Planning Committee 09/12/2015 Schedule Item No. 09

Ref : PP/2015/4682

Address: Southall Gas Works Site, The Straight, Southall, Middlesex UB1 1QX

Ward: Southall Broadway

Proposal: Section 73 application for minor amendment to vary condition 3 to amend the outline scheme drawings pertaining to the 2010 masterplan in respect of outline approval for demolition of 22 houses; the remediation of the land and the redevelopment of the site to deliver a large mixed use development including residential, non- food retail, food retail, restaurants, bars and cafes, hotel, conference and banqueting, cinema, health care facilities, education facilities, office/studio units, car park, sports pavilion, an energy centre, multi-storey car park and associated car and cycle parking, landscaping, public realm, open space and children's play space.

Full application: new access roads from the Hayes-By- Pass and Southall Town Centre to the application site for vehicle, cycle and pedestrian access, including drainage and a flood relief pond. Widening of South Road across the railway line, for the creation of a bus lane and three new accesses onto Beaconsfield road. Two bridges over the Grand Union Canal and Yeading Brook to provide pedestrian and cycle access to the Minet Country Park and Springfield Road application reference P/2008/3981-S dated 29 September 2010.

The quantum of development remains the same as the original scheme with the exception that the proposed development now includes a police facility and public toilets. In summary the proposed amendments to the scheme are: (1) re-distribution of public realm; (2) re- configuration of the internal street network; (3) re- positioning of the Civic Square; (4) re-locating the primary school; (5) improvements to the canal side; (6) re-configuration of buildings around the retained land; (7) alignment of western entrance on the gasworks site; (8) provision of a commercial access.

Drawing numbers/plans: 00781_PP_000; 00781_PP_001; 00781_PP_002; 00781_PP_003 ; 00781_PP_004; 00781_PP_005 Revision 01; 00781_PP_006: 00781_PP_007 as prepared by John Thompson & Partners; 800E Rev A; 800W Rev A; 368_A_100-F; 368_A_200-8; 368_A_300;368_A_305; 368_A_306; 368_A_31 0-8; 368_A_315-A; 368_A_316;4597-P- 001; 4597-P-002; 4597P-003; EX_02_site plan; PO_02_site plan; PO_02_plan; PO_04_13A; PO_04_138; PO_04_13C; PO_04_13D; 4597- P-010; 4597-P-011; 4597-P- 12; 52212/8/31 Rev A;

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52212/8/34 Rev A; 52212/A/74; 52212/A/77; 4597-P-020; 4597- P-021; 4597-P-022; 4597-P-023; 4597-P-024; 52212/A/51/A; 52212/A/32 Rev A; 52212/8/33/A; 110022/A/85; 110022/A/95; 110022/A/96;; 52212/B/36 Rev A; 4597-P-030; 4597-P-031; 4597- P-032; 1031.EA.100; 1031.EA.103; 1031.EA.103; 52212/8/48; 52212/A/49; 110022/A/38; 110022/A/41; 110022/A/42; South Road/Uxbridge Road improvement option drawings: SK- SR1; SK-SR2 and SK-SR3. 4597-RT -01 Existing tree removal/clearance, retention and protection; Planning Statement dated August 2015 as prepared by St James West London; Design and Access Statement dated August 2015 and Design and Access Addendum dated November 2015 as prepared by John Thompson & Partners; Environmental Statement incorporating Non- Technical Summary, Volumes 1, 2 and 3 all dated August 2015 as prepared by Barton Willmore; Transport Assessment dated August 2015 as prepared by Vectos; Retail and Leisure Assessment dated August 2015 as prepared by Barton Willmore; Tree Survey Schedule dated May 2015 as prepared by Simon Jones Associates Trees; Energy Strategy dated August 2015 as prepared by Atkins; Development Specification and Parameters dated August 2015 as prepared by John Thompson & Partners; Parameter Plans dated August 2015 as prepared by John Thompson & Partners.

Type of Application: Variation of Condition

Application Received: 28/08/2015 Revised: 18/11/2015

Report by: Paul Ricketts

Recommendation: Grant planning permission subject to 1. Stage II referral to the Mayor of London; 2. Deed of variation to Section 106 agreement; and 3. Conditions of consent

Executive Summary:

This planning application seeks permission for the variation of condition 3 (masterplan) whilst maintaining the approved quantum of development. The proposed changes to the internal layout of the site are sought to ensure a higher quality development and to assist deliverability. The proposed changes secure improvements to the public realm; the canal side; better connectivity with Southall town centre; Southall station and the existing residential areas north of the site; better legibility within the site; better enclosure of the retained National Grid land; a higher quality sense of arrival from the western access and a better segregation of commercial vehicles to avoid the heart of the new area and thereby create a safer and more pedestrian friendly environment.

Overall the development proposes a high quality mixed use regeneration of this important sub-regional site whilst achieving strategic and local regeneration and spatial objectives.

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The objections from third parties have been reviewed and acknowledged in this report, however, these are insufficient to outweigh the recommendation for approval. It is therefore recommended that planning permission be Approved with Conditions subject to a variation of the extant Section 106 agreement.

Recommendation:

(a) Subject to Stage II referral to the Mayor of London (b) Subject to the satisfactory completion to vary the existing legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) in order to secure the following: (i) provide up-to-date land ownership details (ii) to bind both the 2010 permission and this 2015/2016 permission (iii) provide a description of the revised development (iv) use generic textual descriptions to refer to the relevant buildings and roads. (v) connection of all phases to site wide District Heating Network (vi) connection of proposed development to Southall area wide District Heating Network (vii) payment of the Council’s reasonable legal and other professional costs incurred preparing the Section106 agreement. (c) Agree to vary condition 3 and GRANT full planning permission subject to the following conditions and informatives

Conditions:

Commencement of Development, Compliance with Outline Parameters and Reserved Matters

1. Submission of reserved matters application(s) for the first Part or Parts of development hereby permitted shall be made within 7 years from the date of this permission. Commencement of Development of the Part or Parts approved shall begin within two years from the date of the approval of the reserved matters for that Part or Parts Submission of all reserved matters applications for the remainder of the development hereby permitted shall be made within 18 years from the date of this permission. Commencement of Development in relation to the remainder of the development must begin within two years from the date of the last reserved matters approval for the entire site. Reason: In order to comply with the provisions of the Town and Country Planning Act 1990.

2. No Part of the development as hereby permitted shall commence until the reserved matters, as listed below, for that Part have been approved by the London Borough of Ealing as the local planning authority: • layout • appearance • scale • landscaping The relevant Part of the development shall in all respects be carried out in accordance with the approved reserved matters for that Part, unless otherwise agreed in writing with the London Borough of Ealing as the local planning authority. Reason: In order to comply with the provisions of the Town and Country Planning Act 1990.

