifies key sustainability issues to be addressed in the SA.

GREAT WEST CORRIDOR Local Plan Review 17 Figure 1.3: The G.W.C Local Plan adoption process LEGAL AND POLICY STATUS

1.28 This Plan has and will be developed in accordance with the Local Plan-making process under the Planning and Compulsory Purchase Act 2004 and Part 6 of the Town and Country Planning (local Planning) (England) Regulations 2012. Once adopted it becomes a component of the Council’s Local Plan and as such will have full development plan status. 1.29 The Council’s decisions on planning applications would be made in line with the development plan unless there are significant matters (material considerations) that indicate otherwise. 1.30 As the Council progresses the GWCP through the formal statutory plan-making process towards adoption its material weight in relation to assessing planning applications will increase.

18 02 SETTING THE SCENE

GREAT WEST CORRIDOR Local Plan Review Figure 2.1: Key facts about the Great West Corridor

20 02 SETTING THE SCENE

2.0 The Great West Corridor area is located 2.2 The Great West Road was built as a in the eastern part of the London Borough of bypass around Brentford in 1925. Following Hounslow and has been identified as a its construction, large multi-national potential opportunity area in the London companies were attracted to the area Plan. The area extends along the A4 / Great because of the strategic accessibility of the West Road (GWR) that runs from the Power wide road as well as the availability of large Road in the east, 2.5 miles to Gillette Corner tracts of land alongside it. By the Second in the west, and forms an important, World War, companies such as Beechams, strategic corridor into central London from Gillette and Firestone had located their Heathrow Airport. headquarters along the road, heralding a new era of modern offices and factories, 2.1 Development around in this part of technology, research and development. The London dates back many centuries. legacy of this pattern of development Archaeological evidence suggests that endures today with many historic settlement here predates the occupation of headquarter buildings remaining. The listed Britain. Early built development followed the Art Deco Gillette building with its landmark line of the Roman Road which linked London clock tower, the JC Decaux Building and the to the west (now approximately aligned with former Coty Cosmetics building (now Syon Brentford High Street). Major changes Clinic) are some examples of the area’s rich started to occur in the late 18th and 19th Art Deco heritage associated with its unique centuries led by advances in engineering. history. The first bridge at Kew was built in 1759. This was followed by the construction of the 2.3 The role of the A4 and M4 roads as between 1793 and significant transport arteries have however 1805. The canal was designed to improve the led to some significant drawbacks to the route from London to the Midlands. Further area. The Great West Corridor is noticeably advances came with the arrival of the railway dominated by motorised transport and in the 1850’s and later the Construction of accordingly, streetscape and public realm Brentford Dock – designed by Isambard quality are noticeably eroded. The A4 is a Kingdom . wide, multi-lane dual carriageway and the predominance of large footprint development abutting the roadway with large areas of

GREAT WEST CORRIDOR Local Plan Review 21 surface parking gives rise to a coarse urban 2.6 The area is already home to world-class grain and this is further exacerbated by the businesses such as SKY and emergence of a number of big-box GlaxoSmithKline (GSK), the West London developments also situated in vast car park University and many smaller and medium settings. Public transport provision in some sized enterprises. Hounslow Council has an parts of the area is poor, with low PTAL ambitious vision to transform the Great West mainly to the west which indicates poor Corridor into a state of the art 21st Century connectivity to the public transport network. Employment Cluster of Digital, Media, Broadcasting and Creative Industries, 2.4 The Council values and supports the supported by mixed use development, urban Great West Corridor as a strategic buzz, amenities, and with access to high employment area, but recognises that some quality open spaces and waterways. The parts of the Corridor are underperforming as Council is driving the renaissance of the a business location. The area is dominated Golden Mile and is working with stakeholders by traffic, the business campuses are inward to enhance the Corridor, improve facing and relate poorly to one another and accessibility and implement this exciting the surrounding streets, the built fabric is vision for West of London. fragmented, and there is a lack of a clear identity. The significant vacancies in the office stock and the underuse of some of the Art Deco buildings suggest that the area is performing below its potential. 2.5 In light of the area long-running and strategic industrial and employment function, it lacks the services, local amenities and vibrancy associated with more mixed use neighbourhoods. There are surrounding residential areas, particularly to the south and west, but poor accessibility and permeability means that they are not well integrated with the area, and as a result, this has restricted the areas ability to sustain the economic, communal and service synergy often found in more integrated urban areas.

22 COUNCIL’S CORPORATE PRIORITIES 2.9 The Corporate Plan sets out a centres. And making the most of 2.7 In addition to delivering the number of priorities which relate to the being close to Heathrow, central objectives set out in Policy SV1 in the built and natural environment, including: London to help people get and keep Local Plan, the Great West Corridor Local good quality jobs. Plan will help deliver the aims and 1. Brighter futures for our children priorities of the Council’s Corporate Plan. – providing the best start in life for our 3. A cleaner, greener borough – making The Corporate Plan outlines Hounslow children and young people with sure the borough is a place where Council’s pledges and promises to improvements in health and people feel proud to live and work. education. Keeping them safe from residents, businesses and visitors for the 4. Active, healthy communities – coming years. harm to help inspire more fulfilling lives. promoting lifestyles that improve 2.8 The Corporate Plan aims to build on people’s wellbeing and quality of life the many strengths of the borough, 2. Good quality homes and jobs – with less need for health and social including the diversity of the population, making sure more good quality care. Supporting people taking an its thriving businesses, the large area of homes, including affordable homes, active part in community life and green open spaces, and regeneration and are provided or residents and tackling reducing loneliness and social growth potential. homelessness. Supporting economic isolation. growth and improving our town

GREAT WEST CORRIDOR Local Plan Review 23 THE CHALLENGES FACING GREAT WEST CORRIDOR ensure economic activity and resilience. require modern offices and creative spaces for Creating the conditions for growth in digital which land is limited in the corridor. 2.10 In developing the Plan, there are a and media should not be at the expense of Secondary stock is being taken up within the number of social, economic and other businesses and employment floorspace corridor but this tends to be when there is no environmental challenges to which the for which there is ongoing demand. availability in stronger locations. However, Council needs to respond. These challenges refurbished stock still does perform fairly well. are cross-cutting, and have informed the 2.13 The growth of the media and digital vision, objectives and policies in this draft sector in particular has led to a large number 2.16 Any significant employment growth is Plan of microbusinesses and small and medium dependent on significant improvements in enterprises (SMEs). These businesses are public transport to access the area. The OPTIMISING ECONOMIC GROWTH looking for small-scale serviced offices or corridor’s success will also depend on making flexible workspaces. However, while these are the corridor a more attractive place for staff, 2.11 Hounslow has a strong local economy being provided in some developments rents by improving the offer, in terms of, leisure, and has been one of the best performing in are too high for these businesses and often night-time economy and public realm. The London in recent years. Between 2008 and properties are not being let. This creates a area needs to be able to offer these facilities 2013 the borough saw an increase of more lack of confidence in the market and limits and services which other parts of West than 15,000 jobs representing 12 per cent new development of this kind creating a London i.e. will also be growth. This was double the London average mismatch between demand and supply. It is offering to stay competitive in the market. It is and higher than other west London boroughs unlikely without council intervention this will likely improvements to access and amenities (Regeneris, 2015) . The corridor presently balance through the market alone. would provide a catalyst for the refurbishment accommodates over 8,500 jobs. The Great of higher quality secondary stock. West Corridor Masterplan and Capacity 2.14 Failure to provide affordable ‘cool’ and Study (2017) has identified capacity for a ’edgy’ office space and Creative industries will further 14,000 new jobs. This would represent undermine the ability of start- up companies a significant uplift in employment in the and creative businesses to locate here, and corridor. hence undermine the eco-system of the employment cluster especially in the digital 2.12 This increase in jobs will provide and media sector. employment in a range of industries including digital and media. The corridor is currently 2.15 Large companies are footloose and home to a variety of uses including waste and Hounslow competes with other areas across aggregate management, car showrooms and Greater London for their business. Retaining storage uses. Digital and media is a potential local businesses is important while attracting cluster in the Great West Corridor however it new ones to the area. These businesses often is important that while supporting one sector the corridor retains a diversity of uses to

24 GREAT WEST CORRIDOR Local Plan Review 25 OPTIMISING HOUSING GROWTH which can also have a role if they are well planned, linking up with the wider 2.17 Residential conversion of office neighbourhood and its facilities, and offering buildings through utilising permitted a quality living environment sheltered from development rights is a threat to the the adverse impacts of the strategic roads. commercial activity in the area. There are 2.19 The London Plan requires Hounslow currently many empty office buildings which Council to ensure delivery of at least 822 are considered still suitable for commercial homes per annum, and to ‘augment’ this use given their location, condition and where further opportunities can be created function that are at risk from being converted for sustainable growth. The Great West to residential without the need for planning Corridor will form part of the Opportunity permission. This would dilute the commercial Area that the Mayor of London has function of core business areas in the designated as an area for business growth corridor. Despite the commercial focus of and housing development. the area, there is very little in the way of local amenities or services for the people who 2.20 Delivering new housing in the corridor work on the Great West Corridor (such as will contribute to addressing the Borough’s cafes, bars and shops). The area lacks a and London’s housing needs, and also help vitality and buzz that central London establish a more sustainable land-use locations possess. pattern, where people can live close to their workplace. New housing will support the 2.18 The Great West Corridor is a largely viability of local facilities and bring mono-functional employment area with an investment in community infrastructure. industrial character. With the increasing However, meeting the demand for housing, focus on the service economy the lack of in particular affordable housing, is a facilities for employees and the absence of challenge in the context of infrastructure urban buzz and vitality have become major requirements and viability. weaknesses of the corridor. Enhancing the prospects of the Great West Corridor will require the provision of a greater mix of uses concentrated around transport nodes, where they can benefit from footfall and help to animate the area, especially in the evenings and weekends, when office activities are lower. Provision of residential developments

26 ENVIRONMENTAL QUALITY AND OPEN 2.24 Whilst improved public transport may SPACE reduce pressure on the highways network, poor air and noise quality will remain a 2.21 The Great West Corridor experiences constraint that must be addressed in design various environmental problems such as mitigation when new development comes poor air quality, and noise pollution due to forward. The Local Plan includes policies on the major roads which Environmental quality air quality and noise and these apply to all and Open Space traverse the corridor, some new development in the corridor; however, it heavy industrial uses and the proximity of is necessary to have further planning controls Heathrow flightpaths. in the Great West Corridor to mitigate the potentially harmful impacts on residents and 2.22 Air pollution is a significant issue along to improve the conditions in this area. the Great West Corridor. This is a direct result Commercial buildings that face the A4 / M4 of the heavy traffic along the A4 / M4. The corridor play a significant role in sheltering issue is particularly apparent along the areas behind them from noise. combined A4/ M4 corridor and at where levels of >60 μg/m3 NO2 are can be 2.25 There are a number of large quality found. Along M4 (west) and parts of east of parks and landscape features in and the Great West Corridor (Brentford East) surrounding the GWC area such as River similarly high levels 50 - 60 μg/m3 NO2 can Brent/, Park, be found. The North and South Circular Park, and Manor roads also suffer from high levels of pollution Park. Most of these parks are hidden, where with levels varying between 50 - 60 μg/m3 access is limited and often difficult to find. NO2. A hot spot for pollution can be seen at 2.26 Access mainly to these spaces is limited the junction between the South Circular and due to the M4 and A4 which limits movement the A315 just to the north of Kew Bridge. in a north/south direction. The challenge is to 2.23 The noise generated by the A4 and M4 deliver along with development of the area a corridors is another significant issue that connected and continuous green and blue development in the area must address. The network that strategically links green and levels of noise along the M4/A4 corridor are open spaces and rivers with neighbourhoods 75+dB(A) and the elevated section of the M4 and workplaces to enhance opportunities for projects these noise levels even further. recreation and a healthy lifestyle. Commercial buildings that face the A4 / M4 corridor play a significant role in sheltering areas behind them from noise.

GREAT WEST CORRIDOR Local Plan Review 27 PROMOTING HIGH QUALITY URBAN DESIGN key frontages and sites persist and the area 2.32 Despite its rich heritage, the area is AND CONSERVING HERITAGE has attracted recent and new proposals for HQ fragmented and comprises of a series of buildings and other large and prestigious disjointed and poorly connected areas. The 2.27 The Great West Road was opened in buildings. area lacks a strong, positive identity as a 1925 to provide a bypass for the extremely desirable business location and a weakened 2.30 The best of these will leave an equally congested London Road/Brentford High sense of place. To enhance the overall image fine legacy for the future as those built in the Street. As soon as it was opened, national and of the Great West Corridor the following 1930s. The high visibility of some sites also international companies recognised the challenges will need to be addressed: attracts strong demand for large advertising unique position of this new strategic corridor structures. 1. Public realm improvements that reduce the and a new generation of headquarters and dominance and impact of the car and factories located there. These art deco 2.31 Modern tall buildings in the corridor have enhance the quality, appearance, and factories (largely with a horizontal emphasis) the potential to impact on important site lines setting of the public realm; have become the instantly recognisable and vistas from and other symbols of the Golden Mile most notably the historic open spaces or vistas (including views 2. Establishing attractive building frontages Gillette building, Wallis House and the seen when travelling along the length of the that represent business and other activities Firestone Gates. A number have been listed A4 into London or from the M4 flyover). This along the corridor and provide definition to for their special architectural and historic needs to be addressed as part of the design the street. interest. Detailed analysis of this existing process for any larger developments in the character is available in the London Borough corridor. Many of the heritage assets that 3. Creating a distinctive arrival experience of Hounslow Urban Context and Character surround the Great West Road are of national and journey along the M4 and A4 that is Study, the conservation area statements and or international significance and the NPPF special, memorable and represents the the formal listings statements for listed states that we must give great weight to their entrepreneurial spirit, social, cultural and buildings. conservation economic achievements of the corridor; 2.28 The road sits within a historically 4. Celebrating the area’s history by enhancing sensitive part of the borough, containing a its historic fabric and parklands and number of listed buildings, surrounding strengthening their prominence and Conservation Areas, and the nearby great perception as part of the area’s image and estates of Gunnersbury, Osterley, Syon and identity; and . is situated to 5. Creating a network of places, each with the south east and the World Heritage Site at their own character, role and identity, that Kew Gardens lies to the south within the are connected to each other and beyond London Borough of Richmond. by the Great West Road 2.29 The high visibility of the area and other conditions that encouraged pre-war designers to build prestigious and attractive buildings on

28 GREAT WEST CORRIDOR Local Plan Review 29 TRANSPORT AND CONNECTIVITY projections, much of which will have been met by approved development such as the 2.33 The Great West Corridor is an up and Brentford Community Stadium. coming area which is home to several mixed- 2.36 Transport for London rates the Public used and diverse neighbourhoods. Providing Transport Accessibility Level (PTAL) of most transport infrastructure in these growing of the Corridor as either ‘poor’ or ‘very poor’. spaces is critical to unlocking development The exception to this rating is Brentford Town and improving liveability in the area. Centre and Chiswick, both of which are served 2.34 The Great West Corridor runs for 4km by either the London Underground, rail, and/ (2.5 miles) from Power Road to Gillette or bus service. National rail services stop at Corner. The morphology of the area follows Kew Bridge, Brentford Station, and Syon an ancient Roman road that ran east-west Lane. Rail services are focused on providing into London. In the 20th century the area was access to London, therefore there is a distinct shaped by an influx of art-deco industrial lack of orbital connectivity, particularly to the hubs and sustained infrastructure north with the exception of the overground investment. In 1965 the M4 was constructed service at in the east of over the A4, providing additional capacity for the corridor. There is a planned Crossrail travel both east to central London, and west station at , positioned 3km (1.9 miles) to the rest of the UK. north of the Great West Corridor, which, without increased public transportation 2.35 Intersected by both the M4 and A4 connections, would not improve the PTAL of running east/west, the B454 and the A3002 much of the Great West Corridor. There are north/south, primary access in and around several London Underground stations that the Great West Corridor is vehicle oriented. border the Great West Corridor including Approximately 50% of employment trips into South Ealing, Northfields, Boston Manor, and the Great West Corridor are made by car. the Gunnersbury Underground and Given the high level of vehicle dependency, Overground station. While these stations the highway network serving the area can be service the outer areas of the Great West congested during times of peak flow. A 2015 Corridor, they are all situated at least 1.2 km transportation study, carried out for the (0.75 miles) from the A4/Great West Road- Council by Steer Davies Gleave, found that at beyond the PTAL improvement distance of current capacities, the road network 960m (12min walk). throughout the Great West Corridor could only support an additional 1,200 jobs in the area and 40% of 2015 development

30 2.37 Regular buses run parallel to the Great 2.39 In order to support development and 3. The Boston Manor Link – A new West Corridor, with bus routes such as the E8 unlock growth, game-changing infrastructure boardwalk to provide a direct and high and 235 traveling into Hounslow from will be needed along the corridor as existing quality pedestrian and cycle link to the Brentford, the 237 running from Shepherd’s transportation networks are at or nearing Great West Corridor from Boston Manor Bush to , and the N9 capacity. The Council, along with key station (Piccadilly line). This project is providing night service from Aldwych to stakeholders such as TfL, National Rail, and currently undergoing feasibility studies Heathrow Terminal 1,2,3, & 5 via Brentford neighbouring boroughs, have begun to assess under-taken by Sky BsB. high Street. The H91 is the only bus running the viability and feasibility of three strategic along the length of Great West Road. The infrastructure projects, including: underground station at South Ealing is linked to the GWC by the 65 bus. Northfields station 1. Brentford Mainline - Southall Crossrail on the Piccadilly Line is linked to the GWC by Link connecting to Golden Mile Station: A the E2 bus and Boston Manor Station on the new passenger service between the Piccadilly Line is linked to the GWC by the E8 Southall Crossrail Station and a new bus. At the western end of the corridor, The station at Great West Road and Transport H28 bus traverses north -south along Syon Avenue, using the existing rail freight line. Lane, linking the GWC with residential This would provide access to the new hinterland, and Syon Station. At the eastern Crossrail station and could commence end, the 391 and 267 buses come up from before 2020(these services would run in Kew Bridge, and past Kew Bridge station, in to parallel to the existing freight services on Chiswick High Road, and towards the line). There is also the possibility of Gunnersbury station extending this line across the Great West Road to feed into the Brentford Station 2.38 Cycling and pedestrian access line. throughout the Corridor is variable, with areas such as Brentford Town Centre and Brentford 2. Old Oak Common - Hounslow East having higher levels of connectivity and Overground Link connecting to Lionel cycle access. There is an off-carriageway Road Station: An extension of service cycle facility that runs along the A4, however from the London Overground from Old it is not continuous and encounters barriers at Oak Common to Cricklewood via the major junctions and is often cut off by ‘Dudding Hill Line’ calling at , commercial development. There are many Syon Lane, Brentford and potentially a areas, especially along the A4 and Great West new station at Lionel Road. This rail line Road that are car dominated and hostile would connect with an HS2 station, and towards pedestrians and cyclists. therefore would not commence until at least 2025.

