References – L/676/5/436 & P/2003/3749 Isleworth and Brentford Area Committee 04 March 2004 Case Officer – glen.rollings@hounslow.gov.uk - (020 8583 4943)

1.0 SITE 1.1 LIDDLE KEEN & CO, RAILSHEAD ROAD, ISLEWORTH (London Borough of Richmond, affecting Isleworth Ward)

2.0 PROPOSAL 2.1 Demolition of existing buildings, new development comprising of 18 residential units (9 private dwellings and 9 affordable flats)

2.2 The application has been called into area committee by Councillor Hibbs. The reason given is that this is an environmentally sensitive Thames Riverside area, which should be protected.

3.0 SITE DESCRIPTION: 3.1 The site is located within the London Borough of Richmond upon Thames, and is on the south side of the River Crane at its confluence with the Thames. The Richmond Road traffic bridge passes over the Crane on the western boundary of the site. Land on the northern side of the river is within the London Borough of Hounslow, and comprises the Nazareth House convent and care home complex, and also has the Isleworth Sea Scouts base. This site is within the Isleworth Riverside Conservation Area. A boat shed and dock area is directly opposite the application site.

3.2 The application site is currently used as the headquarters of a building company, and contains offices and storage areas.

4.0 HISTORY: 4.1 L/676/5/429 – Demolition of existing buildings and erection of a new building comprising 18 residential units (9 private dwellings and 9 affordable flats). The Council raised no objection to this application. The applicant withdrew the application in September 2003.

4.2 The land was formerly under the administrative remit of the London Borough of Hounslow, but was reallocated to Richmond in a 1998 municipal boundary realignment. The Council was required to pass over all property history files. Therefore the further planning history on this site cannot be identified from Council records.

5.0 DETAILS 5.1 A block of three and a block of six houses will be located on the northern boundary of the site, adjacent to the river. The site is within a conservation area. It is likely that these will be sold on the private market, while the affordable housing is on the southern side of the site in a block. Each house will have one on-site parking space and four bedrooms within a modern three- storey structure. Most of the houses would have a patio and terrace facing the river. Maximum roof height would be 10m.

5.2 External materials will be render and glazing, with hardwood cladding and grey slate roof tiles.

5.3 Access to the site will be via the south boundary onto Railshead Road. A river walk will be provided on the south bank of the river, with improved flood defences to be built.

5.4 The Council is in negotiations with the London Borough of Richmond and other statutory undertakers to upgrade the Richmond Road traffic bridge and provide improved pedestrian, cycle and disabled access. The implications of the development on the proposed works are discussed in paragraph 8.5.

6.0 CONSULTATIONS 6.1 Consultation by London Borough of Hounslow. Property Street Sea Scout Hall Richmond Road

6.2 One objection has been received from the Third Osterley Sea Scout Group. The objection is examined in more detail below.

6.3 The Council has also contacted London Wildlife Trust, but no reply has been received.

7.0 POLICY 7.1 Adopted UDP 2003 ENV.B.1.1 New development E.1.5 Development involving loss of or changes in employment uses H.6.4 Extensions and alterations C.5.6 Access routes

8.0 PLANNING ISSUES 8.1 The purpose of this assessment is to ascertain whether there will be any effects on any occupiers of land within the Hounslow Council area.

8.2 Overall the appearance of the proposal, while higher than the current buildings on site, will be more attractive than its current run-down appearance. The height of the dwellings matches those on the adjacent property to the east.

8.3 It is acknowledged by Richmond Council that there is heavy traffic congestion around the site. Public transport is limited to the H37 bus route, which has a daytime frequency of 6 minutes. The street within Hounslow, which would have the potential to be most affected by additional congestion, would be Richmond Road, which has restricted parking along its length. The applicant advises that the current use of the property necessitates that trucks visit the property, which block Railshead Road and have been the source of numerous complaints to Richmond Council.

8.4 Policy E.1.5 of the adopted UDP presumes against the loss of employment sites unless there are special circumstances. The fact that access to the site is difficult, and that its unusual shape and characteristics hinders redevelopment as an employment use, are such factors. However the site is still in occupation as an employment use, albeit on a short-term lease. The applicant has advised in the planning statement that the site will soon need complete redevelopment, and that for the above reasons, redevelopment as an employment use is unviable.

8.5 It is understood from discussions with the planning case officer at Richmond that it views the loss of the employment land as unacceptable, and that the previous application for the site was withdrawn on the advice of the officer, on the basis that the proposal resulted in the loss of employment land. The site is a large employment site which has poor access; in this regard, a less traffic-intensive use would appear an appropriate use for the site. It is not known whether the land forms part of any employment strategy within Richmond.

8.6 The nearest amenity space is along the riverfront, adjacent to the property, although there will be no direct access. The Convent land is not directly accessible from this site. However an upgrade to the Richmond Road bridge is proposed, which will upgrade the poor pedestrian, cyclist and disabled access and form part of the continuation of the Thames Path. The Council’s structures division advises that planning is at an advanced stage, and that the current bridge is life-expired. The Council and Transport for London has identified a small piece of land from the application site is required for the expansion of the Thames Path, and the structures division has been engaged in discussions with Richmond over this issue for some time. Land necessary for the works at the northern side of the bridge has already been acquired. The land required on the southern side, from the application site, is approximately 1.5 metres wide at the widest point. It is considered that should Richmond seek to approve the application, the necessary section should be excised for the works under a section 106 agreement.

8.7 The objection raises the following issues: • There are four residential houseboats moored alongside the grounds. The proposal would affect the residents’ quality of life. The houseboats are not moored directly opposite the site. It is not considered the proposal will cause any undue overshadowing or overlooking and the aspect of the site is appropriate.

• The site is used for children’s activities. The Scout Group is concerned that privacy and security of the children may be compromised. Richmond will be notified of these concerns.

• The site is used for camping and other out-of-hours activities by large groups of children. This is a potential cause of disturbance for future residents. The council will be notified of these concerns.

• The views from the site would be affected; there would be a loss of visual amenity. The view is currently a dilapidated industrial development – it could be considered that the redevelopment of the site would improve visual amenity, providing the development is not bulky and overlarge.

• The proposal will interfere with a proposed bridge over the river, as well as plans to moor boats in the river. The implications on the proposed bridge have already been identified. The council will be notified of the scouts’ plans to moor boats in the river – there may be potential for overlooking and overshadowing of any boats moored.

9.0 EQUAL OPPORTUNTIES IMPLICATIONS 9.1 The proposed upgrading of the Richmond Road bridge will have benefits for users of the Thames Part, and allow safe, wheeled access across the bridge for the first time.

10.0 RECOMMENDATION 10.1 That the London Borough of Richmond-upon-Thames be notified that Hounslow Council has concerns about the loss of employment and has insufficient information to assess the case. In principle the Council has no objection to the proposal subject to LB Richmond being satisfied in respect of the loss of employment. The following comments are also raised:

• The Council has identified that there is potential for noise and visual conflict between out-of-hours activity at the scout grounds and the proposed residential use. • There are concerns from the Third Osterley Sea Scout Group their grounds are a sensitive area catering for children’s activities at various times of the day, and that there is potential for overlooking of the scout grounds from the development. Furthermore the organisation is concerned that the proposed development would overlook and overshadow any boat that is or may be moored in the River Crane. • That should the London Borough of Richmond upon Thames be minded to approve the application, that the land required from the application site for the improvement of the Richmond Road traffic bridge, improvement of the Thames Path and necessary services, be ceded for this purpose through a section 106 agreement. Richmond should liase with the Council’s structures department to determine the exact dimensions of the required land.