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3. This planning permission applies only to the following drawings and to no other, unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority: 00781_PP_000 00781_PP_001; 00781_PP_002; 00781_PP_003 ; 00781_PP_006: 00781_PP_007; 00781_PP_004; 00781_PP_005 Rev 01; 800E Rev A; 800W Rev A; 368_A_100-F; 368_A_200-8; 368_A_300;368_A_305; 368_A_306; 368_A_31 0-8; 368_A_315-A; 368_A_316;4597-P- 001; 4597-P-002; 4597P-003; EX_02_site plan; PO_02_site plan; PO_02_plan; PO_04_13A; PO_04_138; PO_04_13C; PO_04_13D; 4597- P-010; 4597-P-011; 4597-P- 12; 52212/8/31 Revision A; 52212/8/34 Revision A; 52212/A/74; 52212/A/77; 4597-P-020; 4597- P-021; 4597-P-022; 4597-P-023; 4597-P-024; 52212/A/51/A; 52212/A/32 Revision A; 52212/8/33/A; 110022/A/85; 110022/A/95; 110022/A/96;; 52212/B/36 Revision A; 4597-P-030; 4597-P-031; 4597- P-032; 1031.EA.100; 1031.EA.103; 1031.EA.103; 52212/8/48; 52212/A/49; 110022/A/38; 110022/A/41; 110022/A/42; South Road/Uxbridge Road improvement option drawings: SK-SR1; SK-SR2 and SK-SR3. 4597-RT -01 Existing tree removal/clearance, retention and protection; Or any variation thereto which would not fall outside of the bounds of the description of the development of this permission and which is approved in writing by the London Borough of Ealing as the local planning authority giving reasons for its decision and either:

i) the London Borough of Ealing as the local planning authority is satisfied that the variations will not have any significant adverse environmental effects, or ii) the application for variation has been accompanied by an environmental statement assessing the likely environmental effects of the variation.

Reason: To ensure that the development accords with the scope of the approved parameter plans and detailed drawings, in the interests of appearance, living and working conditions and the impact on neighbouring development.

4. Prior to commencement of development of plot CML03, details of proposed space and amenity standards of the proposed use of CML03 shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority unless otherwise agreed in writing by the London Borough of Ealing.

Reason: The residential use of this plot as described in the parameter plans hereby approved is not considered appropriate in relation to the resulting living conditions.

5. Prior to the commencement of any bridge construction within the London Borough of Ealing's administrative boundary, (excluding the South Road Railway Bridge Widening Scheme) the detailed design elements of that bridge, which were not the subject of this application and therefore not approved pursuant to this permission shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority. The bridges shall be constructed in accordance with the approved details.

Reason: To ensure that each bridge would be of a high quality design standard.

6. Full details of all external materials including samples where appropriate to be used on the buildings and all other finishing materials including paving, roads, parking areas, means of enclosure, shall be submitted to and approved by the London Borough of Ealing as the local planning authority, before the relevant Part of the development is commenced. Development shall be carried out in accordance with approved details.

Reason: To ensure that all built development would be of a high quality design standard. In accordance with Policies 7.4 and 7.6 of the London Plan 2015; policy 1.1(h) of Ealing's

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Development (or Core) Strategy 2012; and policies LV7.4 and 7B of Ealing's Development Management DPD.

Development Thresholds and Phasing

7. The maximum gross external floor areas (excluding roof top plant, basement plant, loading docks, service corridors and vehicle circulation space) in each respective use granted by this permission shall be up to:

• 320,000sqm of residential, (a maximum of 3,750 units) • 14,200sqm for non-food retail • 5,850sqm of food retail • 1,750sqm of Class A3-A5 uses • 9,650sqm of hotel • 3,000sqm of conference and banqueting • 4,700sqm of leisure forming a cinema • 2,550sqm of health care facilities • 3,450sqm of education facilities • 3,500sqm of office/studio units • 390sqm of sports pavilion • 1,885sqm of energy centre • 24,450sqm of multi-storey car park and associated car and cycle parking

Reason: To ensure that the development is carried out in accordance with the approved plans and other submitted details and to ensure that the quantum of floorspace keeps within the parameters assessed pursuant to the EIA in relation to the development.

Site wide strategies

8. Prior to Commencement of Development the following site wide strategies shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority, unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority.

a) Housing - to cover mix, tenure and density and phasing of affordable housing delivery; b) Framework Delivery and Servicing Strategy (in keeping with the Framework Travel Plan) as guidance for developers of individual plots from first occupation of the development and its use thereafter to be agreed in consultation with Transport for London; c) Access for all persons including provision for people with disabilities, who are visually impaired, or have mobility difficulties, and for parents with pushchairs and to include access to and within the development; d) Public Realm - to include general arrangements, soft landscaping, hard landscape, lighting and mitigation measures against light pollution, street furniture and phasing of public realm provision; e) Landscape Management; f) Operational Waste Management g) Drainage - for measures to dispose of surface water and foul water from the development based on the principles set out in Southall Gasworks Site Flood Risk Assessment 2015 by Waterman. h) Public Art.

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i) Estate Management and Crime Prevention - including access for emergency vehicles.

Reason: To secure an inclusive, safe and high quality built environment for all users of the site, and where appropriate constrain local highway impact. In accordance with Policies 5.12, 5.13, 5.14, 7.2 and 7.18 of the London Plan 2015; policies 1.1(e), 1.1(i), 1.2(d), 1.2(m), 5.4 and 5.5 of Ealing's Adopted Development (or Core) Strategy 2012; and policies LV5.12 and 7B of Ealing's Development Management DPD.

Site wide car and cycle parking management strategy

9. Prior to the commencement of development pursuant to this permission a Site Wide Car and Cycle Parking Management Strategy (in keeping with the Framework Travel Plan) is to be submitted to and approved by the London Borough of Ealing as local planning authority in consultation with Transport for London. The Site Wide Car and Cycle Parking Management Strategy shall outline: a) the proposed distribution, phasing, accumulation, allocation of and arrangements for the management of: i. non-residential car parking (which shall not exceed 950 spaces) within the development; ii. residential car parking spaces (which upon completion of the development shall not exceed 0.7 spaces per residential unit) within the development; iii. motorcycle spaces within the development; iv. blue badge spaces (by use); v. car club spaces; vi. parking controls; and vii. parking charges; b) how cycle parking will be provided in accordance with the most up to date policy in the Development Plan for all relevant land uses within the development. c) the provision of electric vehicle charging points within the development which shall be in accordance with the Mayor of London's standards set out in the London Plan; d) any proposed parts of the development which are proposed to be car free development; e) the safety and security measures to be incorporated within the development to ensure the security of the car parking areas; and f) the key principles of the design, layout and accessibility of any parking areas to be provided within the development;

Reason: To secure an inclusive, safe and high quality built environment for all users of the site and be sustainable, and where appropriate constrain local highway impact. In accordance with policies 6.9, 6.13, 7.2 and 7.3 of the London Plan 2015; policies 1.1(e), 1.1(f), 1.1(g) and 1.1(h) of Ealing's adopted Development (or Core) Strategy 2012; policies LV6.13 and LV7.3 of Ealing's Development Management DPD.