GREAT WEST CORRIDOR Local Plan Review 31

03 VISION AND OBJECTIVES

THE SPATIAL VISION

Our Vision recognises the Great West Corridor as a modern 21st century business larger companies, small and medium sized whilst creating a distinctive arrival experience hub with well-designed mixed use quarters enterprises, microbusinesses, as well as the and journey along the M4 and A4 that is that provide a successful driver and anchor large freelance. special, memorable and represents the of economic activity for both Hounslow and entrepreneurial spirit, social, cultural and London as a whole. Great West Corridor will have new squares economic achievements of the corridor. and a station plaza centred around a new A greater mix of uses will be provided that high quality Lionel Road station to the east The image and environment of the Great combines employment with other uses, of Corridor and a Golden Mile(Brentford) West Corridor will be transformed into a green such as residential, cafes and restaurants, Crossrail station to the west that are fully boulevard with enhanced public realm, well and local shops and facilities, to generate embedded into their surroundings providing connected and continuous green and blue vibrancy, footfall and animation to the area. residents, workers and visitors with easy networks linking green and open spaces, access to the area. rivers and waterways with neighbourhoods The Corridor’s economic role as part of and workplaces, and better walking and the TV triangle – the western European The area’s history will be celebrated by cycling networks TV industry hub - will be strengthened by creating a series of local places with their own growing the digital, media, broadcasting strong characters and identities, building on and professional sectors catering for its strengths, heritage and special features,

GREAT WEST CORRIDOR Local Plan Review STRATEGIC OBJECTIVES

OPTIMISING ECONOMIC GROWTH OPTIMISING HOUSING GROWTH ENVIRONMENTAL QUALITY AND OPEN SPACE

1. To promote economic growth in existing 3. To provide homes that meet the housing 5. To radically transform the environmental and new sectors by allocating land for needs of existing and future residents in quality, the public realm and the image of development and ensuring the provision terms of number, affordability, quality, the Great West Corridor, and to provide of accessible workspaces type of property and mix of dwelling sizes an attractive front door to development and strong connecting identity 2. To provide a mix of employment spaces 4. To provide sufficient land for new homes that are attractive for the entire business in the Great West Corridor to meet 6. To mitigate the impact of noise and air community in existing and potential housing needs in a manner which seeks to pollution through the design and growth sectors, catering for larger ensure sustainability and help stimulate positioning of buildings and greening of companies, small and medium sized change. the area. enterprises, microbusinesses, as well as the large free-lance workforce 7. To establish a well-connected and continuous green and blue network that strategically links green and open spaces, rivers and ponds with neighbourhoods and workplaces

3234 ENHANCING CONNECTIVITY DESIGN AND HERITAGE

8. To support strategic and game-changing 11. To ease congestion and improve air 13. To establish a coherent and high quality infrastructure to unlock development and quality along the corridor by encouraging environment with distinct buildings and increase PTAL in the area. alternative modes of transportation to the features along the M4 and A4 corridors, private vehicle. 9. To reduce reliance on private cars by 14. To establish a series of local places with their supporting the expansion of bus services 12. To reduce the car parking provision while own strong characters and identities, which along and across the corridor. increasing car sharing and promoting build on their strengths, heritage and special cleaner transport technologies. features, as well as express distinctively their 10. To enhance the public realm by improving role and function, through the scale and form pedestrian and cycling access and street of buildings, the quality of its open spaces legibility to connect the Great West and the mix of their uses and activities. Corridor to its surrounding areas including Brentford and South Ealing. 15. To preserve and enhance the distinctive historic environments and ensure new development is built to the highest quality design and using the heritage aspects in places as an asset to promote positive change. GREAT WEST CORRIDOR Local Plan Review 35

04 SPATIAL POLICIES

GREAT WEST CORRIDOR Local Plan Review Figure 4.1: Overall Spatial Strategy

38 04 SPATIAL POLICIES

INTRODUCTION 4.0 Having established in the adopted Local This chapter contains the following spatial Plan Policy SV1 the objectives that the Great policies for the area: West Corridor Local Plan review must 1. Optimising Economic Growth address, a number of Spatial Policy options have been developed to deliver these 2. Optimising Housing growth commitments. 3. Design and Heritage 4.1 A key intention for the Great West Corridor Plan is to transform the area into a 4. Environmental Improvements and Open 21st century business hub that is supported space by a high-quality environment, sustainable 5. Enhancing Transport and Connectivity transport solutions, a vibrant mix of uses, good integration with its surrounding 4.3 These spatial policies set out the spatial communities, and a strong image and strategy for the proceeding ‘Places Policies’ identity. which aim to enable the successful delivery of thriving places. Hounslow Local Plan 2015 4.2 The Plan aims to get the balance right sets out the overarching thematic policies for between positively meeting the development the Borough which are designed to be needs of the area, such as employment and flexible to accommodate change over the housing needs supported by appropriate lifetime of the Plan. Therefore, the GWCP levels of social, green and physical should be read in conjunction with the infrastructure. adopted Local Plan.

GREAT WEST CORRIDOR Local Plan Review 39 GWC1 EMPLOYMENT GROWTH

KEY ISSUES 1. Great West Corridor is in competition 4. The erosion of the Corridor’s importance with other existing and emerging office as an employment area due to locations in Greater London; it needs to inappropriate conversion of office to carefully position itself in the market to residential use through permitted rights, attract businesses. The perception of the undermines its competitive advantage in Corridor as an area dominated by car use, terms of relative size, profile and offer, as with low levels of public transport well as affect its ability to benefit from accessibility and few services and business clustering and to support the amenities mean businesses may be viability of complementing uses. hesitant to invest here. Current public transport infrastructure is at capacity and significant investment is required to attract businesses to this location 2. The area largely comprises secondary stock with significant vacancies in the office buildings. Developments including employment floorspace need to be both flexible and well located to support a mixed and vibrant place. The Corridor’s success will depend on making the Corridor a more attractive place for employers and employees. 3. The delivery of appropriate floorspace for SMEs is difficult to secure and the management, design, flexibility and affordability of these spaces can present a challenge to traditional employment space.

40 OPTIMISING EMPLOYMENT GROWTH

Our approach ii. That there is an increase, or at least (f) Supporting active uses including retail maintain, employment densities; along the Corridor as shown in figure 4.2 The Council will seek to provide a mix of iii. That proposals retain and/or (g) Working proactively and positively with employment spaces that are attractive for provide small business units; stakeholders to nominate the area as the entire business community in existing enterprise zone for investment. and potential growth sectors. It will cater for iv. Proposals minimise and mitigate larger companies, small and medium sized any significant adverse impacts that Will expect development proposals to: enterprises, microbusinesses, as well as the development may have on large freelance workforce by working with surrounding land uses; (h) Ensure that there is no net loss of office developers and stakeholders to deliver a floor space in Key Existing Office sustainable and robust local economy that (b) Supporting mix use employment and Locations (KEOL) or industrial B Use promotes the Great West Corridor as a place residential development along the Class floor space in Locally Significant for enterprise and innovation. Employment Corridor particularly in areas where it is Industrial Site (LISIS) and Strategic floorspace will be provided singularly in necessary to facilitate renewal and Industrial Locations (SILs) regeneration of employment land. development or as part of a mixed-use (i) Demonstrate and ensure compatibility format depending on location. (c) Supporting proposals for the of uses when providing mixed use intensification of employment sites and We will achieve this by: developments. Operation of businesses premises to provide at least 490,000 on site or on neighbouring sites must sqm of workspaces (offices,creative not be compromised by the introduction (a) Safeguarding the function, space and light industrial) in the area, of non-employment uses. attractiveness and competitiveness of providing at least 14,000 new jobs. the Strategic Industrial Location (SIL) (j) Demonstrate a net increase in and Locally Significant Industrial Site (d) Supporting businesses of all sizes in the employment floor space within (LSIS) in the Great West Corridor and its Corridor, in particular start-ups, small designated employment sites. ability to support employment and and medium- sized enterprises. economic functions by ensuring: (e) Working with affordable and shared i. That proposals are comprised of SIL workspace managers and providers to compliant broad industrial type bring forward affordable and shared uses; workspace as part of development proposals.

GREAT WEST CORRIDOR Local Plan Review 41 OPTIMISING IMPLEMENTATION WE ARE TAKING THIS APPROACH EMPLOYMENT GROWTH BECAUSE: (CONTINUED) 1. The Council will play an active role in relevant local economic partnerships 4.11 The Employment Land Review (ELR) and other sub-regional partnerships to (2016) identifies the need for additional office create a clear vision and provide a provision in the Borough. It states that the (k) Meet the following criteria where located within regeneration areas: strong voice for outer London’s Council should identify land to accommodate economic development and 150,000sqm additional office space above i. Maximise the employment infrastructure needs; existing commitments. Following the floorspace delivered on the site. construction of a third runway at Heathrow Residential and other non – 2. The Council will proactively work with the ELR predicts that this need would employment uses will be the land owners, developers and other become even more pressing with a permitted where their provision is development partners to facilitate and requirement for a further 96,000sqm of office appropriate to facilitate the promote a modern 21st century floor space. redevelopment of employment business hub 4.12 The ELR states that the highest demand land and promote regeneration of 3. The Council encourages the provision the site/area. for office space is focused around the of additional employment floorspace provision of ‘A Grade’ office space in campus ii. Demonstrate that the proposed to meet demand and contribute to style environments. In addition to this development will re-provide delivering the objectives of the primary requirement, the ELR identified a existing employment floorspace preferred spatial policy strong a need for small to mid-size offices in or increase the floorspace on site. the TV triangle and around Chiswick. This centres on a demand for modern, flexible iii. Negotiate a proportion of small, and affordable workspace. However, it is micro and/or affordable unclear whether this type of space could be workspace or contributions delivered in such a competitive location towards these, from major non- without compromising viability. residential developments. Evidence must be submitted 4.13 Smaller, less profitable businesses in demonstrating agreement to lease the emerging sectors have difficulty finding the workspace to a Council affordable space in Hounslow, and may be approved Workspace Provider for priced out, so they generally locate in at least 10 years. If on site cheaper parts of London. The ELR suggests provision is not possible, financial that Council may consider an appropriate contributions for equivalent response, such as to provide or subsidise off-site provision will be required. accommodation for SMEs in the sector,

42 especially in the digital and media sector, which has achieved rapid growth in the past and has further great growth potential. 4.14 In 2015 the Council commissioned Regeneris Consulting to undertake the Hounslow Sectors Research. This report contains a detailed analysis of the Borough’s economy. This study revealed that Hounslow has one of the city’s largest economies and has registered the strongest levels of growth of all London’s borough’s in recent years. 4.15 This Borough has a strong base of large employers with over 100 businesses employing over 100 people or more- accounting for 42% of all employment, this sector is predicted to be stable. Alongside these corporations, the borough is home to 1,700 Small and Medium Sized Enterprises (SMEs). This account for 44% of all employment in Hounslow and are growing. It is important that small businesses have enough space provided to help them stay in the borough and expand. Providing small, micro and/or affordable workspace is one such way of doing this, implemented through planning obligations, for major employment developments that do not provide public education, community or social infrastructure uses.

GREAT WEST CORRIDOR Local Plan Review 43 ALTERNATIVE POLICY OPTION

Without game-changing infrastructure particularly Brentford - Southall Crossrail Link, the Council will seek a lower amount of employment floorspace. This capacity is to be determined by the upcoming transport impact assessment being carried out as a part of the Local Plan Review evidence base. Development will need to be phased in accordance with soft measure transport improvements including increased bus service, enhanced exiting rail service, and enhanced pedestrian access along the Corridor to ensure that existing infrastructure is not overburdened with growth.

Reason: This option seeks to provide a lower number of employment floor space which means we will not meet our employment needs and does not fully utilise its status as potential Great West Corridor Opportunity Area that the Mayor identifies for growth and intensification.

44 Figure 4.2: Employment Growth in the Great West Corridor

GREAT WEST CORRIDOR Local Plan Review 45 GWC2 HOUSING

KEY ISSUES 1. Greater London Authority (GLA) forecasts 4. Great West Corridor has been identified anticipate Hounslow’s population will as a potential ‘Opportunity Area’(OA) or grow in coming decades. Recent an ‘Intensification Area’ which typically is population projections show Hounslow’s brownfield land with significant capacity population increasing by 54,120 people or to accommodate new housing, 20% between 2015 and 2035 (Source: commercial and other development GLA, 2014 round population projections linked to existing or potential – using an average of mid and long term improvements to public transport trends). accessibility or an Intensification Area which are areas of brownfield land with 2. Supply and demand figures suggest there significant capacity to accommodate new is a gap between the need for housing in employment and residential development Hounslow and the supply of developable supported by existing or proposed public land, reinforcing the need to ensure transport improvements. appropriate development sites suitable for planning are identified and brought 5. New housing to support the viability of forward. local facilities and uses and bring investment in community infrastructure 3. Residential development is a threat to the and the public realm. commercial activity in the area. There are currently many empty office buildings 6. Meeting the demand for housing in that risk being converted to residential. particular affordable housing is a This would dilute the commercial challenge in the context of infrastructure function of the area. requirements and viability.

46 OPTIMISING HOUSING GROWTH

Our approach The Council will expect development (g) Promote and consider in a positive proposals to: manner residential development We will seek to optimise the supply of identified in the Places policies and on housing in appropriate locations in the (c) Seek to contribute to the delivery of at designated allocated sites. Great West Corridor and to support least a minimum target of 5,200 commercial uses to help meet the sustainable new homes over the plan Borough’s objectively assessed need. We period whilst supporting the creation will seek to support the provision of a wide of mixed, balanced, sustainable and range of good quality housing types and vibrant communities that deliver a tenures, served by a range of appropriate target of 40% as affordable housing social and physical infrastructure, jobs and from development in line with a vibrant mix of uses that bring footfall and adopted Local Plan Policy SC2. animation, especially around transport (d) Focus and prioritise new homes in nodes. Housing will be principally places identified for regeneration and supported in a mixed-use format only. growth such as in the West Area with a minimum target of 2,000 homes; the We will achieve this by: Central Area with a minimum target of 790 homes; and the East Area with a (a) Delivering and focusing new homes in minimum target of 2300 new homes. areas identified in the Places Policies and site allocations for mixed use (e) Make effective and efficient use of development supported by the land by promoting higher density appropriate social and physical development in highly accessible infrastructure, jobs and services. locations particularly around transport nodes and in accordance with the (b) Determine the location and sustainable Places Policies. quantum of additional employment and residential development above (f) Be of a mixed-use format, and provide a existing Local Plan levels for mix of housing types and tenures to meet implementation through new site current and future housing need and allocations; providing a variety of housing products in the market and affordable tenures.

GREAT WEST CORRIDOR Local Plan Review 47 IMPLEMENTATION:

1. The Council will take the initiative and proactively work with land owners, developers and other development partners to facilitate and promote housing development in a mixed-use format where appropriate in the Great West Corridor. 2. Following detailed masterplanning and site capacity work, it is considered that the Great West Corridor has the capacity to provide at least a minimum of 5,200 new homes over the plan period but this will be reliant on the delivery of game changing transport infrastructure. 3. The delivery of mix use development will be via a number of different mechanisms such as the regeneration of previously developed land, intensification of the built form in places and the delivery of allocated sites. 4. A minimum of 2,100 new homes will sought to be delivered in the West of the Corridor; 780 new homes in the Central Area and 2,300 new homes in the East. 5. The Council will continue to pursue a strategic affordable housing target of 40% in line with existing adopted Local Plan policy SC2 through private development as well as Council-led initiatives. Negotiations on the mix and tenure will be conducted with planning and housing officers and will be subject to viability and other requirements in accordance with Local Plan Policy. 48 WE ARE TAKING THIS APPROACH 4.8 Evidence suggests that the Great West BECAUSE: Corridor could contribute further to the Borough’s housing supply but mainly 4.4 The London Plan requires Hounslow supported by game changing transport Council to ensure delivery of at least 8,222 infrastructure. The designation of an homes by 2025, and to ‘augment’ this where Opportunity Area of part or all of the further opportunities can be created for Corridor could help secure funding to sustainable growth. The Great West Corridor support this new transport infrastructure. will be an Opportunity Area (OA) in the new 4.9 In accordance with Local Plan Policy draft London Plan, a designation which will SC2 the Council aims to maximise every support business growth and housing opportunity to deliver affordable housing by development in the Corridor. negotiation. Meeting the 40% Borough 4.5 The area will help play a critical role in target may not be achievable in instances meeting London’s Strategic Housing Need where this may undermine the viability of and in meeting local need. some developments, which thus undermine the overall housing delivery in the borough. 4.6 The demand for housing in Hounslow has been assessed by the Hounslow Housing 4.10 Where housing schemes are approved Market Assessment (HHMA, 2016). on the basis of an affordable housing offer Hounslow’s total Objectively Assessed Need below the 40% borough target, the Council (OAN) has been assessed as being 1,898 will include provision for a re-appraisal of dwellings per annum (dpa) or 37,960 viability when the scheme has been dwellings over the plan period 2015-2035. completed and largely occupied. Where viability has improved, the applicant will be 4.7 The supply of housing in Hounslow and expected to make further affordable housing across London has not been satisfying need. provision to the appropriate threshold. The London Strategic Housing Land Availability Assessment (SHLAA) (2014) identified Strategic Housing Land availability across London. For the period 2015 to 2025 the potential for housing supply in Hounslow has been demonstrated as being 8,222 dwellings. This figure translates into a minimum housing supply target of 822 dpa up to 2025 (The London Plan – March 2015).

GREAT WEST CORRIDOR Local Plan Review 49 ALTERNATIVE APPROACH:

Without game-changing infrastructure residential would be delivered at a reduced capacity. This capacity is to be determined by the upcoming Transport Impact Assessment. Development at reduced capacity will need to be phased in accordance with the delivery of transport improvements including increased bus service, enhanced exiting rail service, and enhanced pedestrian access along the Corridor to ensure that existing infrastructure is not overburdened with growth. Reason: This alternative approach would not help in closing the gap of meeting the borough’s objectively assessed housing need or fully utilise the growth potential of the Great West Corridor as an Opportunity Area.

50 Figure 4.3: Housing Growth in the Great West Corridor

GREAT WEST CORRIDOR Local Plan Review 51 GWC3 DESIGN AND HERITAGE

KEY ISSUES 1. The Great West Corridor is fragmented poorer vehicle control, especially for older and comprises of a series of disjointed drivers (Austroads, Impact of Roadside and poorly connected sub-areas. The Advertising on Road Safety, 2013). area does not present a strong and 4. The area is severed from other areas and positive identity as a desirable business from itself, with both the M4 and A4 and location, and lacks a clear identity and the railway serving as barriers to sense of place. movement. Additionally, there are only a 2. Although there are no Conservation limited number of crossing points over Areas within the Great West Corridor these routes. This problem is further itself, there are many in close proximity. exacerbated by the pattern of commercial The World Heritage Site of Royal Botanic development along the A4 corridor, which Gardens, Kew includes Grade I and II largely comprises of inward looking Listed Buildings and Scheduled estates with limited pedestrian or Monuments is located over the River vehicular connections between them and Thames, a short distance from the the wider area beyond. corridor. The Great West Corridor sits in the backdrop of these sensitive views. Therefore, development, especially of taller buildings, will need to have due regard to their impact on local heritage assets and their setting. 3. The high occurrence of existing digital advertisements on the elevated section of the M4 together with other visual stimuli from road signs, buildings, and long rooftop views, means that the M4 is visually cluttered. There is evidence that visual clutter has an increased potential for driver distraction that could lead to

52 DESIGN AND HERITAGE

Our approach through the scale and form of (f) Creating environments that are buildings, the quality of open spaces inclusive and follow Secured by This Plan seeks to create a strong sense of and the mix of their uses and Design principles such as ensuring place and identity for the Great West activities. spaces are well lit, overlooked and feel Corridor. Through a strong urban design- safe at different times of the day and (b) Making best use of redevelopment in the evening. led approach the Plan seeks to knit the opportunities whilst respecting and Great West Corridor well, into its enhancing the area’s distinctive The Council will expect development surroundings, and to provide a characters and historic environment. proposals to: comprehensive approach to managing (c) Supporting Heritage trails and other new development. In addition to (g) Preserve and enhance heritage assets, facilitating appropriate development, the community-led initiatives that aim to celebrate and enhance the awareness bringing back into meaningful use plan also seeks to protect and enhance where they have been left empty, heritage assets within and adjacent to the of the area’s history and foster its identity and the sense of belonging. abandoned or underused through Corridor, through establishing a coherent enabling development. and high quality environment with (d) Promoting positive enhancements to architecturally significant, well designed the quality of the public realm with (h) Respond sensitively to adjoining, landmark buildings and features along the well-designed and generous neighbouring and relevant heritage M4 and A4 corridors, that create a pavements, landscaping, tree planting, assets including Conservation Areas, Registered Parks and Gardens and memorable journey for those visiting or a consistent palette of materials, Royal Botanic Gardens, Kew World travelling through it and for those living furniture, signage and lighting, as well Heritage Site. The Council will support and working within it. as enhancements to the underside of the elevated M4. proposals where Heritage buildings We will achieve this by: play a central role in the ‘place (e) Supporting the creation of public making’ of the Corridor and are given the prominence they deserve (a) Working with developers and partners squares at key locations which can including reinforcing views that allow to establish a series of interconnected help deliver a strong sense of place to the appreciation of the asset and its local places with their own strong the area with a welcoming and vibrant special characteristics and features. characters and identities that build on character that offer respite from the their strengths, heritage and special busy A4, M4 and railway corridors. features, as well as distinctively express their role and function,

GREAT WEST CORRIDOR Local Plan Review 53 DESIGN AND HERITAGE (CONTINUED)

(i) Protect and where possible enhance ii. Gillette Corner (an existing strategic and local views from western gateway landmark) – to iii. The corner of Ealing Road and the Conservation Areas, Registered Parks mark the western entrance to the A4, as a focal point which and Gardens and Royal Botanic corridor from the A4 and; responds to the existing Kew Eye Gardens, Kew World Heritage site building on the south side of this (Figure 4.4). Development proposals iii. The London Gateway where the intersection and would respond are expected not to have any elevated merges appropriately to the existing significant impact and should reinforce with the A4 below, close to where residential uses to the north. the significance of these views where it crosses Boston Manor Road – to possible, especially views from and signify arrival into inner London iv. The northern side of the A4 impact on surrounding heritage assets for those travelling on the M4 into adjacent to the Shield Drive and such as , Royal the city from Heathrow and the Transport Avenue – to demarcate Botanic Gardens, Kew World Heritage West. the location of the Golden Mile Site, Strand on the Green Conservation Station, subject to the delivery of Area, Conservation Area, (k) Support the delivery of corridor the station. The design and height Wellesley Road Conservation Area, the landmark buildings, to confer of each landmark site is required Corridor, and listed distinctiveness to the corridor when to be of exceptional quality and be buildings, such as the Campanile of viewed from street level as well as designed so that the built form the London Museum of Water & Steam dynamic views from along the M4, at and general layout positively on Kew Bridge Road. the following locations (Figure 4.4): contribute to wayfinding and the character of the corridor. (j) At the following locations, support the i. The inside corner of the M4 at delivery of landmark buildings to Capital Interchange Way, to (l) The design and height of each create a strengthened and identifiable respond to the bookend landmark landmark site will need to be of character for the corridor (Figure 4.4): at Chiswick Roundabout. exceptional quality and design such that the built form and general layout i. Chiswick roundabout (eastern gateway ii. The site adjacent to the proposed will positively contribute to landmark) – to mark the eastern edge of Lionel Road Station (at the wayfinding and the character of the the corridor and indicate the transition junction of Lionel Road South and corridor and any associated heritage from the commercial and industrial uses the A4), which would be subject to assets. of the corridor to the low rise residential the delivery of the station. uses to the east;

54 DESIGN AND HERITAGE (CONTINUED)

(o) Contribute to the delivery of public (m) Demonstrate that a robust design squares at key locations which can review process has been undertaken help deliver a strong sense of place to that shows how the building impacts the area with a welcoming and vibrant heritage (designated and undesignated character that offer respite from the assets) and that the skyline has been busy A4, M4 and railway corridors. tested, considered and appropriately mitigated, through the use of verified (p) Assess the impact of new or altered view impact studies. advertisement signage on the streetscape and on road users on the (n) Support the delivery of public realm M4 and A4 carriageways. Applications improvements that will contribute to for signage and advertisement will the creation of a boulevard effect, such need to consider the location of as: existing advertisements and demonstrate how the proposal will not i. A well-defined streetscape contribute to existing or create through a consistent building line additional harm, in terms of and clearly identifiable non- townscape (visual clutter), amenity or residential frontage. Building public safety and is of an appropriate frontages along the M4/A4 should scale. Standalone totems or monolith be set back and follow a features will be resisted and the continuous building line in order Council will seek signage and to green and animate the street advertising features that are of scape. appropriate scale and innovatively ii. Greening and tree planting. incorporated into the built form of buildings. iii. A Council approved consistent suite of street furniture, including, (q) Promote active frontages and front seats, lighting, rubbish bins, cycle doors at ground level to enliven and stands, landscaping and paving animate streets. materials and where appropriate, shading.

GREAT WEST CORRIDOR Local Plan Review 55 IMPLEMENTATION WE ARE TAKING THIS APPROACH 4.18 National planning guidance also BECAUSE encourages higher density development 1. The Council encourages developers to around transport nodes. Paragraph 34 of the enter into pre-application discussions 4.16 National Planning Policy guidance NPPF states that plans and decisions should with the Council prior to the submission encourages the delivery of sustainable ensure that developments that generate of planning applications. The Council’s developments that contributes to building a significant movement (ie. developments that pre-application service includes Planning strong, responsive and competitive are high density) are located where the need Performance Agreements for major economy; supports vibrant and healthy to travel will be minimized and the use of development. communities; and contributes to protecting sustainable transport modes can be and enhancing our natural, built and historic maximised. 2. As part of the development management environmen t. process, developments will be required to 4.19 Local planning authorities are required, demonstrate an understanding of the 4.17 Paragraph 56 of the NPPF states that, under Section 72 of the Planning (Listed significance of the relevant asset or its ‘Good design is a key aspect of sustainable Buildings and Conservation Areas) Act 1990, setting. As a minimum this should be development, is indivisible from good to have special regard towards the through reference to the Greater London planning, and should contribute positively to preservation or enhancement of the Historic Environment Record (HER) or by making places better for people.’ Paragraphs character or appearance of Conservation a desk top analysis and reference to other 60 - 65 of the NPPF states that planning Areas. The legislation is supported by the documentation. Detailed plans will be decisions and polices should: NPPF where there is a presumption in favour required to be submitted with of sustainable development and the applications as part of Design and Access 1. Promote local character and desirability of new development making a and Heritage Statements, demonstrating distinctiveness; positive contribution to local character and how the heritage assets will be protected 2. Give weight to outstanding or innovative distinctiveness (Paragraph 131). The or enhanced, to enable the Council to designs; distinctive characters and historic assess the effect of the proposed environments of the Great West Corridor and development on the heritage asset. 3. Promote high levels of sustainability; surrounding areas are key assets, which Decisions will be based on the nature, need to be safeguarded and enhanced. This 4. Create well connected places that extent and level of significant impact to was reflected at all stages of community/ integrate new development in to the the heritage asset. stakeholder engagement. natural, built and historic environment; 3. Applications for landmark proposals will and be required to go through a robust 5. Promote design that improves the way process of design reviews with a panel of the area functions. recognised experts in the urban design and architecture field scrutinising and helping to shape the final designs.

56 4.20 The following background papers have 4.22 In areas like the Great West Corridor 4.25 The corridor has a rich heritage, and the identified measures to protect the historic which have a strong industrial character and rhythm of notable buildings accentuating the environment: where the M4 leaves a particularly indelible route is a unique feature of the corridor and mark, design quality has often been provides interest and distinctiveness to the 1. Kew Gate Heritage Background Paper overlooked during the development process. Great West Corridor, particularly the Golden 2. Conservation Area Appraisals and While recent developments have certainly Mile stretch. However, the nature of land Statements contributed to positive improvements to the uses, and transport infrastructure in the area, detailed design policy can ensure the corridor have led to their cumulative decline 3. Borough Context and Character Study improvement of the appearance and the and deterioration. The loss of the Firestone public realm of these places as they are Building in 1980 exemplifies a missed 4. Kew Bridge World Heritage Study experienced by users. opportunity to build on inherent heritage 5. Great West Corridor and Masterplan assets that innovative policy can now 4.23 Pedestrian severance and obstacles are address with remaining buildings. 6. Brentford East Capacity Study perhaps the most defining feature of the Corridor. The Council has identified this issue 4.26 The Hounslow Local Plan, Policy SV1 4.21 Competing pressures to develop the in the Great West Corridor Masterplan Study identifies the need to improve linkages with area for housing and business and and envisages the use of this policy to Brentford Town Centre through public realm conservation of heritage is the single most improve the balance of pedestrian, vehicular enhancements and improved connectivity in important factor influencing the development and cycle traffic. the Great Western Corridor and also in this Corridor. The two are not identifies sites with suitability for tall irreconcilable, but recent applications have 4.24 The area is marked by a noticeable buildings. The Local Plan also identifies that shown the need for greater design guidance deficiency in open space and the measures the borough has a number of tall buildings and cues to be made clear to developers so proposed in this plan can alleviate this that do not positively contribute to the that these two aspirations complement shortfall through the provision of new spaces townscape and their existence should not be rather than clash with each other. The and new opportunities for leisure, recreation grounds for the provision of more. The requirements for achieving high quality and social activity. Council also recognises that creating design are set out in the NPPF, the London successful, vibrant urban environments is Plan, Local Plan Policies CC1 – 4, the Places about compactness and density, not Chapter and the Design and Heritage necessarily about the height of buildings. Chapter. These policies’ requirements should The density and spacing of buildings and be embedded from the beginning of the their architectural quality are important development process and should be critical factors in creating well used public proportionate to the size and/or potential spaces and a coherent, attractive townscape. impact of the proposal.

GREAT WEST CORRIDOR Local Plan Review 57 4.27 The Great West Road and M4 - ALTERNATIVE POLICY OPTION stretching from Chiswick through to Brentford - already has a significant number of tall advertisement structures. The corridor, The preferred policy of a ‘coordinated by virtue of its Art Deco buildings has a rich approach’ to high rise development takes a firm line in terms of managing the height history of appropriately considered and location of tall buildings. It aims to advertising which tended to be integral to the reduce the impact of new tall structures on fabric of the building. The Council has the skyline and aims to scale development consistently and successfully resisted and to avoid an intrusive impact on the historic enforced against inappropriate environment. An alternative approach to advertisement installations that are managing tall development is a ‘scattered unacceptable in terms of safety and amenity, approach’ which is explored and tested in for reasons including the unacceptable the Great West Corridor Masterplan Study. addition of visual clutter, dominance of the In a scattered approach, tall buildings area or impact upon the skyline due to their will generally be considered acceptable across much of the Great West Corridor height. The luminosity or visual impact and a specific height threshold would because of intensity/frequency of any digital not be set. Instead, the Council would display is also a significant factor. The consider each tall building application on Council recognizes that well designed and its own merit. This approach will see an carefully located advertising, branding and evolving dynamic cluster of tall buildings signage can contribute to the creation of a emerge, whereby one tall building is likely vibrant commercial image and positive to inspire additional tall buildings nearby. approach to focussed inward investment and This will result in a skyline scattered with regeneration to parts of the Borough towers of varying heights and in different locations and accordingly will establish significant change to several important major and local views in and around the Great West Corridor, including to the setting of the Royal Botanic Gardens, Kew and other heritage assets.

58 Figure 4.4: Design and Heritage in the Great West Corridor

GREAT WEST CORRIDOR Local Plan Review 59 GWC4 ENVIRONMENTAL QUALITY AND OPEN SPACE

KEY ISSUES 1. Air pollution is a significant issue along the including mixed use development, where Great West Corridor. This is a direct result of long-term exposure to relatively high level of the heavy traffic along the A4 / M4. The issue noise is considered to pose risk to public is particularly apparent along the combined health (residential, workers etc.). The study A4/ M4 (elevated section) corridor and at Kew area must address such issues in accordance Bridge where the nitrogen dioxide (NO2) with Policy EQ5. The elevated section of the concentration levels are significantly above M4 projects these noise levels even further the air quality objective. Along M4 (west) and with significant impacts on neighbouring parts of Brentford East, the nitrogen dioxide noise sensitive receptors or properties. annual mean concentration level lie within a range of 50 - 60 μg/m3 NO2that also 4. Commercial buildings that face the A4 / M4 represents a significant breach of the air corridor can play a significant role in acting as quality objective. acoustic barriers by sheltering areas behind them from noise. 2. The North Circular road at Gunnersbury Avenue also suffer from high levels of air 5. The area benefits from the presence of large pollution with one of the worst exceedances of quality parks and landscape features such as the NO2 annual mean objective and the hourly /Grand Union Canal, Gunnersbury mean objective. A hot spot for pollution can be Park, , Syon Park and Boston seen at the junction between the South Manor Park. Most of these parks are hidden, Circular and the A315 just to the north of Kew where access is limited and sometimes Bridge. difficult to find. 3. The noise generated by multiple road 6. Access to existing parks and open spaces is transport sources along the A4 and M4 poor due to the M4 and A4 and railway lines corridor represents a major challenge to which limit movement in a north/south residential development but also other uses, direction.