10. Unless otherwise agreed with the London Borough of Ealing as the local planning authority all development will be carried out in accordance with the approved strategies approved under conditions 8 and 9 and, prior to commencement of development in the relevant Part, details of compliance with the approved strategies shall be submitted in writing to and approved by the London Borough of Ealing as the local planning authority, and where stated in consultation with Transport for London.

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Reason: To ensure that the development is carried out in accordance with the approved strategies. In accordance with policies 6.9, 6.13, 7.2 and 7.3 of the London Plan 2015; policies 1.1(e), 1.1(f), 1.1(g) and 1.1(h) of Ealing's adopted Development (or Core) Strategy 2012; policies LV6.13 and LV7.3 of Ealing's Development Management DPD.

Construction Phasing Programme

11. The development hereby permitted shall not be commenced until a Construction Phasing Programme, which shall show the Parts in which the development is to be carried out and when the Parts are to be implemented is submitted to and approved in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London unless otherwise agreed by the London Borough of Ealing as local planning authority. The development shall, thereafter, only be carried out in accordance with the approved Programme unless otherwise agreed in writing with the London Borough of Ealing as the local planning authority in consultation with Transport for London. The Programme shall identify the proposed phases or Parts of the development and set out the anticipated sequence of commencement and the order in which the works will be carried out, to include: a) Earthworks b) Construction of blocks c) Highway works and other transport infrastructure and connections d) Utility works

Reason: To ensure that any phasing of the development is properly co-ordinated and carried out in the sequence agreed by the London Borough of Ealing as the local planning authority, in the interest of neighbouring amenity and highway safety.

Construction Management

12. Any site remediation, preparatory works associated with the development hereby permitted shall not commence until a 5ite Wide Construction Management Plan has been submitted to and approved in writing by the London Borough of Ealing as the Local Planning Authority in consultation with Transport for London (where relevant as strategic highway authority) to include the following: a) A detailed specification of construction works at each Part of development b) The best practical means available in accordance with British Standard Code of Practice B55228: 1997 to be employed at all times to minimise the emission of noise and dust from the site; c) A suitable and efficient means of monitoring and suppressing dust, vapours and odours, including where necessary the use of deodorising agents and adequate containment of stored or accumulated material so as to prevent it becoming airborne at any time and giving rise to nuisance; d) Engineering measures, acoustic screening and the provision of sound insulation required to mitigate specific environmental impacts identified; e) Identification of the most sensitive receptors, both residential and commercial where assessment and monitoring of impacts will be undertaken as work progresses; f) Means of enclosure and security of the site and individual phases; g) A framework travel plan for construction workers;

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h) Defined access routes to the site for all vehicles relating to the remediation and construction of the development; i) Details of the arrangements for the delivery of materials to the site for the construction of the development - including hours and restrictions on construction traffic having regard to the need to control construction traffic during peak hours; j) Construction waste management strategy; k) Unless otherwise agreed as part of the Construction Management Strategy and Code of Practice, the operation of site equipment and / or plant and machinery generating noise that is audible at the facade of residential or noise sensitive premises shall only be carried out between the hours of 0800 to 1800 Mondays to Fridays, 0800 to 1300 on Saturdays and at no time on Sundays and Bank Holidays unless otherwise agreed by the London Borough of Ealing as the local planning authority; I) Adoption and implementation of the Considerate Contractor Scheme (or similar to be agreed in writing with the Local Planning Authority) registration and operation; m) Details of how vehicles transporting contaminated waste that leave the site (including wheel washing and covering of loads) will be managed to prevent any contaminants from entering the environment; n) Details of and restriction on the heights of cranes, having regard to Air Safeguarding Zones; o) Measures to mitigate disturbance to nesting birds on site; p) Arrangements for publicity and promotion of the scheme during construction; q) Details of an advertised 'hotline' to be operated and funded by the developer to enable any complaints to be recorded; r) Liaison with the Local Authority's Environmental Health Unit to register complaints received and response/action taken; s) The availability of a site manager(s) or other persons with appropriate seniority within the organisation capable of authorising proper remedial action where appropriate; and t) The developer shall at all times maintain the safety of pedestrians, cyclists and other road users and shall inform the London Borough of Ealing as local planning authority and Transport for London in writing of any construction impacts that will effect operation of the bus network and Crossrail.

Reason: In the interests of minimising the impact of noise, vibration and airborne pollution on the amenities of occupiers of properties within the vicinity of the site, to limit the works to reasonable hours and to minimise the impact of construction traffic on the highway network. In accordance with policies 5.3, 5.18, 6.3, 7.14 and 7.15 of the London Plan 2015; 1.1(j), 1.1 (K) and 1.2 (f) of Ealing's adopted Development (or Core) Strategy 2012; Ealing's SPG 10: Noise and Vibration; SPG3: Air Quality; The control of dust and emissions during construction and demolition (July 2014); BS 5228-1:2009 - Code of practice for noise & vibration control on construction & open sites-Part 1: Noise; The Wildlife and Countryside Act 1981 (as amended); The Conservation of Habitats and Species Regulations 2010; and policy LV5.2 of Ealing's Development Management DPD.

13. Development shall not commence on any Part of the site until details of a Construction Management Scheme and Code of Practice for that Part of the site, in line with the Site Wide Construction Management Plan, has been submitted to, and approved in writing by the

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London Borough of Ealing as the local planning authority in consultation with TfL where relevant to TfL roads. The construction of the development shall be carried out in accordance with the Construction Management Scheme and Code of Practice and the applicant, or developer shall ensure that its contractors shall comply with its terms in order to minimise disturbances including noise, but not limited to vibration, dust, smoke emanating from the site.

Reason: In the interests of minimising the impact of noise, vibration and airborne pollution on the amenities of occupiers of properties within the vicinity of the site, to limit the works to reasonable hours and to minimise the impact of construction traffic on the highway network. In accordance with Policies 5.3, 5.18, 6.3, 7.14 and 7.15 of the London Plan 2015; 1.1(j), 1.1 (K) and 1.2 (f) of Ealing's adopted Development (or Core) Strategy 2012; Ealing's SPG 10: Noise and Vibration; SPG3: Air Quality; The control of dust and emissions during construction and demolition (July 2014); BS 5228-1:2009 - Code of practice for noise & vibration control on construction & open sites-Part 1: Noise; The Wildlife and Countryside Act 1981 (as amended); The Conservation of Habitats and Species Regulations 2010; and policy LV5.2 of Ealing's Development Management DPD.

14. Unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority, prior to commencement of development, a feasibility study of the practicality and economic viability of utilising the Grand Union Canal for the transport of construction materials shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority.

Reason: In the interests of sustainable transport, to seek to optimise the use of the canal if feasible and practicable in order to reduce traffic on the local highway network. In accordance with Policy 7.26 of the London Plan 2015.

15. Should the London Borough of Ealing as the local planning authority be satisfied that it would be feasible to utilise the Grand Union Canal for the transport of construction materials, the applicant shall submit a strategy as part of the Construction Management Scheme to the London Borough of Ealing as the local planning authority and in consultation with TfL, for approval in writing prior to commencement of development. The construction of the development shall be carried out in accordance with the approved strategy.

Design Strategy

16. An Urban Design Statement shall accompany each reserved matters application that shall be submitted for approval in writing by the London Borough of Ealing as the local planning authority. The statement should demonstrate how the design of that Part broadly complies with the relevant design principles set out in the outline approved Design and Access Statement.

Reason: To ensure high design standards and materials are used in the interests of the visual amenities of the locality. In accordance with policies 7.4 and 7.6 of the London Plan 2015; policies 1.1(h) and 1.1(k) of Ealing's Development (or Core) Strategy 2012; and policies LV7.4 and 7B of Ealing's Development Management DPD.

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Access

17. No remediation, preparatory works or construction will take place on site prior to the bringing into use for construction traffic of the Pump Lane Access works as shown on Drawing No 52212/B/51, and HGV construction traffic will not use any other access to the site unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London. Suitable control measures will be put in place prior to first use of the Pump Lane access to ensure that it is only used by construction traffic prior to its opening to general traffic.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

18. No development shall be occupied prior to the construction and bringing into use of the Beaconsfield Road Accesses as shown on Drawing No 52212/B/49, 52212/B/50 and 52212/B/51, unless otherwise agreed in writing by Ealing Council.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

19. No more than 400 dwellings and no non-residential development shall be occupied prior to the construction and bringing into use of the Eastern Access works as shown on Drawing No 52212/B/43 unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

20. No more than 800 Development Units shall be occupied prior to the construction and bringing into use of the improvement works to the South Road / Merrick Road junction as shown on Drawing No. 52212/B/36 unless otherwise agreed by the London Borough of Ealing as the local planning authority in consultation with Transport for London.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

21. No more than 1250 Development Units shall be occupied prior to the construction and bringing into use of the improvement works to the South Road / A4020 Uxbridge Road signalised junction as shown on South Road/Uxbridge Road improvement option drawings: SK-SR1; SK-SR2 and SK-SR3 unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London.

Reason: In the interests of highway and pedestrian safety and traffic management.

22. No more than 1350 Development Units shall be occupied prior to the construction and bringing into use of the improvement works to the Bulls Bridge signalised junction as shown on Drawing No 52212/B/48 unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

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23. No more than 1500 Development Units shall be occupied prior to the construction and bringing into use of the South Road northbound bus lane as shown on Drawing No 52212/B/49 unless otherwise agreed in writing by London Borough of Ealing as the local planning authority in consultation with Transport for London and having regard to, inter alia, the requirements of the timing for the delivery of the South Road bridge widening scheme.

Reason: In the interests of highway and pedestrian safety and traffic management. In accordance with Policy 6.12 of the London Plan 2015

24. The improvement works to the South Road / A4020 Uxbridge Road and South Road / Merrick Road and the Eastern Access shall be constructed and brought into use before commencement of the widening of the South Road Bridge unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London.

Reason: In the interests of highway and pedestrian safety and traffic management. In accordance with Policy 6.12 of the London Plan 2015

25. No more than 1500 Development Units shall be occupied prior to the construction and bringing into use of the improvement works to the M4 Junction 3 signalised junction as shown on Drawing No 52212/B/31 unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London and the Highways Agency.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

26. The improvement works to the Bulls Bridge signalised junction shall be constructed and brought into use before commencement of the improvement works to the M4 Junction 3 signalised junction unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

27. No more than 1750 Development Units shall be occupied prior to the bringing into use for general traffic of the Pump Lane Access works as shown on Drawings No 52212/B/33 and 52212/B/34 unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

28. The Pump Lane access as shown on Drawing No 52212/B/33 and 52212/B/34 shall not be opened to general traffic prior to the completion of the improvement measures proposed at the M4 Junction 3 and Bulls Bridge signalised junctions unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

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29. The retained airport parking shall only be accessed from Pump Lane when it is made available for general traffic or at an earlier stage if it is deemed safe by NG and appropriate, as approved in writing, by the London Borough of Ealing as the local planning authority in consultation with Transport for London. If used at an earlier stage, control measures must be agreed with the planning authority in consultation with TfL, and put in place to restrict access to the airport parking and to the remainder of the site for construction traffic.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

30. The connection to Brent Road shall be closed to vehicular traffic within 4 weeks of the opening of the connection to Pump Lane to general traffic and details of the means of closure shall be submitted to and approved by London Borough of Ealing as local planning authority in consultation with Transport for London unless otherwise agreed in writing.

Reason: To mitigate the impact of additional traffic on highway safety and the capacity of the highway network. In accordance with Policy 6.12 of the London Plan 2015

31. The adjacent Part of development, as identified in the Construction Phasing Programme, shall not be occupied prior to the construction and bringing into use of the pedestrian/cycle bridge over the Yeading Brook and Grand Union Canal connecting to the Minet Country Park unless otherwise agreed with the Local Planning Authority.

Reason: To ensure there is access to the Minet Country Park from the site. In accordance with Policy 6.12 of the London Plan 2015

32. The adjacent Part of development, as identified in the Construction Phasing Programme, shall not be occupied, prior to the construction and bringing into use of the pedestrian/cycle bridge over the Yeading Brook and Grand Union Canal connecting to Springfield Road unless otherwise agreed with the Local Planning Authority.

Reason: To ensure there is access to Springfield Road from the site. In accordance with Policy 6.12 of the London Plan 2015

33. Construction of the Eastern Access hereby approved shall not commence until detailed layouts showing access ways (both temporary and permanent) to Southall Station and the worksites associated with the Crossrail project have been submitted to and approved in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London /Crossrail. Development shall proceed in accordance with the details as approved.

Reason: To mitigate the impact of additional traffic on highway safety. In accordance with Policy 6.12 of the London Plan 2015

34. No work shall commence within the limits of land safeguarded for the Crossrail project until detailed design of any structures (to include boundary treatments, roads and bridges) within such land have been submitted to and approved in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London /Crossrail. Development shall proceed in accordance with the details as approved.