60 ENVIRONMENTAL QUALITY AND OPEN SPACE

Our approach structures and providing activities and limits. Less sensitive non-residential facilities that better serve the local uses should be sited adjacent to the The Council will seek to radically community. Great West Road/M4, acting as a transform the environmental quality, physical “buffer” between the road (c) Providing safe, direct and attractive and more sensitive uses to the rear. public realm and the image of the Great pedestrian and cycle routes that West Corridor, and to establish a well- connect open spaces, rivers and (f) Use design and construction best connected and continuous green and blue public squares with neighbourhoods available techniques (BATs) to mitigate network that strategically links green and workplaces to enhance and minimise any adverse/significant open spaces, public squares and rivers opportunities for recreation and a adverse effects and avoid (prevent) with neighbourhoods and workplaces to healthy lifestyle any unacceptable adverse effects on enhance opportunities for relaxation, health and quality of life (e.g. soil, recreation and a healthy lifestyle. (d) Supporting proposals that will noise, water, air or light pollution, etc). successfully integrate existing green We will achieve this by: infrastructure network with the wider (g) Demonstrate that proposals have London green infrastructure networks, optimised urban greening in schemes (a) Improving the overall greenness of the including River Brent/Grand Union through planting of mature and semi area, through the planting of mature Canal, Boston Manor Park, mature street trees, creating living or semi-mature trees along all streets, Gunnersbury Park, Thames River, All roofs and walls and providing habitats integrating planting as part of London Green Grid and Blue Ribbon for wildlife which increase biodiversity Sustainable Urban Drainage systems Network. and reduce the impact of the ‘heat (SuDs), creating green roofs and walls island effect’. The Council will expect development which will help soften the harsh (h) Facilitate the delivery of new high environment, mitigate air and noise proposals to: quality public squares and open pollution, and enhance the image of spaces which offer an attractive and the corridor. (e) Design and position buildings to minimise exposure to elevated levels calm environment amidst the noise. (b) Delivering a series of enhancements of pollution by locating sensitive uses (i) Improve the ecology of the area and to parks in the area including Boston away from existing or planned Manor by improving entrances, sources of air and noise pollution, provide an overall net gain in landscaping, upgrading of paths and unless appropriate mitigation is biodiversity by conserving and walkway, nature trails, sensitive provided that can demonstrably enhancing existing biodiversity repairs to listed buildings and reduce such pollution to acceptable habitats in Boston Manor Park,

GREAT WEST CORRIDOR Local Plan Review 61 ENVIRONMENTAL IMPLEMENTATION WE ARE TAKING THIS APPROACH QUALITY AND OPEN BECAUSE SPACE (CONTINUED) 1. The Council will work with key stakeholders such as neighbouring councils, 4.28 Air and Noise pollution is a significant landowners, and public and private issue along the Great West Corridor. This is a agencies to improve the quality, direct result of the heavy traffic along the A4 Gunnersbury, area along the Grand connections and access to Metropolitan / M4. Hounslow emerging Noise SPD Union Canal/ River Brent and a linear Open Land, Sites of Nature Conservation identifies that the principle sources of noise area along Hounslow Loop’s rail and Open Space in the Great West pollution in the Great West Corridor are from sidings. Corridor. road transport particularly along major arterial roads such as the A4 and M4, and 2. The Council will work with the sub-regional other disturbance can come from noise All London Green Grid working group and generating uses such as industrial and with neighbouring boroughs to assist in the commercial operations. In addition, noise delivery of regional green infrastructure; pollution can arise from vibration. All these 3. Open Spaces will be reviewed periodically sources of noise pollution can have a serious through the Authorities’ Monitoring Report effect on human health, and therefore to reflect changes in quality and quantity development should seek to avoid and mitigate noise nuisance. 4. The Council will revise its Infrastructure Delivery Plan annually to provide an 4.29 Residential or mixed use development up-to-date assessment of the need for all proposals in these noise sensitive areas types of community infrastructure; and should give due consideration to land suitability for such uses and fully explore all 5. The Council will use development options, including creation of suitable buffer contributions to help deliver green between noise source and receiver, acoustic infrastructure provision without envelope and a combination of double undermining the viability of the glazing and secondary glazing and distance development. separation. Our experience shows that day- time and night-time noise level higher than approximately 72dB(A), LAeq, 16hr and 66dB(A), Leq,8hr respectively, from road traffic along the M4 / A4 corridor, are increasingly difficult to attenuate and demonstrate compliance with BS8233.

62 4.30 Air quality issues in the Borough and particularly in the Great West Corridor are well known. The council’s emerging Air Quality Action Plan (AQAP) recognises the designation of the whole borough as an Air Quality Management Area (AQMA), and identifies road transport as the major source of air pollution, giving rise to nitrogen dioxide and particulate matter concentration levels, which can cause respiratory illnesses and other adverse health effects. 4.31 The Council will expect developers to use good practice guidance outlined within the National Planning Policy Framework (NPPF policies 120-125), planning policies and enhanced planning conditions to ensure sensitive uses are located away from pollution sources and that new development mitigation schemes demonstrate robust performance to counteract the adverse impacts of noise and air pollution. 4.32 It should be recognised that in areas of both high noise and air pollution. It is often necessary to mechanically ventilate with/ without filtration, in order to provide a suitable internal spatial environment including external amenity. The case of residential uses on the upper floors of taller buildings may be explored if they apply suitable mitigation measures and meet the relevant legislative requirements in respect of air and noise pollution for residential accommodation and external amenity spaces.

GREAT WEST CORRIDOR Local Plan Review 63 4.33 The Council also require development 4.36 These Open spaces within and outside ALTERNATIVE POLICY OPTION to provide measures to promote tree/ shrub the GWC area could all benefit from greater planting, and use public open spaces to accessibility and could contribute to the No reasonable alternative policy options improve air quality, reduce noise pollution identity and offer of the area. The Council have been identified. The creation of and improve health/quality of life of will support proposals for sensitive connected places served by enhanced surrounding communities in accordance with enhancements and improved access to these open spaces that meet the community Local Plan Policies EQ4 and EQ5. The open spaces, development will be required need is underpinned by national and Council will also seek contributions to a to establish legible and green routes linking regional policy. carbon offset fund through s106 agreements into these spaces in accordance with Local for Carbon Offset projects in the area. Plan Policy GB1-5. 4.34 There are open spaces that are Sites of 4.37 London is supported by an existing Importance for Nature Conservation (SINCs) network of green infrastructure and which are locally designated sites for Nature open space, known as the ‘All London Green Conservation these include Boston Manor Grid’ in accordance with Local Plan Policy Park, Areas within Osterley Park, an area GB4 and Brent Valley and Barnet Plateaus along the Grand Union Canal/ River Brent Area Framework, Hounslow will work with and a linear area along Hounslow Loop’s rail stakeholders and neighbouring local sidings. Other significant SINC areas outside authorities to ensure that a coordinated the GWC area are Gunnersbury Park. approach is taken in linking green infrastructure to each other and open space 4.35 There are also open spaces which have enhancement and delivery. Metropolitan Open Land (MOL) status, one in the western part of the study area covering areas in Osterley and Boston Manor parks and an area over Carville Hall Park. Other significant areas of MOL outside the GWC area include an area around Syon Park, Gunnersbury Park and areas around the Thames ( and Thames).

64 Figure 4.5: Open Spaces and green connections in the Gunnersbury Great West Corridor Park

Carville Hall Park

Osterley Park

Syon Park

GREAT WEST CORRIDOR Local Plan Review 65 GWC5 TRANSPORT AND CONNECTIVITY

KEY ISSUES 1. Public transport accessibility into the area Roads, rail lines, and large scale self- is poor and reliant on limited bus contained commercial development services, with the exception of Brentford create segregation and restrict movement town centre, Chiswick town centre, and within and through the area. Brentford East. 6. Existing infrastructure networks such as 2. London Underground stations such as strategic road networks and rail services Northfields and Boston Manor station are are nearing capacity which could impede at least 2km from central business development and growth if activities along the Corridor, hindering improvements are not made to secure sustainable transport options and sustainable transport and enhance walkability. connectivity. 3. Walking and cycling networks are poorly 7. Air quality and noise pollution from traffic connected, car dominated and street reduces the enjoyment and use of the legibility is restricted especially along the corridor, especially along the M4/A4 A4/Great West Road, under the M4, and route. along the A315. 4. There are accessibility and capacity issues at rail stations within proximity to the Corridor, with stations such as Gunnersbury Park, Syon Lane, and Kew Bridge lacking step-free access. 5. Infrastructure barriers, such as the M4 and A4 corridors, the South Circular

66 GWC5 TRANSPORT AND CONNECTIVITY TRANSPORT AND CONNECTIVITY

Our approach (b) Improving cycling infrastructure and the River Brent Quarter better for throughout the area, specifically along those travelling on foot or by bike. The Council is committed to supporting the A315 (Cycle Superhighway 9) and (g) Supporting the sustainable growth of sustainable development and growth other ‘quietway’ routes, improving safety for all vulnerable road users housing and business developments along the Great West Corridor. To ensure by taking a holistic approach to that this growth is sustainable, the and help to deliver liveable neighbourhoods. infrastructure planning, ensuring Council recognises that sustainable connectivity is prioritised along with transport options need to be improved (c) Working in partnership with TfL and any new development. throughout the area to provide attractive bus service providers to improve the alternatives to the private car and reduce frequency and efficiency of the bus (h) Working with key stakeholders to car dependency. This will in-turn reduce network to and through the Corridor reduce vehicle congestion in traffic negative impacts this brings in terms of hotspots such as the Chiswick congestion and environmental damage. (d) Improving connectivity to the London roundabout, along the M4/A4, and Underground network through along the orbital connector routes. This will require working with a range of supporting the development of better partners and stakeholders. links to the Piccadilly line, for example The Council will expect development proposals to: We will achieve this by: through the ‘Boston Manor Boardwalk’. (i) Support sustainable connectivity by (a) Actively supporting and facilitating the (e) Supporting improvements to rail prioritising pedestrian, cycling, and delivery of new transport interchange stations close to the Corridor to public transport as primary means to sites. This could include safeguarding improve access (particularly for travel to and from the development land for future station development mobility impaired people) and site. This is especially relevant to proposed at: increase capacity for users arriving or connecting development to the i. Golden Mile Station: Brentford dispersing at peak congestion times. surrounding London Underground - Mainline to Southall Crossrail (f) Actively encouraging walking and stations north of the Great West Link cycling through the provision of an Corridor, and in proximity to existing attractive public realm that helps to transportation hubs such as Brentford ii. Lionel Road Station: Old Oak link the Great West Corridor and Station. Common - Hounslow Overground surrounding neighbourhoods such as (j) Incorporate readable and safe Link Brentford Town Centre, Brentford East pedestrian access pathways within site

GREAT WEST CORRIDOR Local Plan Review 67 TRANSPORT AND CONNECTIVITY (CONTINUED)

design. Where there is the opportunity to do so, proposals will be expected to improve the continuity of the existing cycling provision, especially along the A4/Great West Road. (k) Ensure that new developments provide cycle parking facilities in accordance with the appropriate standards. IMPLEMENTATION (l) Encourage sustainable transport options by providing provisions for electric In order to achieve the goals laid out in vehicles and car sharing programmes the policies above, the Council will: where feasible. 1. Continue to work with strategic 4. Work with TfL to deliver Cycle (m) Adhere to traffic regulations during partners such as TfL, Network Rail, Superhighway 9 along the A315 Road and construction to prevent the disruption of and neighbouring boroughs to bring continuously improve walking, cycling traffic flow as per development guidelines and policy EC2 of the Local game-changing infrastructure to the networks, creating a range of parallel and Plan and the London Plan (2016). Great West Corridor area. cross-corridor routes. (n) Contribute to the funding of local 2. Implement travel demand 5. Lobby TfL for enhanced bus service along transportation and connectivity through management measures along the the A4 to provide improved s106 and/or CIL payments. Corridor to reduce peak time travel transportation to employment sites along congestion. the Corridor. (o) Reduce barriers to connectivity by providing developments with an 3. Actively support sustainable transport 6. Work with TfL to increase pedestrian outward facing, vibrant, street level initiatives to encourage efficient safety along the A4 corridor by improving frontage that provides accessible business travel including car sharing pedestrian crossings, especially at key thoroughfares for pedestrians. Designs programmes, cycle sharing schemes, intersections that provide a north/south that enhance pedestrian access along and electric vehicle charging facilities, access across the A4, connecting major arteries such as A4/ Great West as outlined in the council’s transport Brentford and South Ealing. Road will be encouraged. strategy, the Local Implementation Plan for Transport (LIP).

68 WE ARE TAKING THIS APPROACH 4.39 The Council’s Local Plan 2011-2031 (LIP) 4.41 The London Plan (2016) Policy 2.8: Outer BECAUSE: outlines six Council objectives which London Transport, highlights the importance of incorporate both traditional transport enhancing connectivity and accessibility in 4.38 The Great West Corridor is the gateway infrastructure approaches and behavioural outer London. Securing game changing to London as well as being a hub of economic change initiatives to encourage effective and infrastructure such as the proposed Southall activity that is an integral part of Hounslow’s sustainable travel throughout the Borough. Crossrail Link, would align with the policy’s industrial and commercial economy. Over the These objectives include improving transport objective of improving public access to past decade, the area has gone through a safety, accessibility, efficiency, and employment opportunities and creating a more rejuvenation; with renewed interest comes sustainability. The Great West Corridor integrated rail network that would cater to increased development and growth of a more transport policies aim to facilitate the LIP orbital and radial trips within London. Policy 6.4: mixed use nature. The existing transportation objectives by supporting the implementation Enhancing London’s Transport Connectivity infrastructure is car reliant and does not of game-changing sustainable transport highlights Crossrail as the Mayor’s top strategic support the Borough’s vision of an integrated infrastructure alongside the enhancement of transport priority, a connection from Southall to sustainable transportation network that is pedestrian and cycling facilities which will the Great West Corridor would maximise accessible by all. As outlined in the Local Plan help encourage a shift away from private car development opportunities brought about by Policy EC1, the Council is committed to use. This will also help reduce air pollution Crossrail and unlock employment development securing investment in strategic transport and transport related noise improving the potential. Policy 6.7: Better streets and surface connections along the Great West Corridor, to liveability of the area. transport of the London Plan (2016) commits to enhance business connectivity, accessibility, working with TfL to provide high quality bus 4.40 As outlined in the LIP, the Southall and to achieve the Borough’s sustainability service, especially in outer London, in order to Crossrail Link would improve north/south objectives. Game-changing infrastructure, increase ridership and address the public transport connectivity, supporting the such as the Southall Crossrail Link, the Old transportation issues that arise with growth. TfL and GLA requirement to take into account Oak Common Overground Link, and the Improving bus services along the corridor sub-regional challenges identified in west Boston Manner Link, would greatly improve would help to reduce private vehicle traffic, and London. Additionally, transport and sustainable connectivity along the Great West increase the Public Transport Accessibility Level connectivity objectives for the Great West Corridor and reduce the reliance on private (PTAL) of the area. Corridor aim to enhance east/west capacity and vehicle use. These transport infrastructure manage congestion, especially along the A4 projects, along with improvements to bus and in town centres. services, would support the objectives of Local Plan policy EC2 by implementing a sustainable local transport network that favours public transit options to connect key business and residential areas.

GREAT WEST CORRIDOR Local Plan Review 69 4.42 Improved pedestrian and cycling friendly road networks in and around the Great West Corridor will increase the ALTERNATIVE POLICY OPTION priority along the A4/Great West permeability of the area and promote Road to increase ridership and community health. Policy 6.9: Cycling, of If game-changing infrastructure reduce congestion; the London Plan (2016) supports the such as the Southall Crossrail Link implementation of cycling provisions such was not feasible to bring into the iii. Improved pedestrian and cycle as the Cycle Superhighway 9 and improving Borough, alternative transportation access from surrounding public cycling facilities along the corridor and strategies would have to be considered. transport hubs to the A4/Great across the wider area through a network of Crossrail has the capacity to unlock West Road including enhanced ‘quietways’. These provisions are also development opportunity across west legibility of existing pedestrian highlighted as priorities in the LIP as part of London; however, without transport and cycle networks to encourage improvements like the Southall Crossrail the “Network 2020”programme. Policy 6.10: walking and cycling. If the Boston Link the benefits to Hounslow will be Manor Link is deemed not Walking, of the London Plan (2016) limited. emphasizes the Mayor’s desire to bring feasible alternative enhanced about a significant increase in walking Likewise, as development capacity access routes should be across London by increasing legibility, increases along the Corridor, existing examined;and implementing safe and direct routes to transport infrastructure will be a limiting iv. Implementing travel demand town centres and transport nodes, and factor in growth potential. management measures to ease enhancing the pedestrian environment. The congestion and encourage usage Boston Manor Link would significantly In order to counteract these potential of public transport services to reduce the distance between Boston Manor outcomes, alternative policy approaches must be considered to ensure that come to and from the Great West underground station and corridor and sustainable growth will still be Corridor. improve the attractiveness of the Piccadilly facilitated in the event game-changing line as an access point to the area. infrastructure is not brought to the Great Reason: This alternative policy strives West Corridor. to continually improve the overall sustainable connectivity of the Great These measures could include: West Corridor as the area grows and develops. This will be achieved through i. Increased bus services to and soft implementation measures that from the Crossrail stations to the improve access to public transportation A4/Great West Road and and street legibility in the event Brentford Town Centre to ensure game-changing infrastructure such connectivity to new line; as the Southall Crossrail Link is not deliverable ii. Increased bus services, potentially facilitated by bus

70 GREAT WEST CORRIDOR Local Plan Review 71 Figure 4.6: Transport and Connectivity in the Great South Ealing West Corridor Northfields

Boston Manor Station

Lionel Road Station

Kew Bridge Station Brentford Station

Golden Mile Station

Syon Lane Station

72 05 PLACES

GREAT WEST CORRIDOR Local Plan Review Figure 5.1: Places in the Great West Corridor.