Reason: To mitigate the impact of additional traffic on highway safety. In accordance with Policy 6.12 of the London Plan 2015

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35. Not to occupy more than 2,500 development units prior to substantial completion of the South Road Railway Bridge Widening Scheme, unless alternative mitigation measures, to be agreed by the London Borough of Ealing as local planning authority in consultation with Transport for London, have been substantially completed, or the London Borough of Ealing agree that they are able to undertake the alternative mitigation measures themselves, and only after it has been demonstrated that the developer has been unable to construct the South Road Bridge Widening Scheme.

Reason: To secure highway and pedestrian safety and traffic management. In accordance with Policy 6.12 of the London Plan 2015

Remediation

36. Prior to the commencement of remediation, preparatory works or construction, a statement which sets out a detailed strategy and method of working for each phase of ground remediation in accordance with government guidance (PPS23 and CLRll 'Model Procedures for the Management of Land Contamination'), shall be submitted to and approved by the London Borough of Ealing as local planning authority and thereafter remediation shall be carried out in accordance with the approved strategy.

Reason: The site is known to be subject to contamination, with remediation necessary to provide for the proposed future use of the site and to protect controlled waters from the continued effects of previous land use. In accordance with policy 5.21 of the London Plan 2015; policies LV5.21 and 7A of Ealing's Development Management DPD; the National Planning Policy Framework (2012), and DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'

Informative – Remediation Strategy and Options Appraisal Issue 7 8 July 2015 approved reference PP/2014/4729 15.07.2015.

37. If contamination not previously identified is found to be present during any remediation works such materials shall be dealt with under a reactive strategy, the protocols for such being set out within the approved detailed strategy. When materials are encountered which require alteration to the agreed strategy, the London Borough of Ealing as the local planning authority shall be immediately informed in writing and amended remediation details for that phase shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority prior to the completion of that phase of remediation.

38. Following the completion of each phase of site remediation, and prior to the commencement of any further development on this part, a validation/verification report demonstrating completion of the works set out in the Remediation Strategy together with amendments and longer term monitoring for the relevant Part shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority.

Each validation/verification report shall include:

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a) Detail of who carried out the work b) Laboratory and in-situ test results to demonstrate that the site remediation criteria have been met c) Monitoring of groundwater and gases during remediation and details of monitoring programme post completion of remedial works, where agreed d) Summary data plots and tables relating to clean-up criteria e) Plans showing treatment areas and details of any differences from the original remediation strategy f) Waste management documentation g) Confirmation that remediation objectives have been met, for example, by provision of a certificate of completion h) A long term monitoring and maintenance plan for longer term monitoring of pollutant linkages, maintenance and arrangements for contingency action and for the reporting of this to the London Borough of Ealing as the local planning authority.

39. Full details of foundation design including a method statement for each relevant Part shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority prior to the commencement of development in that Part (for the avoidance of doubt including undertaking foundation works). The relevant Part of development shall take place in strict accordance with details approved pursuant to this condition.

40. The construction of storage facilities for oils, fuels or chemicals shall be carried out in accordance with details submitted to and approved in writing by the London Borough of Ealing as the local planning authority before the relevant part of the development is commenced.

Reason: To protect groundwater and land from pollution.

41. Details of soakaways shall be submitted to the London Borough of Ealing as local planning authority for approval prior to construction.

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Planning Policy Framework (2012), and DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'

42. Any soils brought to the site shall be free of the seeds/roots/stems of any intrusive plant covered by the Wildlife and Countryside Act 1981.

Reason: To prevent the spread of invasive species and to protect native flora.

43. No sewage or trade effluent, including cooling water containing chemical additives, vehicle wash waters, stream cleaning effluent, or pressure wash effluent chemicals, refuse or other polluting matter, shall be discharged to the surface water system.

Reason: To protect groundwater and land from pollution.

44. All sewage or trade effluent should be discharged to the foul sewer if available subject to the written approval of Affinity Water or its sewerage agent.

Reason: To protect groundwater and land from pollution.

Sustainability and Energy

45. Prior to commencement of each Phase of the development proposing the construction of residential units, a sustainability statement (including CfSH Assessment and evidence that the development is registered with the Building Research Establishment (BRE)) shall be submitted to the London Borough of Ealing as local planning authority demonstrating measures that will be incorporated to ensure that the units achieve a minimum standard of Code for Sustainable Homes Level 4 with reasonable endeavours to obtaining higher levels in later parts, in accordance with changes to national Building Regulations. Within 3 months from the date of first occupation of the development, Post-Construction Stage Certificates verified by the BRE will be submitted to the Local Planning Authority for written approval confirming that the agreed sustainability measures have been implemented. Such measures shall be retained for the life of the development. Following any approval of a 'Post Construction Stage' assessment and certificate of the development, the approved measures and technologies to achieve the CfSH Level 4 shall be retained in working order in perpetuity. Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan 2015, policies LV5.2 and 7A of Ealing’s Development Management DPD 2013, and policies 1.1(k) and 1.2(f) of Ealing’s Development (Core) Strategy 2012. 46. Prior to commencement of each Phase of the development proposing the construction of residential units, a water efficiency statement shall be submitted to the London Borough of Ealing as local planning authority demonstrating all measures that will be incorporated to ensure that the residential units will meet water efficiency standards with a maximum water use target of 105 litres of water per person per day. Development shall proceed in accordance with the approved water efficiency statement. Reason: To ensure the sustainable use of water, in accordance with policy 5.15 of the London Plan 2015.

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47. Prior to commencement of each Phase of the development proposing the construction of non-residential buildings, a sustainability statement (including BREEAM assessment and evidence that the development is registered with the Building Research Establishment (BRE)) demonstrating measures that will be incorporated to ensure that the non-residential units achieve BREEAM Rating of Excellent and make reasonable endeavours to achieve Outstanding (based on the latest BREEAM NC Technical guidance) shall be submitted to and approved in writing by the London Borough of Ealing. Within 3 months of each Phase of the development proposing the construction of non- residential buildings, Interim BREEAM NC Assessment and related Certification verified by the BRE shall be submitted to the Local Planning Authority for written approval. Within 3 months from the date of first occupation of each Phase of the development proposing the construction of non-residential buildings, BREEAM 'Post Construction Stage' Assessment and related Certification verified by the BRE should be submitted to the Local Planning Authority for written approval confirming the BREEAM standard and measures have been implemented. Following any approval of a 'Post Construction Stage' assessment and certificate of the development, the approved measures and technologies to achieve the BREEAM Excellent or higher standard shall be retained in working order in perpetuity. Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan (2015), policies 1.1(k) and 1.2(f) of Ealing’s Development (Core) Strategy (2012) and policies 5.2 and 7A of Ealing’s Development Management DPD (2013). 48. Prior to commencement of development of a Part which includes residential development, details of the brown and green roofs to be provided in that Part of the development shall be submitted to and approved by the London Borough of Ealing as the local planning authority. These will be considered in the context of an overall requirement of 50% of all roofs being green or brown roofs. The works in accordance with the approved details will be carried out prior to the occupation of the relevant building unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority.

Reason: To ensure that ecological enhancement and sustainable urban drainage measures are provided and managed. In accordance with policies: 5.1, 5.2, 5.3 and 5.9 of the London Plan 2015; policies 1.1(k) and 1.2(f) of Ealing's adopted Development (or Core) Strategy 2012; and policy LV5.2 of Ealing's Development Management DPD.

49. All houses with private outdoor space shall be provided with a water butt and rainwater harvesting technology and grey water recycling technology shall be incorporated in all residential development, where practicable, unless otherwise agreed in writing with the London Borough of Ealing as the local planning authority.

Reason: To limit the burden placed on existing water resources. In accordance with policies: 5.1, 5.2, 5.3 and 5.9 of the London Plan 2015; policies 1.1(k) and 1.2(f) of Ealing's adopted Development (or Core) Strategy 2012; and policy LV5.2 of Ealing's Development Management DPD.

50. Notwithstanding the approved Energy Strategy prepared by Atkins (26/08/2015) and Addendum to Energy Strategy prepared by Atkins (20/11/2015), a revised Energy Strategy shall be submitted to the Local Planning Authority for written approval prior to the

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commencement of each Phase of the development. The Energy Strategy shall outline the measures to be incorporated into the development to comply with the relevant Building Regulations and London Plan climate change policies at the time of the submission of the relevant Reserved Matters application. The Energy Strategy should be based on connection of all residential and non-residential buildings to the site wide district heating CHP network served by the single energy centre located in Phase E or earlier, if possible, and provide sufficient information to demonstrate that the proposed development will facilitate the delivery of the Southall area wide network. The emission savings should be calculated based on carbon dioxide emissions covered by the Building Regulations whilst carbon dioxide emissions associated with other energy uses not covered by Building Regulations (un-regulated) should be also included and measures to reduce them should be demonstrated. Provision should also be made to monitor the output of any low and/or renewable installations. Within three-months of the first occupation of each Phase of the development, Energy Performance Certificates, Accompany Advisory Reports and modelling output reports from the “as built stage” to confirm compliance in terms of savings achieved through energy efficiency measures shall be submitted to the Local Planning Authority for written approval. The relevant phase of development shall be carried out strictly in accordance with the details so approved. Reason: To ensure that the development hereby approved is energy efficient and to contribute to the avoidance of need for new fossil fuel or other primary energy generation capacity and to reduce emissions of greenhouse gases and to minimise the impact of building emissions on local air quality in the interests of health, in accordance with policies 3.2, 5.3, 5.5, 5.6 and 7.14 of the London Plan 2015 (with FALP 2011/REMA 2013), policies 1.1(e), 1.1(j), 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2012, policies LV5.2 and 7A of Ealing’s Development Management DPD, and the Mayor’s Sustainable Design and Construction SPG. 51. No phase of the development shall commence (excluding demolition, site clearance and preparation works) until the following details for the relevant Phase of development are submitted to the Local Planning Authority for written approval:

a) details of the size and layout of the energy plant room and equipment and the measures to be incorporated into it to facilitate the delivery of the side wide network and future connection to an offsite district heating network; b) details of the temporary plant rooms, including their size and layout, size of boilers, siting of the container, and details of the flue; c) details of the pipe network (including the size and route, flow and return temperatures, total length of the heat network in metres (flow and return) distribution and transmission, route, total plant heating capacity, total heat generated, total heat supplied to premises) for the connection of all domestic and non-domestic buildings into the site wide district heating network.

The use of Ultra low-NOx boilers with maximum NOx Emissions that are compliant with the NOx (g/m²) benchmarks set out in the Mayor’s Air Quality Manual B – Minimising air pollution from new developments, 2013 or its successor document.

The development shall be carried out in accordance with the approved details.

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Reason: To secure the measures set out within the approved Energy Statement and to ensure that the school energy plant room is designed in a manner which allows for the future connection to the Green Man Lane district heat network, and to ensure that the development contributes to reducing the use of fossil fuel or other primary energy generation capacity, and to reduce emissions of greenhouse gases in accordance with policies 5.3, 5.5 and 5.6 of the London Plan 2015, policies 1.1(k) and 1.2(f) of Ealing’s adopted Development (or Core) Strategy 2012, policy LV5.2 of Ealing’s Development Management DPD, and the Mayor’s Sustainable Design and Construction SPG.

52. Prior to commencement of each Phase of the development, dynamic thermal modelling should be submitted to the Local Authority for written approval demonstrating that the development performs against its overheating criteria or even exceeds the overheating CISBE TM49 guidance standards. Reason: To ensure that the development hereby approved is energy efficient and to reduce the risk of overheating in line with policy 5.9 of the London Plan 2015, adopted Ealing’s Development (Core) Strategy 2026 (2012) and Development Management DPD (2013). 53. Upon final completion of each phase of the development and prior to occupation, suitable devices for monitoring the renewable/low-carbon energy equipment shall be installed. The monitored data shall be submitted to the local planning authority at daily intervals for a period of three years from final completion. The installation of the monitoring devices should be in a compatible format and the submission of the data shall be carried out in accordance with the Council's approved specifications as indicated in Automated Energy (& CO2) Monitoring Platform [AEMP] document. Reason: To monitor the effectiveness of the renewable/low carbon energy equipment in order to confirm compliance with energy policies and establish an evidence base on the performance of such equipment in accordance with policies 5.2, 5.3, 5.5, 5.6 and 5.7 of the London Plan 2015, adopted Ealing’s Development (Core) Strategy 2026 (2012) and Development Management DPD (2013). Landscaping and Ecology

54. Prior to implementation of development of a residential plot, details of the playspace area calculations and the layout and equipment to be provided and programme for provision within the proposed children's playspaces within that plot shall be submitted to and approved by the London Borough of Ealing as the local planning authority. The development shall be carried out and completed in accordance with the approved details and shall be retained and maintained in a useable, safe and workable condition thereafter, unless otherwise agreed by the London Borough of Ealing as local planning authority.

Reason: To ensure that appropriate areas of children's playspace are provided. In accordance with policies 7.18, 7.19 and 7.21 of the London Plan 2015; policies 1.1(e), 1.1(i), 1.2(d), 5.4 and 5.5 of Ealing's adopted Development (or Core) Strategy 2012; and policy LV2.18 and 7D of Ealing's Development Management DPD.