Gunnersbury Park

Osterley Park Great West Great West Corridor East Corridor Central

Kew Bridge Station

Brentford Station Great West Corridor West

Syon Lane Station

Syon Park Kew Gardens

74 Figure 5.2: How to establish a successful business hub 05 PLACES POLICIES

INTRODUCTION 2015. The Council’s intentions is to include 5.0 The National Planning Policy site allocations for all sites iden in the places Framework (NPPF) requires planning policies. authorities to develop policies based on an 5.3 The places policies identify locations understanding and evaluation of its defining and sites that should contribute to our vision characteristics and provide guidance for for accommodating growth through the establishing a strong sense of place that promotion of new mixed use and housing responds to local character and history, while development. It is the Council’s intention that not reinventing or discouraging innovation. all such sites will, following detail 5.1 The Plan provides spatial guidance that assessments, be formally allocated for the To provide a mainly focus on growth and regeneration in specific uses identified in the places policies. vibrant mix of the west, central and east areas of the Great These sites include the Layton Road site in uses and urban Brentford; and the Brentside Executive West Corridor that are distinctive in their own buzz way with their own individual context and Centre on the Great West Road in Brentford character. The Council will respond to these individual characteristics to facilitate unique and special places which will accommodate To reduce the Council’s ambitious growth and investment plans of transforming the Great car-reliance To create a West Corridor into a state of the art 21st and create a Establishing place with Century Employment hub supported by walkable place a successful a strong mixed use development with access to high with good business and positive hub quality open spaces and waterways. public transport identity 5.2 For each place, a vision, policy and diagram is provided. These are individual to each location but should be read in conjunction with other policies in the Spatial Policies Chapter and the adopted Local Plan To contribute to regeneration and livability in the wider area

GREAT WEST CORRIDOR Local Plan Review 75 P1 GREAT WEST CORRIDOR WEST

OVERVIEW 5.5 The role of the A4 and M4 roads as there is a lack of a clear identity. The significant transport arteries have however significant vacancies in the office stock – and 5.4 The Great West Road was built as a led to some significant drawbacks to the the underuse of some of the Art Deco bypass around Brentford in 1925. Following area. The West of the Corridor is noticeably buildings – suggest that the area is its construction, large multi-national dominated by motorised transport and performing below its potential. companies were attracted to the area accordingly, streetscape and public realm because of the strategic accessibility of the quality are noticeably eroded. The A4 is a 5.8 In light of the West’s long-running and wide road as well as the availability of large wide, multi-lane dual carriageway and the strategic industrial and employment tracts of land alongside it. By the Second predominance of large footprint development function, it has not seen any significant World War, companies such as Beechams, abutting the roadway with large areas of housing development and lacks the services, Gillette and Firestone had located their surface parking gives rise to a coarse urban local amenities and vibrancy associated with headquarters along the road, heralding a grain. This is further exacerbated by the more mixed neighbourhoods. There are new era of modern offices and factories, emergence of a number of big-box surrounding residential areas, particularly to technology, research and development. The developments set within vast car parks. the south and west, but poor accessibility legacy of this pattern of development and permeability means that they are not endures today with many historic 5.6 The River Brent offers direct access to well integrated with the West, and as a result, headquarter buildings remaining. The listed the Capital Ring trail, Osterley Park and this has restricted the areas ability to sustain Art Deco Gillette building with its landmark Boston Manor Park, but there is otherwise a the economic, communal and service clock tower, the JC Decaux Building and the lack of green and open spaces within the synergy often found in more integrated former Coty Cosmetics building (now Syon area. Similarly, public transport provision is urban areas. Clinic) are some examples of the area’s rich very poor in the West of the Corridor as Art Deco heritage associated with its unique indicated by the low PTAL, which is lower history. Today, the West of the Corridor than the rest of the Corridor. continues to serve an important employment 5.7 The Council values and supports the purpose and much of it is designated as a West of the Corridor as a strategic Strategic Industrial Location, in accordance employment area, but recognises that it is with Policy 2.17 of the London Plan, with a underperforming as a business location. The number of large businesses, such as Sky area is dominated by traffic, the business Media situated in the area. campuses are inward facing and relate poorly to one another and the surrounding streets, the built fabric is fragmented, and

76 Figure 5.3: Artist’s impression of the sort of environment that could be achieved along the Great West Corridor

GREAT WEST CORRIDOR Local Plan Review 77 VISION

The Vision for the West is for an Supporting the area’s employment focus, establish a more coherent sense of place established employment area that is a limited amount of new housing will be along the Great West Road. competitive and attractive to employers introduced, enabling people to live and and workers alike. The employment work locally, supporting a wider range of The West will enjoy significantly offering in the West of the Corridor will local services and adding vitality. The enhanced public transport access and an retain its status as a hub of television and West will be a place that celebrates its improved public realm which will the digital media, built around the rich built and architectural heritage. The encourage greater walkability, existing Sky Campus. Smaller digital and area’s Art Deco buildings will be contributing to the reduction of car broadcasting companies will form a new preserved and enhanced through new reliance and pollution, and boosting the cluster around the Sky campus, further uses and activities contributing to a attractiveness of the area’s employment strengthening and broadening the area’s strong sense of identity for the area. New offer. employment offering. development will respond to the established character of the area and help

78 GREAT WEST CORRIDOR WEST PLACE POLICY

Our approach a minimum of 1,400 mixed-tenure residential development and a re- residential units; 140,000 sqm of B1 provided supermarket (of at least 13,000 The west area of the Great West Corridor workspaces (light industrial floor space sqm of retail and integrated car park) provides an opportunity for mixed–use, should be the predominant use); and including a minimum of 560 mixed- employment-led development with a 2,000sqm of A1-A4 (retail/café/ tenure residential units; 1,500 sqm of B1 particular emphasis on broadcasting, digital restaurant) floor spaces. Any workspaces. and creative industries. redevelopment should be in accordance with the SIL designation and should not (f) Supporting the local economy by delivering a range of high-quality The delivery of the vision for the west area lead to any loss of employment floor workspaces and seeking a proportion of will depend on the Council working with key space. affordable workspaces for start-ups, stakeholders to secure public transport (c) Supporting the conversion of the Gillette small and medium- sized enterprises. infrastructure items such as the Brentford building into a creative hub for smaller - Southall Crossrail Link and improved bus businesses and freelance workers in the (g) Requiring residential or mixed-use linkages to and along the Great West Road, digital, media and broadcasting industry, developments to be designed and as well as improved walking and cycling through the provision of a minimum of managed in a manner that safeguards connections throughout the area. 19,000 sqm of B1 workspaces (creative the future operation of existing industrial industries and offices) and 700sqm of uses, in areas such as Transport Avenue. We will achieve this by: retail spaces as well as 114 apartments in Design and Heritage mixed-use blocks to the rear of the site. Optimising Housing and Economic growth (h) Requiring new development to preserve (d) Promoting the area south of the Great (a) Supporting the Sky Campus as a major and enhance the listed Art Deco West Road into an area of higher-density buildings and structures in the area, employer and asset to the area and affordable office and manufacturing working to increase its pedestrian including their setting and distinctive spaces, ‘The Makers Village’, through frontages, to bring them back into use, to permeability and public transport conversion, retention or redevelopment accessibility, in order to strengthen its give them due prominence and to of existing building stock, including at improve the surrounding public realm, attractiveness as a hub for the least 28,000sqm of B1 workspaces and broadcasting and digital industries. including the landmark Gillette Building, 2,000sqm of retail spaces. Coty Cosmetics building (now Syon (b) Promoting the redevelopment and (e) Supporting intensification of use of the Clinic), JC Decaux building, and the intensification of the West Cross Quarter Tesco Osterley site through promoting central gates, gate piers and railings to to deliver a mixed-use quarter including redevelopment of the site to include the former Firestone Factory.

GREAT WEST CORRIDOR Local Plan Review 79 GREAT WEST CORRIDOR WEST PLACE POLICY (CONTINUED)

(i) Supporting new development with a (m) Creating an attractive new diagonal iii. A link to Brentford High Street range of building heights from 12 to 24 street connecting the Sky Campus to the utilising the disused railway metres where appropriate, that proposed ‘Golden Mile’ Station with embankment and crossing the responds to sensitive boundaries, active ground-floor frontages and a railway line. including adjacent listed buildings, and green space at the heart of the West views from Syon Park. Cross Campus. iv. A new boardwalk from the Great West Road across the River Brent (j) Supporting the building of landmark Transport and Connectivity and M4 to Boston Manor quality adjacent to Shield Drive and Underground Station. Transport Avenue to demarcate the (n) Improving public transport provision, location of the proposed Golden Mile including an improved bus service along v. Pedestrian crossings across the the Great West Corridor, linking railway Station, subject to the delivery of the Great West Road, including stations and key employment centres, station. improving the underpass at Gillette including Syon Lane and the Sky (k) Supporting new development along the Campus. Corner, replacing the existing Great West Road with a uniform footbridge by Syon Clinic with a building line, active frontages and (o) Supporting the delivery of the Brentford new and improved road crossing, adequate landscaping along the – Southall Crossrail Link service preferably at-grade and associated frontage consistent with that of the connecting to the new Golden Mile with the new Golden Mile Station former Coty Cosmetics building (now Station on the Great West Road, utilising Syon Clinic) and JC Decaux building and the existing freight line. vi. Improved pedestrian permeability throughout the area. to establish a defined streetscape with a (p) Establishing continuous, high-quality stronger sense of enclosure. walking and cycling routes throughout (q) Ensuring a high-quality, permeable and the area, where possible using green pedestrian oriented public realm that (l) Supporting the creation of an attractive and blue corridors, including: maximises route choices for users and arrival square to the south west of the connects both sides of the A4. proposed Golden Mile Station, with i. Cycle lanes along the A4 to create a limited ground floor retail and/or café safe, segregated and continuous uses. ‘Great West Cycleway’. ii. Strengthening access to the River Brent.

80 GREAT WEST CORRIDOR WE ARE TAKING THIS APPROACH Local Plan Policy ED2, the Council will protect WEST PLACE POLICY BECAUSE designated Strategic Industrial Locations. (CONTINUED) The majority of the land within the West is 5.9 In policy SV1 of Hounslow’s adopted currently designated as Strategic Industrial Local Plan, the Council commits to Land, (in order to protect existing progressing a partial Local Plan Review of employment, the Council has put in place an Environmental Quality and Open Space the Great West Corridor, and will as part of Article 4 Direction covering the majority of this determine the location and sustainable the West to protect against conversions from (r) Strengthening existing connections and quantum of additional employment and office to residential uses). The introduction creating new routes to surrounding residential development above existing of residential uses within the West Cross open areas including Syon Park, Boston Local Plan levels for implementation Campus would need to be in addition to the Manor Park, and the River Brent, using through new site allocations. existing employment provision, whereby for example the ‘Capital Ring’ along the new residential uses would not lead to a net River Brent and the embankment of the 5.10 The Council has commissioned a loss of employment space. disused railway. Masterplan Study for the Great West (s) Supporting the transformation of Corridor in order to identify how 5.12 The West has the lowest public Boston Manor Park, including employment uses can be intensified, how transport provision of all parts of the Great conserving the Grade II listed structures new residential/mixed-use developments West Corridor with a Public Transport of the park, appropriately improving the can be accommodated in the area and Accessibility (PTAL) between 1 and 2 landscaping to the Grade I listed Boston what additional infrastructure throughout the area. In response to the poor Manor House, increasing biodiversity, requirements, including public transport, levels of public transport, Sky, GSK and West and providing facilities for the local would be required to accommodate new London University operate their own community. jobs and homes. dedicated bus services for their workforce and visitors. (t) Requiring new development to deliver 5.11 Introducing an element of housing to or support new parks and pocket parks, the West would help to meet housing 5.13 Consequently, there is a high degree of including at West Cross Campus and targets, increase activity and footfall car dependency among commuters. This between the Gillette factory and Tesco throughout the day and evening, increase contributes to congestion on the A4 and M4, Osterley sites. viability for local shops and services, and which are unable to accommodate additional (u) Ensuring that any new residential create a stronger urban feel and vibrancy car traffic. The dominance of car traffic in development is of a high design quality for the area. The concentration of mixed- the area leads to environmental problems to mitigate any noise and air quality use development around transport nodes such as air and noise pollution as well as an issues and/or is sensitively located away and close to existing residential unwelcoming environment for pedestrians from the Great West Road. neighbourhoods will counter isolation and and cyclist. improve the accessibility of homes and workplaces with established social infrastructures and facilities. In accordance with the London Plan and as set out in

GREAT WEST CORRIDOR Local Plan Review 81 5.14 The Council’s preferred policy of ALTERNATIVE POLICY OPTION intensifying employment and introducing mixed-use developments in the West is Without the public transport infrastructure dependent on the delivery of significant improvements outlined above, the infrastructure improvements, particularly development potential for new housing public transport. As outlined in Local Plan and employment at Great West Corridor Policy SV1 and EC1, the Council will West will be significantly reduced and coordinate the delivery of public and private would be necessitate the reduction of investment in transport infrastructure capacity of the identified sites. throughout the Great West Corridor, The current employment use of the West including improved bus services along the Cross Campus site would be retained and corridor and new rail connectivity to Southall the redevelopment and intensification of (to provide easy transfer with Crossrail). The employment uses would be encouraged. Council will seek to secure Opportunity Area status for the GWC which would help to For the Tesco Extra Osterley site, the secure additional infrastructure funding. residential capacity of this site would be significantly reduced and limited to part of 5.15 In addition to the dominance of car the existing surface car park. traffic, pedestrians and cyclists face physical barriers such as the A4 and Waterloo- Re-use of the Gillette factory as a creative Reading/Windsor railway line as well as hub would continue to be encouraged numerous inward facing and fenced off large to help meet the identified employment office campuses. needs. 5.16 The West of the Great West Corridor has a deficiency of parks and open space. Although it benefits from large green areas nearby, such as Boston Manor Park, Osterley Park and Syon Park, connections to these are poor. Pocket parks and an improved public realm as well as strong links to surrounding green areas could help to compensate for the lack of open space in the immediate area.

82 Boston Manor Station

Figure 5.4: Spatial Strategy for Great West Corridor West

Boston Bolder Manor Park Academy School

Sky Campus Brentford Golden Mile Station

River Brent Tesco

Gillette Creative Hub GreatIndustrial West Road Quarter

Syon Lane Station

GREAT WEST CORRIDOR Local Plan Review 83 P2 GREAT WEST CORRIDOR CENTRAL

OVERVIEW

5.17 The Central area of the Great West to bring them into the area. Amenities in the Corridor is made up of three distinctive areas surrounding these key sites are limited, character areas: the ‘River Brent Quarter’ the with options for dining and retail severely ‘London Gateway’, and the ‘London limited. The London Gateway backs onto Showroom’. Each of these three areas have Boston Manor Park, and overlooks the River the potential for growth, and with Brent. There is a towpath under the A4 improvements to transport and connectivity, linking to the Corridor to Brentford town the potential to become a hub of business centre; however, access is restricted in parts activity along the historic Golden Mile by current development and the A4 which act gateway into London. as barriers to interaction with either amenity. 5.18 The River Brent Quarter is located in the 5.20 The London Showroom benefits from south-west extent of the Great West Corridor having several iconic car showroom and currently hosts lower density office buildings located along the A4, drawing in parks and a surface carpark. The area has a customers from both street level and the poor street level relationship with Great West raised M4. However, at street level, the area Road and limited interaction with the River is car-dominated and hostile to pedestrians. Brent. Off carriage cycle lanes are disjointed and often interrupted by commercial 5.19 The London Gateway, at the development. intersection of Boston Manor Road and Great West Road, is home to a cluster of high quality commercial use buildings including GSK, Great West House as well as the University of West London. While these office locations are valuable, employees are reliant on private cars and company shuttles

84 Figure 5.5: Artist impression of the sort of environment that could be achieved along the Great West Corridor P2 Central GREAT WEST CORRIDOR CENTRAL

GREAT WEST CORRIDOR Local Plan Review 85 VISION

The Council’s Vision for the Great West The River Brent Quarter will have modern Boston Manor walking and cycling link Corridor Central area will be a well- office accommodation, a high quality will establish a more direct route from connected, high quality, attractive residential quarter and an active riverside, Boston Manor Station in to the Great environment where people will choose to which enables people to live and work West Road, improving connectivity to the visit, work and live. within proximity to the attractive green London Gateway area. and blue space of the River Brent. The area will enjoy significantly enhanced The London Showroom area will have an public transport access and an improved The London Gateway will be an office expanded car dealership offer, with public realm with connectivity across the destination marked by unique buildings of multi-storey mixed use spaces and high A4 into the surrounding areas which will the highest quality and exemplar quality, innovatively designed flagship ensure residents and workers are a short architectural design to mark the four stores, strengthening its role as a car distance from employment opportunities corners of the intersection of Boston retail cluster. and community services, thereby reducing Manor Road and Great West Road. The the need to travel by car.