55. Prior to the commencement of the relevant Part of the development adjacent to the canal, details of the trees for the podium planting, including cross sectional drawings of tree planting beds shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority. The approved trees for podium planting shall be no less than 8 metres in height when first planted and shall be planted in the podiums in the first planting season following completion of building works of the relevant Part of development. Any

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podium trees, which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with other similar size and species, unless otherwise agreed in writing by the London Borough of Ealing as the local planning authority.

Reason: To secure the integral planting of trees in the interests of visual amenity.

56. All existing trees on site shall be retained unless otherwise identified for removal within the 'Existing Tree Removal/Clearance, Retention and Protection Document' (Ref4597-RT - 01) prepared by Capital Lovejoy, with root protection zones identified and appropriately secured in accordance with British Standard BS5837 - 'Trees in Relation to Construction' as amended. No retained trees and shall be lopped or topped without prior written approval of the London Borough of Ealing as the local planning authority.

Reason: To protect all existing trees to be retained on the site in the interests of visual amenity. In accordance with policies 7.19 and 7.21 of the London Plan 2015; policy 1.1(i) of Ealing's adopted Development (or Core) Strategy 2012; policy LV5.10 of Ealing's Development Management DPD; and SPG 9: Trees and Development Guidelines.

57. If any retained tree becomes diseased, seriously damaged or dies as a result of development then a replacement tree shall be planted, to the satisfaction of the London Borough of Ealing as the local planning authority, within 9 months of the completion of relevant Part of the development.

Reason: To secure the integral planting of trees in the interests of visual amenity.

58. Any trees or shrubs that die within a period of 5 years from the date of planting, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of a similar size and species, unless the London Borough of Ealing as the local planning authority gives written consent to any variation.

Reason: To secure the integral planting of trees in the interests of visual amenity.

59. All approved tree works shall be undertaken outside the bird-nesting season (March- August inclusive) and the trees subject to works shall first be inspected for bats. If bat activity is identified in any tree then the London Borough of Ealing as the local planning authority must be notified in the first instance for approval in writing, for any works commencing on that tree.

Reason: To protect existing ecology interests on the site.

60. Prior to commencement of development a detailed Ecological Management Plan to include full details of ecological enhancement measures, protection of wildlife habitation, and appropriate planting shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority. The specific ecological measures to be provided in areas of new habitat creation, including the proposed 4 metre buffer strips shall be designed to encourage bat foraging activity. These measures should include: a) Continuous linear vegetation features, such as tree rows or hedge lines b) A high proportion of locally native, nectar-rich and berry-bearing species of planting c) Retained dead and decaying timber, such as log piles

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d) water features e) Provision of bat roosting opportunity within the bridge structures

The development shall be carried out and completed in accordance with the approved Ecological Management Plan and the measures shall be retained and maintained thereafter, unless otherwise agreed by the London Borough of Ealing as local planning authority.

Reason: To ensure that ecological enhancement measures are provided and managed. In accordance with Paragraph 74 of the NPPF; policies 5.10, 7.18, 7.19, 7.21, 7.4, and 7.5 of the London Plan 2015; policies 1.1(e), 1.1(i), 1.2(d), 5.4 and 5.5 of Ealing's adopted Development (or Core) Strategy 2012; policy LV2.18 and 7D of Ealing's Development Management DPD; and SPG 9: Trees and Development Guidelines.

61. Prior to the commencement of any remediation and construction works, an Ecological Clerk of works shall be appointed by the applicant and retained as part of the construction team to brief construction workers on ecological issues and protection of existing wildlife habitat, including a briefing of site personnel concerning identification of grass snake, legal obligations in respect of this species, and actions to be taken in the event of it being present and to ensure that best practice is implemented during all site clearance, tree felling, earthworks and construction activities. The scope of works of the Ecological Clerk of Works shall include regular checks for grass snake and water vole in areas prior to their being disturbed by construction workers or activities so as to ensure that incidental killing of grass snakes does not occur during the course of works.

Reason: To protect existing ecology interests on the site.

62. Prior to remediation, preparatory works and construction commencing in the relevant Part of the development the applicant shall undertake surveys to assess the presence of: a) Bats b) Water vole c) Grass snakes d) Invertebrates The Ecological Clerk of Works shall monitor all surveys and all survey information, and any relevant mitigation measures, shall be submitted to and approved by the London Borough of Ealing as the local planning authority prior to any works commencing in that part of the development area.

Reason: To protect existing ecology interests on the site. In accordance with The Wildlife and Countryside Act 1981 (as amended) and The Conservation of Habitats and Species Regulations 2010; the NPPF and policies 5.3 and 7.19 of the London Plan 2015 and 1.1(e) of Ealing's adopted Development (or Core) Strategy 2012.

63. Prior to Commencement of Development on site, a detailed Bird Hazard Management Plan shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority. Any trees, plants, shrubs or other vegetation to be planted or grown on the site shall so far as practicable be selected from species and planted and grown and maintained in such a manner as shall minimise the attraction hereof to birds.

Reason: To help minimise the risk of bird collision with aircraft operation associated with Heathrow Airport in the interests of human safety.

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Flood Risk and Drainage

64. Development of the Eastern Access shall not begin until the detailed design of the surface water drainage scheme for this part of the development, based on the principles set out in the FRA West Southall Eastern Access A0l2564-E V2 dated September 2008 by White Young Green, have been submitted to and approved in writing by the London Borough of Ealing as the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details and the agreed timing / phasing arrangements of the development.

Reason: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage system. In accordance with policies 5.12, 5.13 and 5.14 of the London Plan 2015, policy 1.2(m) of Ealing's adopted Development (or Core) Strategy 2012; and policy LV5.12 of Ealing's Development Management DPD.

65. Prior to the commencement of development within a relevant Part of the development, details of how foul water will be disposed of, to accord with the Site Wide Strategy, shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority prior to commencement of the relevant Part of the development and thereby be embodied within the relevant Part of the development.

Reason: To prevent pollution of the two nearby watercourses and land. In accordance with policies 5.12, 5.13 and 5.14 of the London Plan 2015, policy 1.2(m) of Ealing's adopted Development (or Core) Strategy 2012; and policy LV5.12 of Ealing's Development Management DPD.

Operational Waste

66. Prior to commencement of each Part of the development, details shall be submitted to and approved by the London Borough of Ealing as the local planning authority of refuse and recycling storage areas and management arrangements indicated in the submission (or such other alternative as may be submitted to and approved by the local London Borough of Ealing as the local planning authority) shall be completed and available for use for each Part of development prior to the first occupation of any of that Part. These facilities shall not thereafter be obstructed or used for any other purpose except with the prior permission of the local London Borough of Ealing as the local planning authority obtained through the submission of a planning application.

Reason: To ensure appropriate refuse and recycling facilities are provided and retained in the interests of the amenities of the occupiers of the proposed development and the visual and general amenities of the locality. In accordance with Policy 5.17 of the London Plan 2015; policy 1.1(e) of Ealing's adopted Development (or Core) Strategy 2012; and SPG 4: Refuse and Recycling Facilities.