86 GREAT WEST CORRIDOR CENTRAL PLACE POLICY

Our approach ii. 50 residential units, 55,000 sqm of Design and Heritage B1 workspaces and 5,100sqm of (e) Ensuring flagship and iconic The Council will work to strengthen the retail spaces in the London commercial developments that retain Gateway area employment, retail and residential offer of an outward facing inviting street level the Great West Corridor Central by iii. 192 residential units and 31,000 presence, especially in the Central promoting mixed-use development that sqm of commercial workspaces in Corridor area. provides high-quality office and the Central Corridor area, this commercial spaces, mixed-tenure (f) Supporting new development that could include car showrooms if residential spaces, and a variety of retail promotes pedestrian engagement and accompanied by servicing garage uses. To unlock development, the Council encourages continuous active facilities. will continue to work with key frontages especially within the Central Corridor and the River Brent Quarter. stakeholders to secure transport (b) Supporting retail and commercial infrastructure items such as the Brentford development that encourages an (g) Considering a range of building Southall – Crossrail Link with the Golden active public realm both during the heights from 12 to 24 metres where Mile Station, the Old Oak Common day and in the evenings, especially in appropriate. Any Tall Buildings will Overground Link with the Lionel Road the River Brent Quarter. need to demonstrate compliance with Station, and improving the permeability Local Plan Policy CC3. (c) Protecting the London Gateway as a of the area while addressing safety and destination for high quality B1 uses environmental issues along the Corridor. (h) Encouraging mixed-use development that strengthens the employment uses that preserves and enhances the River We will achieve this by: of the area. Brent and creates a hub of stay and play activities. (d) Ensuring new residential development Optimising Housing and Economic growth is of a high design standard and (i) Supporting commercial and office compatible with any existing and/or (a) Supporting re-development proposals that rejuvenate or redevelop new employment uses to safeguard opportunities for mixed tenure existing buildings where appropriate the future operation of these uses. housing and commercial spaces such as the existing Mille building. seeking to deliver a minimum of: i. 545 residential units, 27,000 sqm of B1 workspaces (offices and light industrial) in the River Brent Quarter

GREAT WEST CORRIDOR Local Plan Review 87 GREAT WEST CORRIDOR CENTRAL PLACE POLICY (CONTINUED)

(j) Implementing public realm (o) Supporting the improvement of public (t) Improving access between the River improvements along the A4 and under bus services along the Corridor and Brent Quarter, the London Gateway the M4 to make the area more running north/south of the Corridor in area and Boston Manor Park through hospitable, safer and attractive for order to encourage ease of access to enhanced pedestrian routes and pedestrians and cyclists. new and existing sites. walkway greening. (k) Ensuring strict design guidelines when (p) Maximising opportunities to link (u) Implementing strategies to improve reviewing advertisements along the Boston Manor station to the London air quality along the A4/M4 corridor by M4/A4 corridor to prevent visually Gateway area by foot and bike to smoothing traffic flow to reduce distracting signage, standalone encourage the usage of public idling, encouraging the use of public advertisements, and signage that transportation. transport through improved service, detracts from the improvements to the roadside greening, and improved public realm. (q) Working strategically to reduce traffic pedestrian and cycle routes to along the A4 and promote access to encourage healthy and active Transport and Connectivity businesses fronting the corridor. lifestyles. (l) Improving pedestrian access and (r) Supporting the delivery of the (v) Promoting the greening of public street legibility by de-cluttering Brentford - Southall Crossrail Link to space to enhance the quality of the pedestrian areas and improving increase the PTAL of the River Brent public realm while improving air signage, particularly in proximity to Quarter and the London Gateway area pollution, especially along the A4 Brentford Town Centre along Boston Environmental Quality and Open Space within the Central Corridor area and Manor Road. within the River Brent Quarter (m) Implementing additional cycle (s) Enhancing waterfront accessibility in infrastructure and improving existing the River Brent Quarter through tow cycle routes to increase safety and path improvements, connections provide further sustainable transport across the river, and the options, particularly along the A4, in implementation of waterside facilities. the River Brent Quarter and along routes leading into Brentford Town Centre from the A4. (n)

88 WE ARE TAKING THIS APPROACH BECAUSE

5.21 The Great West Corridor Central will continue to grow as an economic hub with an expected total capacity for and additional 6,700 jobs over the next 15 years. To facilitate this growth in a sustainable manner there will be a need for an increase in mixed tenure housing and an expansion of the sustainable transport network. The Great West Corridor Central area has the capacity to provide approximately 788 residential units, contributing to the Mayor of London’s annual housing provision goal of 822 homes, as per the Mayor of London Housing SPG. 5.22 Objective Three of the Local Plan (2015) outlines the objective of the Council to provide sustainable mixed communities across the Borough. Policy SC1 and SC2 of the Local Plan (2015) highlight the need for mixed tenure housing in new development including social housing. Policy 3.9 of the London Plan (2016) encourages the development of mixed and balanced communities that foster social diversity while delivering high quality housing that enhances the surrounding environment. Development in the River Brent Quarter will deliver a mixed-use community, offering high quality office and retail space alongside residential mixed tenure dwellings overlooking the water, and outdoor space for community enjoyment. In the Central Corridor area there is also capacity to deliver mixed tenure residential dwellings that are set back from the A4/M4 corridor and within proximity to local amenities.

GREAT WEST CORRIDOR Local Plan Review 89 5.23 The development of commercial and 5.24 The Golden Mile Station connecting to ALTERNATIVE POLICY OPTION high quality office space in the Central area the Southall Crossrail Link would greatly of the Great West Corridor will assist the improve the PTAL of the River Brent Quarter If the Brentford - Southall Crossrail Council in achieving objective Two of the and the London Gateway area. Additionally, Link is not feasible, the Council will still Local Plan (2015) – Promoting Economic the development of the Boston Manor Link support residential, commercial, and Growth and Inward Investment. Supporting boardwalk would increase pedestrian and retail development in the River Brent the intensification of the Central Corridor cycling access to the London Underground at Quarter, the London Gateway area, and area as a hub for car retail flagship stores, Boston Manor Station. The Council is the London Showroom area at a reduced including vehicle repair facilities, would supportive of the delivery of these capacity. Without increased rail access, provide employment opportunity along the infrastructure projects as they will increase development will need to be supported corridor, supporting the objectives of Local connectivity and reduce dependency on with an increase in bus service along the Plan Policy ED1 (2015). In accordance with private vehicle use; an objective that is corridor and improvements made to cycle and pedestrian access. New development the London Plan Policy 4.2 paragraph 4.12, outlined by the Local Plan Policies EC1 and will be expected to enrich the public realm the renewal of existing office spaces, in EC2 (2015), the Mayor’s draft Transportation and encourage street level interaction addition to the provision of high quality Strategy (2017) proposed Policies for outer which will in-turn enhance the pedestrian office spaces provided in the London London, and Policy 2.8 and 3.4 of the London experience along the corridor and in the Gateway area and the River Brent Quarter Plan. River Brent Quarter. will maintain the Borough’s Key Existing Office Locations as per Local Plan Policy ED2 (2015), while upgrading the office stock and offering an improved working environment for employees of the sites.

90 Figure 5.6: Spatial Strategy for Great West Corridor Central

University of West London

Great West Road

GSK

River Brent Quarter

GREAT WEST CORRIDOR Local Plan Review 91

River Brent P3 GREAT WEST CORRIDOR EAST

OVERVIEW

5.25 The eastern section of the Great West redeveloped to accommodate the new Corridor also termed as “Brentford East” Brentford Community stadium and a variety runs between the eastern edge of Carville of other uses which will have a significant Hall Park to east of Chiswick roundabout transformational effect in this area. known as Power Road. It lies directly south of Gunnersbury Park and north of the River 5.29 The area is also in the backdrop of Thames. sensitive views from Kew Gardens World Heritage Site and Conservation Areas such 5.26 The area is dominated by the presence as Gunnersbury Park, Chiswick High Road, of motor traffic and broken up by major Wellesy Road, Kew bridge, Mortlake and Kew infrastructure that runs through it including Green, development in this area will need to the elevated M4 and A4 running underneath have due regard to their impact on the local it and three branches of the railway. These heritage and its setting. The most significant barriers make connections across the area vistas run through the area from the Royal particularly difficult. Botanic Gardens at Kew. 5.27 The area is home to a variety of 5.30 Power Road is a compact employment commercial uses. These include car area in this part of the corridor with a variety showrooms, light industrial uses, a leisure of uses including car showrooms, converted centre and big box retailers such as B&Q. /smaller office buildings, a hotel and a gym. There is a concentration of office buildings There are a variety of different styles of along the M4 corridor to the south of building in this area including some historic Gunnersbury Park. Most of the structures industrial stock with a distinctive character. that face onto the elevated M4 are taller in The area is focus for managed workspace height and are designed to be visible from and creative industries. It benefits from close the road. proximity to transport links at Gunnersbury and Kew Bridge Stations and local amenities 5.28 There are a number of vacant sites in at Chiswick High Street this character area, the most significant of these lies in a difficult to access triangular site surrounded by railway lines. This will be

92 Figure 5.7: Artist impression of the sort of environment that could be achieved along the Great West Corridor East

GREAT WEST CORRIDOR Local Plan Review 93 VISION The Council’s vision for Great West Corridor East is to become a new comprehensively well planned mixed-use quarter where new development will inject vibrancy, urban life and a new focus into the area. The area will have a world class football and rugby stadium with a new transport interchange hub comprising of a good local bus network and a new station at Lionel Road, where a new overground rail service will provide links with HS2 and Crossrail at Old Oak Common. The area will have a mix of uses with new, high quality employment and residential buildings. New developments will be built on the strengths, heritage and special features of the area, expressing distinctively their role and function through the scale and form of buildings, the quality of open spaces and the mix of uses and activities. The area will have an enhanced, well- connected network of local streets with quality pedestrian and cycling facilities, green and attractive public realm, public squares and open spaces to support both new development and the existing residents.

94 GREAT WEST CORRIDOR EAST PLACE POLICY

Our approach ii. 1,400 mixed tenure residential Design and Heritage units, 50,000sqm of new B1 (e) Requiring proposals to deliver design Great West Corridor East provides an workspaces (office and light excellence and contribute positively to industrial), 5000 sqm of A1 retail, opportunity for high-density, mixed-use creating a strong sense of place whilst 7,000sqm of Leisure and 7,000sqm development located around a new responding sensitively to the area’s overground rail station providing high- of hotel space in the Two Squares heritage assets. quality office and commercial space and quarters mixed-tenure residential uses. (f) Supporting building heights that iii. 30,000sqm of workspaces (of respond to the area’s sensitive heritage To unlock development, the Council will Creative Industrial and offices) locations and important views including continue to work with key stakeholders to workspaces in Power Road area. a general range of heights of between secure transport infrastructure items, such 16 to 21 metres at the lower end and (b) Supporting the local economy by as a new Old Oak Common - Hounslow between 24 to 29 metres at the higher delivering a range of high quality B1 end, where appropriate, Corridor Overground link, local bus network workspaces and seeking a proportion landmark buildings from 48 to 53 metres enhancements and enhanced pedestrian of affordable workspaces for start-ups, and Eastern Gateway landmark building and cycling connections whilst addressing small and medium- sized enterprises. environmental issues along the corridor. from 60 to 65 metres. Design of (c) Supporting the delivery of a new local landmark buildings shown in figure 5.8 We will achieve this by: centre around a new station plaza at will be required to be of an exemplary Lionel Road providing valuable retail standard and follow the criteria set out Optimising Housing and Economic growth and commercial uses to serve this in Policy GWC3 and Local Plan Policy area. CC3. (a) Supporting re-development opportunities to provide high quality, (d) Supporting the re-provision of (g) Supporting proposals that create a mixed-use, employment-led Fountain Leisure Centre with modern well-defined streetscape through a development providing at least: facilities located around a public consistent building line and clearly square which will animate the area, identifiable residential and non-residential i. 900 new mixed tenure residential and provide a focus point for the frontage. Building frontages along the M4 units, 115,000sqm of B1 community with exhibitions and and other arterial routes should be set workspaces and 1300sqm of new markets. back and follow a continuous historic line retail space at Lionel Road Station of development in order to green and Quarter animate the street scape.

GREAT WEST CORRIDOR Local Plan Review 95 GREAT WEST CORRIDOR EAST PLACE POLICY (CONTINUED)

(h) Supporting development that delivers (k) Creating well-defined streets and Environmental Quality and Open Space high quality public squares at proposed spaces with better crossing facilities Lionel Road station and Two Squares and network of safe and easily (n) Designing and positioning non- (Capital Interchange Way and land north navigable pedestrian and cycle routes, sensitive employment buildings along of the Chiswick Roundabout) with linking new development with a new the frontages to the Great West Road, schemes such as hard and soft station plaza, squares, parks, River and the North and South Circular roads, landscaping, public art, tree planting and Thames, and the surrounding providing a buffer to other more a consistent palette of materials, neighbourhoods sensitive uses such as residential set furniture, signage and lighting that will behind to minimise exposure to contribute to the distinctiveness of each (l) Supporting proposals that deliver new elevated levels of pollution. space. walking and cycling routes to the south of the Great West Road that connect the (o) Supporting proposals that deliver a (i) Supporting proposals that contribute to area with Carville Hall Park in the west, green buffer zone between the Great the delivery of high quality public realm with the new Stadium and the Two West Road and the footway for semi throughout the area including widening Squares area to the east and across the mature tree planting and landscaping, of the footways, decluttering of the A4 to the north (Gunnersbury Park) including planters with low growing public realm, improved consistency of including delivery of a foot/cycle bridge shrubs species to help mitigate air and surfaces to pavements and cycle ways, across the railway to the south to noise pollution and enhance the environment. tree planting to soften the environment, improve access to the River. and creative lighting solutions to (p) Supporting proposals that deliver a (m) Working in partnership with TfL and bus enhance the underside of the elevated network of well-connected and varied M4. service providers to increase the open spaces for residents, workers number of routes to and from this part Transport and Connectivity and visitors including a green link of the Corridor, improving the frequency between Gunnersbury Park, Carville (j) Supporting and facilitating the and efficiency of the bus network and Hall Park and other green and blue delivery of a new Old Oak Common - integration of bus services with rail corridors surrounding the area, most Hounslow Overground link by resisting services. notably the River Thames. development in safeguarded land and working positively and proactively with stakeholders to deliver a station at Lionel Road

96 WE ARE TAKING THIS APPROACH draft Transportation Strategy (2017), and BECAUSE: Policies 2.8 and 3.4 of the London Plan (2016). The Council will also seek to secure 5.31 In policy SV1 of Hounslow’s adopted Opportunity Area status for the GWC which Local Plan, the Council commits to would help to secure additional infrastructure progressing a partial Local Plan Review of funding to unlock development growth. the Great West Corridor, and will as part of 5.34 The area is already subject to this determine the location and sustainable substantial change with the development of quantum of additional employment and the 20,000 seat Brentford Community residential development, coordinate delivery Stadium at Lionel Road with associated 913 of public and private investment in transport residential enabling development. This will infrastructure, improve linkages to Brentford provide a football and rugby stadium, town centre through public realm improve the permeability through the area improvements, identify sites suitable for high and act as a catalyst for wider regeneration. buildings following further urban design Since its approval several other sites in the work. surrounding have started preparing 5.32 The Council commissioned a development proposals for intensive mixed Masterplan Study for Great West Corridor in use schemes. order to identify, how new residential/mixed- 5.35 Introducing mix use employment led use developments can be accommodated in schemes to the east of the corridor would the area and what additional infrastructure help to meet the borough increasing housing requirements, including public transport targets, increase activity and footfall would be required to accommodate the new throughout the day and evening, increase jobs and homes. viability for local shops and services, and 5.33 The proposed new Lionel Road Station, create a stronger urban feel and vibrancy in where a new overground rail service will link the area. in the future with HS2 and Crossrail at Old Oak Common would greatly improve the PTAL of the area, the proposed station plaza will create a welcoming and vibrant gateway into the area. The Council is supportive of the delivery of these infrastructure projects as they will increase connectivity and reduce dependency on private vehicle use; an objective that is outlined by the Local Plan Policies EC1 and EC2 (2015), the Mayor’s

GREAT WEST CORRIDOR Local Plan Review 97 5.36 Residential uses should only be assets and the skyline has been tested, ALTERNATIVE POLICY OPTION provided in locations where they can be considered and appropriately mitigated. adequately protected from noise, air and Especially views from surrounding heritage Achieving the quantum of development light pollution and where a quality living assets such as Gunnersbury Park, Chiswick in Great West Corridor East will depend environment indoors as well as outdoors House, Kew Gardens World Heritage site, on the delivery of Hounslow Overground can be guaranteed. Residential uses could Strand on the Green Conservation Area, Kew Link which will connect to Old Oak benefit from attractive outlooks over Green Conservation Area, Wellesley Road Common, a HS2 station. However, should Gunnersbury Park to the north and towards Conservation Area and other conservation this infrastructure not be delivered the Thames riverside to the south. areas, the River Thames corridor, and listed during the plan period, the Council would buildings, such as the Standpipe Tower of the seek a lower number of new mixed use 5.37 Proposed residential development in Water and Steam Museum, should be duly developments in this area. Development close proximity to polluted road transport considered. will be expected to support an increase routes that exhibit exceedances of the air in bus service along the corridor and quality objectives would be considered as 5.39 A taller building must be of an exceptional improvements made to public realm and inappropriate for that location (NPPF, 157) quality, prominent and highly recognisable, cycle and pedestrian access in order to however in the case of insufficient physical and, through its architecture and form, improve transport capacity. depth of site , residential uses can only be represent the special character of the corridor. This alternative approach would not explored on the upper floors of taller The highest design quality of the building help in closing the gap of meeting the buildings if they apply suitable mitigation should be ensured through a process of design borough’s objectively assessed housing measures and meet the relevant legislative reviews with a panel of recognised experts in need or fully utilise the potential of the requirements in respect of air and noise the urban design and architecture field Great West Corridor as an Opportunity pollution for residential accommodation and scrutinising and helping to shape the final Area for significant business growth and internal and external amenity spaces. designs. housing development. 5.38 Heights of landmark buildings are 5.40 The Power Road site should be given in meters as this is dependent on the strengthened as an employment location and type and mix of uses, (one storey equates to enhance its role as a hub for creative industries. a floor height of 4 metres for commercial New development should provide affordable uses and 3 metres for residential uses). Any offices and workspaces especially for smaller tall building proposal in this area and along and creative industries, as well as ancillary the corridor will be required to be of the uses, such as print shops, cafeterias, bars and highest quality and will need to demonstrate cultural venues that support the employment how its impact on designated heritage profile and identity of this area.

98 Figure 5.8: Spatial Strategy for Great West Corridor East

Gunnersbury Park

Power Road Chiswick Roundabout

Carville Hall Park North Lionel Road Station Great West Road Brentford Community Carville Hall Station Park

Kew Bridge Station

GREAT WEST CORRIDOR Local Plan Review 99

06 DELIVERY AND MONITORING

INTRODUCTION 6.0 The Great Wet Corridor Plan will support the regeneration and transformation of this Heathrow Opportunity area through a number of significant and interlinked actions.

6.1 The plan identifies locations for new 6.3 The Council are working with process by undertaking a comprehensive housing, employment, open spaces and statutory delivery agencies to have the approach to master planning of this area, other important land uses, as well as most up-to-date information on a piecemeal approach to development, existing land uses that are currently infrastructure requirements and to strive with individual landowners bringing underutilised, underperforming or require for multiple benefits from development forward discrete plots in the absence of a regeneration. where possible. Implementation and comprehensive masterplan, would of lead 6.2 The plan sets an ambitious vision for delivery of this plan will require the to a sub-optimal outcome and prevent growth and development for this future Council to work closely with a range of effective regeneration. Opportunity area in particular it different partners, including landowners and developers, as well as infrastructure 6.5 This Chapter is structured as represents the most important follows: regeneration opportunity in the borough, providers, the Greater London Authority, but also presents significant challenges Network Rail and Transport for London (a) Overall approach; for delivery. Major interventions are (TfL), to ensure a coordinated framework (b) Infrastructure delivery required to make the public transport and and approach to delivery. highways connections necessary to 6.4 Due to the scale of opportunity, the (c) Funding sources; support growth and to create a high- Council has taken a lead role in this quality environment. (d) Monitoring

GREAT WEST CORRIDOR Local Plan Review 101 OVERALL APPROACH 6.6 The Council will use Local Plan 2015 policies IMP1 - IMP3 to help deliver the policies and supporting infrastructure identified in this plan, which are essential to facilitate the changes necessary to create a successful place and attract investors and developers. 6.7 A key mechanism for delivering the policies in the Great West Corridor Local Plan review will be the Council’s decisions on planning applications. The Council will 6.9 Land ownership boundaries can also take account of Supplementary restrict delivery of the comprehensive Planning Documents (SPDs), including development required to deliver the planning briefs, frameworks and spatial vision and policies of the GWC conservation area statements and plan. Where necessary, the Council will appraisals, when determining planning use its Compulsory Purchase powers to applications. assemble land (and rights over land) needed to help deliver social, 6.8 Where necessary, the council will environmental and economic change. also use its planning enforcement powers Compulsory Purchase is the power that to ensure that unacceptable development enables public bodies to acquire land, or built without planning permission or other rights over land and affected landowners consents does not compromise the and persons with an interest in land will council abilities to realise the spatial vision be entitled to make a claim for and the policies set out in this GWC Plan. compensation.

102 INFRASTRUCTURE DELIVERY

6.10 Key to delivering development is having viable and that the market is appropriately 6.15 These new stations and transport the appropriate infrastructure in place and incentivised to deliver, where possible. interchange will be the primary catalyst for provided for in a timely manner. The Council regeneration in the GWC area. The challenge adopted the Borough’s Infrastructure Delivery 6.12 The timely delivery of regeneration in the for Hounslow Council is securing funding and Plan (IDP) in 2015, this shows the strategic GWC area is intrinsically linked with the need to financing for a complementary package of items of infrastructure needed to support deliver the infrastructure necessary to enable infrastructure investments that can be delivered growth over the lifespan of the Local Plan. As development and provide facilities and services over time to support these new stations and part of the Local Plan Review, the Council is to meet the needs of those living, working and facilitate an optimised approach to the updating the IDP which will provide a baseline visiting the area - such as schools and health regeneration and redevelopment of the area. of the existing infrastructure capacity and facilities. needs in the Borough and in addition assesses, 6.16 The role of the emerging IDP is to identify 6.13 Policy IMP3 recognises the importance of as far as is possible, the infrastructure required strategic issues and pressure points on timely delivery of infrastructure to support to support the development set out in this plan. infrastructure, and ways in which these can be development, whilst early development is ‘Infrastructure’ in this sense is not just roads overcome; the detailed work needs to be supported, a large number of these sites are and pipes, but the physical, social and green provided at the planning application stage, challenging and will require infrastructure infrastructure required to enable sustainable including meaningful consultation with all the investment (public transport, utilities and development. It is part of the evidence base to relevant stakeholders. The emerging IDP will: social) to unlock their comprehensive support this plan and has informed the Site redevelopment at the scale of development i. Set out the existing infrastructure Allocations and overall Strategy. However, it is promoted in this Local Plan review. This capacity and needs in the Borough with not a static document – as infrastructure infrastructure will be needed to connect early the lead delivery organisations and priorities evolve and new information becomes development into its surroundings to ensure their partners available over the plan period, the IDP will be the integration of new and existing reviewed and updated. communities. ii. Assess the impact of the proposed scale and location of development in 6.11 The need for Housing and affordable 6.14 A critical factor in the timely delivery of the Borough over the plan period on housing, employment growth, infrastructure infrastructure is how it is funded and financed. infrastructure, where this information is delivery and ambitious sustainability standards The most important pieces of infrastructure available; all have associated costs. When considering the needed in the GWC area during the lifetime of policies in this plan, the Council will need to the plan will be the proposed Golden Mile iii. List the projects which will address take into account the different site specific Station - Brentford - Southall Crossrail Link and existing and future infrastructure requirements, which at the time of writing this Lionel Road Station - Old Oak Common - needs, where possible; and Plan may not be fully understood. There will be Hounslow Overground Link. a need to consider the ability of each site to iv. Align the implementation of the IDP contribute its fair share towards infrastructure, with the aims and objectives of other affordable housing and sustainability national and regional bodies. standards, whilst ensuring new development is

GREAT WEST CORRIDOR Local Plan Review 103 FUNDING SOURCES COMMUNITY INFRASTRUCTURE LEVY (CIL) PLANNING OBLIGATION (SECTION 106) 6.17 To support the needs of the new and existing population and deliver a high quality 6.19 Community Infrastructure Levy is an 6.21 Section 106 of the Town and Country place, significant investment is required to important means of funding infrastructure Planning Act 1990 allows a consenting deliver the social and physical infrastructure through the development process. CIL allows authority such as Hounslow to enter into legal and realise the full potential of the area. New local authorities to charge a levy on new agreements with developers to fund or development will be expected to meet its developments to raise funds to build the deliver certain works to make development own infrastructure needs, such as on-site infrastructure to support growth. In London proposals acceptable in planning terms. provision of utilities or a new road junction to there are at present two levies: a Mayoral CIL access a site. Where new development puts to raise funds for Crossrail and a Local 6.22 The role of Section 106 agreements to pressure on social or green infrastructure, or Authority CIL to pay for infrastructure such as fund infrastructure changed as a result of the creates a need, e.g. for new community road and rail transport. introduction of CIL. However, S106 continues facilities or open space, then provision will to have an important role in delivering items also have to be made for these. Where 6.20 The Council formally adopted the CIL such as affordable housing, employment, necessary and viable, these will be secured Charging Schedule and associated construction and training and addressing through developer contributions. Early documents (Regulation 123 List and site-specific issues such as access. consideration of infrastructure needs and Instalment Policy) in July 2015 However in integration into the design will reduce the light of the Local Plan reviews the Council will 6.23 The Regulations (Community end-costs of provision. It will also be be reviewing the CIL Charging Schedule. Infrastructure Levy Regulations 2010, as expected that the cost of affordable housing amended) restrict pooling of planning will be met by development. obligations to a maximum of five for an item of infrastructure that is not intended to be 6.18 Developer contributions may be sought funded by CIL. The Council’s Planning as Community Infrastructure Levy (CIL), obligations and CIL Supplementary Planning Planning Obligations (Section 106) and Document was adopted in November 2015. Section 278 agreements. Revenue generated from CIL and pooled S106 contributions may be used, alongside other available funding, to deliver infrastructure.

104 SECTION 278 OTHER PUBLIC AND PRIVATE SECTOR 6.28 Where neither development nor public BODIES or private service providers can meet the 6.24 These are agreements made under the anticipated costs of development, the public Highways Act 1980 for the developer to carry 6.25 There will be a need for both public and sector can look at borrowing monies to out scheme-specific highway works needed private sector investment in capital finance infrastructure. to satisfactorily tie in a scheme to the road infrastructure and revenue streams to 6.29 The Council will look at borrowing network, or to mitigate adverse impacts support development. The Council will carry monies to fund infrastructure through which would otherwise arise in the out its statutory duties and work with lead mechanism such as Tax Increment Financing immediate vicinity of the site. Examples of delivery partners to optimise the use of its (TIF), which is where an authority borrows the works covered by S.278 agreements are assets and bid for public sector funding from money against anticipated future business vehicular crossovers and drop kerbs national, regional, strategic and local grants. rate income, to up-front fund the delivery of (standard for most developments), or more infrastructure and then repay this over time. major highway works such as traffic lights or 6.26 New people living and working in an junction improvements, where a scheme is area means new income for service estimated to generated a large number of providers. When the service provider is a vehicular movements. governmental body (i.e. the GLA or TfL), this funding comes from public taxes, whilst in the case of non-governmental service providers, this usually comes via a direct payment from the customer to the service provider (i.e. gas or electrical provision). 6.27 A service provider’s business plan will set out how it intends to continue to deliver its services subject to changing market needs. In the case of the Great West Corridor area, Hounslow Council’s is holding discussions with these service providers to make them aware of the anticipated new population coming to the area, the phased programme for delivery and the anticipated infrastructure needs.

GREAT WEST CORRIDOR Local Plan Review 105 MONITORING 6.32 The Council will also monitor 6.30 Monitoring is needed to establish what government and London wide policy and is happening now and what may happen in changes in legislation to make sure that this the future. It is a crucial process to help plan continues to be consistent with relevant ensure that the aim of sustainable national, regional and local planning policies, development is being achieved. By and to identify any the need to review or monitoring and studying trends, it is possible reassess the approach taken in this Plan. to identify key challenges and opportunities for the future and enable policy to be adjusted or revised where necessary. 6.31 The Council prepares a Monitoring Report on the progress of local planning policy documents, the extent to which policies within these documents are being implemented, and their effectiveness. The Council will include in its Authority Monitoring Report, monitoring of the Great West Corridor Plan that will: i. Assess the extent to which policies in the plan are being implemented; ii. Set out, where a policy is not being implemented, the reasons why and what steps will be taken to ensure it is implemented; iii. Make available up-to-date information collected for monitoring purposes; iv. Identify the significant effects of implementing policies in the plan and whether they are intended; and v. Set out whether policies are to be amended or replaced.

106 APPENDIX 1: SITE ALLOCATIONS

GREAT WEST CORRIDOR Local Plan Review Appendix 1: Great West Corridor Site Allocations 1000 Great West Road Ward: Brentford Address: 1000 Great West Road Brentford TW8 9DW Source: Call for sites 2016 PTAL: 2 Site Area (ha): 0.66 Existing use: (B1) Office Potential capacity: Employment (Office) 30,800m2

Allocation and Justification Allocation: Employment

Proposed use: Office Justification: • Policy SV1 of the adopted Local Plan provides the commitment to determine the location and sustainable quantum of additional employment development above adopted Local Plan levels for implementation through new site allocations; and review existing employment designations through and Employment Land Review and other appropriate evidence. • The Council’s vision for Great West Corridor is for a new comprehensively well planned mixed-use quarter where new development will inject vibrancy, urban life and a new focus into the area. The area will have a mix of uses with new, high quality employment and residential buildings. New developments will be built on the strengths, heritage and special features of the area, expressing distinctively their role and function through the scale and form of buildings, the quality of open spaces and the mix of uses and activities. For this site the masterplan recommends office with ancillary retail and at least 7800m2 of parking. • This site is occupied by the Mille building which presents a re-development opportunity that could create a distinctive and landmark to this gateway area both visible on the M4 as well as from the Great West Corridor. Given the traffic intensity and associated impacts around the junction only non-residential uses are acceptable in this area. The monumental GSK building, the Great West House, the Mille Building and the West London University already form a cluster of taller buildings that express an arrival point.

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Appendix 1: Great West Corridor Site Allocations

• The spatial experience and distinctiveness of this gateway location could be further enhanced by providing a more distinct ‘feature’ landmark building on the Mille site, the London Gateway Building. This could become the central anchor building of the existing taller buildings cluster, and also would be a prominent focal landmark on the elevated M4 approaching from the east and west, as well as on the Great West Road approaching from the west. • The existing cluster of taller buildings in the London Gateway area should be strengthened, particular with the redevelopment of the Mille Building to create a distinct and exciting landmark to the Gateway. Located in the centre of the cluster it would be expected to be the tallest building. No specific indication of an appropriate height is given, as this would need to be established through the design process and the testing of its impact on the context, heritage assets and views. • Site is bordered by: Key Existing Office Location to the south, east & west; hence this site is being redeveloped as a high quality office.

• Local Plan Policy ED2 Key Existing Office Locations protects strategic large office; floorspaces and clusters.

Phasing: 2023-2027 Land Private ownership: Context and • The site is characterised by a large 12 storey office building and surface car parking; constraints: • The site is bordered to the north by a raised section of the M4 which creates severance issues between the site and surrounding areas.

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Appendix 1: Great West Corridor Site Allocations

110 Power Road Ward:

Address: 110 Power Road, W4 5PY

Source: This site is proposed in the emerging Great West Corridor Masterplan. PTAL: 3

Site Area (ha): 0.54

Existing use: MOT centre & auto repair workshop with car parking (Sui Generis) Potential Employment = 15,922 m2 (emerging Great West capacity: Corridor Masterplan).

This site has been reassessed and has a potential for the amount of floorspace indicated through masterplanning.

Allocation and Justification Allocation: Employment

Proposed use: Creative industry such as Advertising and Marketing; Architecture; Crafts; Design: product, graphic and fashion design; Film, TV, video, radio and photography; IT, software and computer services; Publishing; Museums, galleries and libraries; Music, performing and visual arts. Justification: • Policy SV1 of the adopted Local Plan provides the commitment to determine the location and sustainable quantum of additional employment development above adopted Local Plan levels for implementation through new site allocations; and review existing employment designations, including the Locally Significant Industrial Sites, through and Employment Land Review and other appropriate evidence. • The Council’s vision for Great West Corridor is for a new comprehensively well planned mixed-use quarter where new development will inject vibrancy, urban life and a new focus into the area. The area will have a mix of uses with new,

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Appendix 1: Great West Corridor Site Allocations

high quality employment and residential buildings. New developments will be built on the strengths, heritage and special features of the area, expressing distinctively their role and function through the scale and form of buildings, the quality of open spaces and the mix of uses and activities. • This site is a Locally Significant Industrial Site (LSIS) which is protected by the adopted Local Plan Policy E2; • Site is identified in the Great West Corridor potential Opportunity Area for employment use and will help meet the Council’s vision for the area; • This site has been reviewed through the Employment Land Review and considered to help improve the Council’s employment offer and meets the employment land needs • Any development will be required to take careful consideration of the Conservation Area on the site.

Phasing: 2023-2027 Land Private ownership:

Context and • The site is part of the Power Road industrial estate and is bound by Power Road and the railway line. The areas is characterised by constraints: one to three storey light industrial buildings. The site contains a two-storey automotive repair centre and associated office space with large surface car parking. • The site is designated as a Locally Significant Industrial Site (LSIS). The site will fall within the Article 4 Direction area, restricting the permitted development rights for conversion of B1A office space to residential (C3). • Gunnersbury Park lies to the north of the site and is a Conservation Area and designated Metropolitan Open Land (MOL). The Thorney Hedge Conservation Area lies to the east of the site. There is an area of Local Open Space to the north, across the railway.

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Appendix 1: Great West Corridor Site Allocations

27 Great West Road & 1053 Great West Road Ward: Brentford

Address: 27 Great West Road & 1053 Great West Road Brentford TW8 9BW Source: Call for sites

PTAL: 2/3

Site Area (ha): 1.60

Existing use: Offices Car Services/car parking

Potential Residential - minimum 222 apartments; capacity: Employment- (Office and Retail) – 21,000m2 office, 1,496m2 of B1 use and 600m2 of retail

Allocation and Justification Allocation: Mixed Use

Proposed use: Residential, Office, Retail, Other Commercial uses and part of new Lionel Road Station with station square.

Justification: • Policy SV1 of the adopted Local Plan provides the commitment to determine the location and sustainable quantum of additional employment development above adopted Local Plan levels for implementation through new site allocations; and review existing employment designations, through Employment Land Review and other appropriate evidence. • The Council’s vision for Great West Corridor East is for a new comprehensively well planned mixed-use quarter where new development will inject vibrancy, urban life and a new focus into the area. The area will have a mix of uses with new, high quality employment and residential buildings. New developments will be built on the strengths, heritage and special features of the area, expressing distinctively their role and function through the scale and form of buildings, the quality of open spaces and the mix of uses and activities.

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Appendix 1: Great West Corridor Site Allocations

• The Great West Corridor provides an opportunity for high-density, mixed-use development to help provide vibrancy and buzz in this commercial area. • Site is identified in the Great West Corridor potential Opportunity Area for employment use and will help meet the Council’s vision for the area; • The Site has the potential to provide a station square and part of new Lionel Road Station. • This site has been reviewed through the Employment Land Review and considered to help improve the Council’s employment offer and meets the employment land needs. The GLA has expressed its intention to designate the area where this site is located as an Opportunity Area, and is identified in the emerging Hounslow’s Great West Corridor Local Plan Review • This site is designated as a Locally Significant Industrial Site (LSIS) which the London Plan recommends to be protected and therefore protected by employment Policy ED2 of the adopted Local Plan. • This site has the potential to improve the Council’s commercial floorspace and employment offer and meets the employment land needs. • In addition, the site has a potential to help meet the Council’s London Plan housing target as a mixed-use site during the plan period.

Phasing: 2028-2032 (Owners have indicated a long-term development potential of 10-15 years hence site is being phased into the 2028- 2032 period)

Land ownership: Private

Context and The area is bound by the M4, Lionel Road South, and the railway line, and borders on the Kia Motors showroom to the east. The constraints: site is characterised by a mid-rise office development and associated surface car parking. The site lies to the north of the forthcoming Brentford Community Stadium mixed-use development (construction due to start in 2018). Gunnersbury Park lies to the north of the site, on the other side of the M4, which is a Conservation Area and designated Metropolitan Open Land. The site is designated as a Locally Significant Industrial Site (LSIS). The site will fall within the Article 4 Direction area, restricting the permitted development rights for conversion of B1A office space to residential (C3). The site is identified as adjacent to proposed Lionel Road Station and development would be required to safeguard land for station as identified in Brentford East SPD and Great West Corridor Local Plan Review.

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Appendix 1: Great West Corridor Site Allocations

Gillette Corner Ward: Osterley & Spring Grove

Address: Gillette Corner Great West Road Isleworth TW7 5LW Source: Call for sites

PTAL: 2

Site Area (ha): 4.52

Existing use: B2 - Disused former Gillette factory buildings Potential capacity: Employment (Creative Industry, Retail, and Offices) = 18,800 m2 (A very small portion of the site to the north has the potential to include a small element of residential = 114 units and should treated as part of the Creative Industry allocation).

Allocation and Justification Allocation: Mixed use- employment led Proposed use: Creative Industry (such as Advertising and Marketing; Architecture; Crafts; Design: product, graphic and fashion design; Film, TV, video, radio and photography; IT, software and computer services; Publishing; Museums, galleries and libraries; Music, performing and visual arts) Housing, Retail and Office

Justification: • The GLA has expressed its intention to designate the area where this site is located as an Opportunity Area, and identified in the Hounslow’s Great West Corridor Local Plan Review capable of a mix of employment and housing; 7

Appendix 1: Great West Corridor Site Allocations

• The Council will work to strengthen the employment, retail and residential offer in the Great West Corridor where appropriate by promoting mixed-use development that provides high-quality office and commercial spaces, mixed-tenure residential spaces, and a variety of retail uses. • The Council supports the conversion of the Gillette building into a creative hub for smaller businesses and freelance workers in the digital, media and broadcasting industry, through the provision of B1 workspaces (creative industries and offices) and 700sqm of retail spaces. • The site is in an Industrial Business Parks and currently an existing site allocation site which has been reviewed through the Employment Land Review and considered capable of providing an increase in capacity as a creative hub for small businesses and freelance workers to help improve the Council’s employment offer and it meets the employment land needs. • A very small portion of the site to the north has the potential to include a small element of residential = 114 units and should not be treated as part of the Creative Industry allocation. • This site is a Strategic Industrial Site which will help to promote employment growth and development in the Borough under the adopted Local Plan 2015 Policy E1. • This site is designated as a Locally Significant Industrial Site (LSIS) which the London Plan recommends to be protected and is protected by the adopted Local Plan employment Policy ED2. • Retention and reuse of the existing Listed building and associated redevelopment to provide high quality flexible business space compatible with the site’s designation as an Industrial Business Park where B1b, B1c and high value B2 activities will be encouraged. • Ancillary 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 the level of existing office floorspace.

Phasing: 2018-2022 Land ownership: Private

Context and The site is bound by the Great West Road, Syon Lane and Harlequin Avenue and borders on the SKY campus, the West Cross industrial constraints: estate, big-box retail areas, as well as low-rise residential areas, including a residential area of Special Character. The site includes the Grade II listed Gillette Factory building. The site also includes large sheds used as film studios and surface car parks. The site is designated as a Strategic Industrial Site (SIL) and Industrial Business Park (IBP). Part of the site will fall within the Article 4 Direction area, restricting the permitted development rights for conversion of B1A office space to residential (C3).

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Appendix 1: Great West Corridor Site Allocations

Great West Plaza Ward: Syon

Address: Great West Road Brentford TW8 9RE Source: Call for sites 2016

PTAL: 2/3

Site Area (ha): 2.1

Existing use: (B1) Offices

Potential • Residential: minimum 280 units capacity: • Employment: Office= 13,000 m2 and 450m2 other commercial

Allocation and Justification Allocation: Mixed Use

Proposed use: • Residential; • Office and other commercial use (retail, café and leisure)

Justification: • Policy SV1 of the adopted Local Plan provides the commitment to determine the location and sustainable quantum of additional employment adopted Local Plan levels for implementation through new site allocations; and review existing employment designations through Employment Land Review and other appropriate evidence. • The Vision for the emerging Great West Corridor Plan is to provide a greater mix of uses that will combine employment with other uses, to support the viability of local facilities and uses and bring investment in community infrastructure and the public realm. The Great West Corridor (Central area) where this site is located will be a well-connected, high quality, attractive environment where people will choose to visit, work and live. The River Brent Quarter within which this site is located will have modern office accommodation, a high quality residential quarter and an active riverside, which enables people to live and work within proximity 9

Appendix 1: Great West Corridor Site Allocations

to the attractive green and blue space of the River Brent. Development in the River Brent Quarter will deliver a mixed-use community, offering high quality office and retail space alongside residential mixed tenure dwellings overlooking the water, and outdoor space for community enjoyment. • Site is identified within a potential Great West Corridor Opportunity Area in the emerging London Plan • The site is a in a Key Existing Office Location protected by Local Plan Policy ED2 • There is a Permitted Development right obtained from office to residential for 165 units. However, this site has been reassessed and the deliverable housing on this site has been increased in line with the adopted Local Plan Policy SV1 which requires a review of employment and residential development in this area.

Phasing: 2018-2022 Land Private ownership:

Context and The site is bound by the Great West Road, the River Brent, and railway line, and boarders on a tall office block development with associated constraints: surface parking. The area is characterised by mid-to-high rise office developments, including the GSK campus on the northern side of the Great West Road. Site has direct access to the Highway network via the A4, Great West Road

The site is designated as a Key Existing Office Location. The site will fall within the Article 4 Direction area, restricting the permitted development rights for conversion of B1A office space to residential (C3). The site boarders the Grand Union Canal & Boston Manor Conservation Area.

There is a small area of Open Local Space to the south of the site, across the railway line.

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Appendix 1: Great West Corridor Site Allocations

Kew Bridge Distribution Centre Ward: Brentford

Address: Kew Bridge Distribution Centre Lionel Road North Brentford TW8 9QR Source: Call for sites

PTAL: 2/3

Site Area (ha): 1.9

Existing use: Distribution centres for Mercedes Benz / Magnet Kitchens. Potential Residential = 360 units capacity: Offices – 23,000 m2 and Retail = 700 m2

(Calculation based on Great West Corridor Masterplan)

Allocation and Justification Allocation: Mixed use

Proposed use: Housing and Employment – this site is to increase the existing employment element proposed for this site.

Justification: • The site is currently under-utilised brownfield land, which offers significant potential for developing a mixed-use scheme which is capable of delivering the aims of the Great West Corridor vision in supporting commercial uses and increased residential at appropriate densities for such a sustainable and strategic location. • Policy SV1 of the adopted Local Plan provides the commitment to determine the location and sustainable quantum of additional employment and residential development above adopted Local Plan levels for implementation through new site

11

Appendix 1: Great West Corridor Site Allocations

allocations; and review existing employment designations, including an Employment Land Review and other appropriate evidence. • The Vision for the emerging Great West Corridor Plan is to provide a greater mix of uses that will combine employment with other uses, such as housing to support the viability of local facilities and uses and bring investment • in community infrastructure and the public realm. • The site is a Locally Significant Industrial Site (LSIS) which is protected by the adopted Local Plan Policy E2; • Site is identified in the Great West Corridor potential Opportunity Area; • Site has a potential to help meet the Council’s London Plan housing target and help narrow the gap between full objectively assessed housing need and deliverable housing supply within the limits of sustainable development during the plan period • The emerging Local Plan Place policies and the Great West Corridor Masterplan Study identifies site as capable of delivering a mix of housing, offices and retail development. • Careful consideration has to be made to the Conservation Area and heritage assets when implementing the site development.

Phasing: 2018-2022 Land ownership: Private

Context and • The area is bound by the M4, Lionel Road South, and boarders on Carville Hall Park to the east. The site lies to the north- constraints: west of the forthcoming Brentford Community Stadium mixed-use development (construction due to start in 2018). • The site is designated as a Locally Significant Industrial Site (LSIS). • There are areas of Metropolitan Open Land (MOL) to the west (Carville Hall Park) and to the north (Carville Hall Park) of the site. • Gunnersbury Park lies to the north of the site, which is a Conservation Area and designated MOL. • The site will fall within the Article 4 Direction area, restricting the permitted development rights for conversion of B1A office space to residential (C3).

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Appendix 1: Great West Corridor Site Allocations Phoenix Trading Park Ward: Brentford

Address: Ealing Road, Brentford, TW8 9PL

Source: Call for sites 2016

PTAL: 1a / 2 / 3

Site Area (ha): 1.6

Existing use: (B1) Offices, (B2) Light Industry, (B8) Warehouse & Distribution, Car Parking Potential capacity: Residential = 100 apartments Employment = 14,421 m2. (Retail trade park, car show room or commercial uses)

Allocation and Justification Allocation: Mixed use

Proposed use: Residential and other commercial uses such as Retail trade park, and or car show room

Justification: • Policy SV1 of the adopted Local Plan provides the commitment to determine the location and sustainable quantum of additional employment and residential development above adopted Local Plan levels for implementation through new site allocations; and review existing employment designations, including an Employment Land Review and other appropriate evidence. • The Vision for the emerging Great West Corridor Plan is to provide a greater mix of uses that will combine employment with other uses, such as housing to support the viability of local facilities and uses and bring investment in community infrastructure and the public realm. • Locally Significant Industrial Site (LSIS) which is protected by the adopted Local Plan Policy E2; • Site is identified in the Great West Corridor potential Opportunity Area;

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Appendix 1: Great West Corridor Site Allocations

• Site has a potential to help meet the Council’s London Plan housing target and help narrow the gap between full objectively assessed housing need and deliverable housing supply within the limits of sustainable development during the plan period • The Site has been identified through the London SHLAA 2016/17 as it has a potential housing capacity during the plan period Phasing: 2018-2027 (Site owners have indicated a medium-term development potential of up to 15 years hence site being phased into the 2028-2027 period Land ownership: Private

Context and The site is bound by the M4/Great West Road and Ealing Road, and boarders on a large car showroom with associated parking to constraints: the east and low-rise residential areas to the north, east and west. The site is designated as a Locally Significant Industrial Site. There is a small area of Metropolitan Open Land (Carville Hall Park) located to the east of the site.

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Appendix 1: Great West Corridor Site Allocations

Tesco Osterley Extra Syon Lane Ward: Osterley & Spring Grove

Address: Tesco Osterley Extra Syon Lane TW7 5NZ Source: Call for sites

PTAL: 1a/2

Site Area (ha): 4.48

Existing use: Retailing (Tesco)

Potential capacity: Residential = 550 units Employment (Retail) = 13,000 m2

Allocation and Justification Allocation: Mixed use

Proposed use: Residential and Retail (Owners preference is for residential development but in keeping with the Council’s vision for the Great West Corridor, some retail should be re-provided on site) and at least 8,500 m2 of parking.

Justification: • The GLA has expressed its intention to designate the area where this site is located as an Opportunity Area, and it has been identified in the Hounslow’s Great West Corridor Local Plan Review a mix of housing and retail • The site is identified as a development opportunity in the emerging Great West Corridor Plan review and have been assessed through the Great West Corridor Masterplan for redevelopment for housing and retail. • The site could help provide accommodation and retail services for workers in the proposed Brentford Enterprise Hub which includes the Sky Campus, West Cross Campus, Gillette Creative Hub and the Industrial Quarter and for residents in adjoining residential development.

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Appendix 1: Great West Corridor Site Allocations

• Site has a potential to help meet the Council’s London Plan housing target and help close the gap of meeting the borough’s objectively assessed need during the plan period Phasing: 2028-2032 (Owners have indicated a long-term development potential of 10-15 years hence site is being phased into the 2028-2032 period) Land ownership: Private

Context and The site is bound by Syon Lane, MacFarlane Lane and Grant Way, and borders on the SKY campus. To the south and east, the constraints: site neighbours on large residential areas with predominantly two-storey homes.

The site is characterised by a large two-storey Tesco Extra with associated surface car parking.

There is a large area of Metropolitan Open Land (MOL) to the north of the site.

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Appendix 1: Great West Corridor Site Allocations

The Gate Centre Brentford Ward: Osterley & Spring Grove

Address: The Gate Centre/Syon Clinic Brentford TW8 9DD Source: Call for sites

PTAL: 2

Site Area (ha): 1.80

Existing use: Car Showroom/Office/Distribution/Private clinic. Potential Employment (Light capacity: Industrial/office/commercial) = 5,000 m2

Allocation and Justification Allocation: Employment

Proposed use: Light Industrial/Office

Justification: • Policy SV1 of the adopted Local Plan provides the commitment to determine the location and sustainable quantum of additional employment adopted Local Plan levels for implementation through new site allocations; and review existing employment designations through Employment Land Review and other appropriate evidence. • The Vision for the emerging Great West Corridor Plan is to provide a greater mix of uses that will combine employment with other uses, to support the viability of local facilities and uses and bring investment in community infrastructure and the public realm. • Site is identified within a potential Great West Corridor Opportunity Area in the London Plan • Site is identified as a development opportunity in the Hounslow’s Great West Corridor Local Plan review and has been assessed in the Great West Corridor Masterplan Study for its potential for light industry and office.

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Appendix 1: Great West Corridor Site Allocations

• The Grade II listed building on the site could be put into some beneficial use. Phasing: 2023-2027 (as indicated by site owners) Land Private ownership: Context and The site is bound by the Great West Road and the railway line and borders on the either side by retail parks. The site is constraints: predominantly characterised by big-box retail sheds, including a car dealership. The site falls within the Article 4 Direction area, restricting the permitted development rights for conversion of B1A office space to residential (C3). The site includes the Grade II listed Syon Clinic building.

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Appendix 1: Great West Corridor Site Allocations

Units 1-4, Capital Interchange Way Ward: Brentford

Address: Units 1-4 Capital Interchange Way Brentford TW8 0EX Source: Call for sites 2016

PTAL: 3

Site Area (ha): 0.84

Existing use: Disused Distribution Centre.

Potential Residential = 390 units capacity: Employment = 11,600 m2 (Commercial uses including big boxes retail, light industrial, car dealer and services offices at lower floors nearer the railway because of noise and also with access to the road)

Allocation and Justification Allocation: Mixed Use

Proposed use: Residential and Employment

Justification: • Site is identified within a potential Great West Corridor Opportunity Area in the emerging London Plan • Site identified has a development opportunity in the Hounslow’s Great West Corridor Local Plan review and assessed in the Great West Corridor Masterplan Study as having a potential for a mixed-use housing and office. • Site has a potential to help meet the Council’s London Plan housing target and help close the gap of meeting the borough’s objectively assessed need during the plan period 19

Appendix 1: Great West Corridor Site Allocations

• This site and the Chiswick Triangle are split by the Great West corridor. The two parcels have a great potential to bring change and comprehensive development to Brentford East, and deliver a new residential led mixed-use quarter with an urban character and a distinctive new identity. • Non-residential and commercial frontage development along the surrounding strategic roads will provide a protective edge that shelters internal residential spaces from traffic impacts. • This site being in disuse gives a good opportunity for a comprehensive planning that could impact the area.

Phasing: 2018-2022 Land ownership: Private

Context and The site is bound by the Capital Interchange Way, the M4 and the railway line. The site consists of single-storey industrial sheds. The constraints: area is characterised by car dealerships and large surface car parking. The site borders on the forthcoming Brentford Community Stadium mixed-use development (construction due to start in 2018).

The site will fall within the Article 4 Direction area, restricting the permitted development rights for conversion of B1A office space to residential (C3). Gunnersbury Park lies to the north of the site, which is a Conservation Area and designated Metropolitan Open Land (MOL). The site falls within an Archaeological Priority Area.

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Appendix 1: Great West Corridor Site Allocations

West Cross Industrial Estate Ward: Osterley and Spring Grove

Address: West Cross Industrial Estate

Source: Call for sites

PTAL: 1a/2

Site Area (ha): 8.79

Existing use: Storage & Distribution (B8), General industrial (B2), Data centres (sui generis), Retail (A1), Office (B1) and Leisure (D2). Potential Residential = 900 units capacity: Employment= 60,000 m2 of industrial uses, 23,000 m2 of office and 600 m2 of ground floor retail

Allocation and Justification Allocation: Mixed Use

Proposed use: Residential, industrial, Office and Retail

Justification: • Policy SV1 of the adopted Local Plan provides the commitment to determine the location and sustainable quantum of additional employment and residential development above adopted Local Plan levels for implementation through new site allocations; and review existing employment designations, through an Employment Land Review and other appropriate evidence. • The Vision for the emerging Great West Corridor Plan is to provide a greater mix of uses that will combine employment with other uses, such as housing to support the viability of local facilities and uses and bring investment in community infrastructure and the public realm. • Strategic Industrial Site (SIL) and Industrial Business Park (IBP) are protected by the adopted Local Plan Policy E2; • Site is identified as a development potential in the Great West Corridor Local Plan Review and assessed in the Great West Corridor Master Plan Study as capable of providing office and ancillary retail use; 21

Appendix 1: Great West Corridor Site Allocations

• Site has a potential to help meet the Council’s London Plan housing target and help narrow the gap between full objectively assessed housing need and deliverable housing supply within the limits of sustainable development during the plan period • As a site in the Industrial Business Parks, it is in a higher quality industrial clusters and it is protected under London Plan Policy 2.17 and the adopted Local Plan Policy E2. • The West Cross Industrial Estate presents a major opportunity for comprehensive change and the development of a high quality new office destination. The area benefits from distinct access to the Southall Rail Link and is in proximity to SKY campus. The area has the potential to accommodate a campus style development with large footprint flexible Grade A office buildings situated around a central green space, which will be the new heart of the area. It provides a quality setting and attractive front door to the development, and be the place to meet, spend lunch and take a break from the workplace.

Phasing: 2023-2027 (subject to the Crossrail Link) Land Private ownership: Context and The site is bounded by the Great West Road, Shield Drive, Harlequin Avenue and the freight line and borders on the Sky campus. The site is constraints: predominantly an industrial estate of two to three storey warehouse buildings with associated surface car parking. There are a number of big- box retail units with associated surface car parking facing the Great West Road. The site is designated as a Strategic Industrial Site (SIL) and Industrial Business Park (IBP). The site will fall within the Article 4 Direction area, restricting the permitted development rights for conversion of B1A office space to residential (C3). The site includes the Grade II listed gates and part of the exterior railings of the former Firestone factory.

22