Lifetime Homes Standards and Wheelchair Accessible Standards

67. All dwellings shall be designed and built to Lifetime Homes standards, with details to demonstrate compliance with the standards to be submitted to and approved in writing by the London Borough of Ealing as the local planning authority prior to commencement of development of any Part containing Residential Units. Development shall be completed in accordance with the approved details.

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Reason: To ensure inclusive access for all future residents. Policies 3.5, 3.8 and 3.9 of the London Plan 2015; policy 1.1(h) of Ealing's adopted Development (or Core Strategy 2012; and policy 7B of Ealing's Development Management DPD.

68. 10% of all residential units within the development, to include a mix of unit sizes and across each of the tenures, shall be constructed to 'wheelchair accessible' standard. Details of the units, their sizes, location and layout within each Part shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority prior commencement of the relevant Part of development. Development shall proceed in accordance with the approved details.

Reason: To ensure that suitable residential accommodation for wheelchair users is provided and retained. Policies 3.5, 3.8 and 3.9 of the London Plan 2015; policy 1.1(h) of Ealing's adopted Development (or Core Strategy 2012; and policy 7B of Ealing's Development Management DPD.

69. The hotel shall be designed and built so that 10% of the rooms are designed to be wheelchair accessible hotel rooms with details to be submitted to and approved in writing by the London Borough of Ealing as the local planning authority prior to the commencement of the relevant Part of the development. Such development shall be completed in accordance with such details.

Reason: To ensure that suitable hotel accommodation for wheelchair users is provided and Retained. Policies 3.5, 3.8 and 3.9 of the London Plan 2015; policy 1.1(h) of Ealing's adopted Development (or Core Strategy 2012; and policy 7B of Ealing's Development Management DPD.

70. Notwithstanding the details of the application hereby approved designated disabled car parking spaces shall be in accordance with the Council's adopted standard.

Reason: To ensure that suitable car parking spaces for disabled users is provided and retained.

71. Prior to the construction of the pedestrian/cycle bridge over the Yeading Brook and Grand Union Canal connecting to Springfield Road, full details and scale drawings of wheelchair access to the Springfield Road pedestrian/cycle bridge shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority. The bridge shall be completed in accordance with such approved details.

Reason: To ensure inclusive access for all future users of the bridge.

Transport

72. Full details of the Home Zones within each residential Part shall be submitted to and approved by the London Borough of Ealing as the local planning authority and shall be constructed in accordance with the approved details prior to the occupation of any residential property within the relevant part of the development.

Reason: To secure highway and pedestrian safety and traffic management.

73. Full details of traffic calming measures within each relevant Part of the development shall be submitted to and approved in writing by the London Borough of Ealing as the local

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planning authority. The approved details shall be implemented prior to the occupation of the relevant Part.

Reason: To secure highway and pedestrian safety and traffic management.

74. Full details of the location and specification of bus stops, bus priority schemes and bus stands and bus driver facilities to be provided within the site for each bus route passing through the site shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority in consultation with Transport for London prior to bus services commencing operation on the relevant bus route through the site.

Reason: To secure highway and pedestrian safety in the interests of sustainable transport.

75. Prior to the Commencement of Development of the relevant Parts adjacent to the Grand Union Canal, details shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority of the provision for short term canal side mooring. Mooring shall be provided in accordance with the details as approved.

Reason: In the interests of providing for users of the Grand Union Canal and in the interests of creating an active canal side environment.

Archaeology

76. Save for archaeological investigations, no Part of the development shall be commenced including site remediation until a programme of archaeological work and method statement has been submitted to and approved in writing by the London Borough of Ealing as the local planning authority detailing the extent of any archaeological works necessary for that Part of the site. A suitably qualified archaeologist, approved by the London Borough of Ealing as the local planning authority shall implement the programme of archaeological work in accordance with the approved programme and method statement.

Reason: To safeguard the archaeological interest of the site.

Informative: Written scheme of investigation for an archaeological evaluation, watching brief and building recording. David Drivers – Museum of London Archaeology, Museum of London: October 2011 approved reference PP/2011/4657 22.12.2011.

77. Prior to the commencement of development on the site, including demolition, site preparation works, site remediation works, formation of accesses and utility works, a programme of archaeological work and a programme of archaeological recording of the standing historic buildings, including the identification of a suitably qualified archaeologist to carry out all of the archaeological work, shall be submitted to and approved in writing by the London Borough of Ealing as Local Planning Authority. Prior to the commencement of each part of the development, details of compliance with the approved outline archaeological strategy together with a method statement shall be submitted to and approved in writing by the London Borough of Ealing as Local Planning Authority unless otherwise agreed in writing by the local planning Authority. Development of each Part of the development shall proceed in accordance with the approved details.

Reason: To safeguard the archaeological interest of the site.

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Residential Amenity

78. Prior to the commencement of development on a residential plot a full daylight and sunlight assessment shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority for that plot to assess any habitable room windows that would face north or be located at the lowest levels facing enclosed courtyards to ensure these windows would receive an acceptable level of daylight and sunlight.

Reason: In the interests of the residential living conditions of future occupiers.

79. The development will be affected by mixed transport noise at a level which falls into Category B or C noise exposure and also building services noise. Prior to the commencement of each phase of the development, other than demolition, site preparation works, site remediation or the formation of accesses, details shall be submitted to and approved by the Local Planning Authority, for mitigation works to protect sensitive rooms, gardens and balconies from external noise. The criteria to be met and the assessment method shall be that specified at Document 5.3 "Guidance for developers". The details shall also include alternative means of ventilation for noise sensitive rooms, meeting the said criteria. The works, as approved, shall be completed before occupation and thereafter permanently retained.

Reason: In the interests of the residential living conditions of future occupiers and compatibility of uses, in accordance with policies 4.1, 4.11 and 5.5 of the adopted Ealing Unitary Development Plan 'Plan for the Environment' (2004), Supplementary Planning Guidance 10 'Noise and Vibration' and policy 3A.6 of the London Plan – 22.

80. Applications for reserved matters in relation to residential accommodation, which incorporate on-plot commercial uses, shall be accompanied by full details of proposed plant systems. The details shall include proposed odour control measures, fan location, duct discharge positions and supplementary ventilation systems. Such details shall be approved and the system installed in full compliance with the approved details prior to occupation of the relevant Part and retained in good working order thereafter.

Reason: In the interests of the residential living conditions of future occupiers and compatibility of uses. In accordance with Policies 3.2 and 7.15 of the London Plan 2015; policy 1.1 (j) of Ealing's adopted Development (or Core) Strategy 2012; policy 7A of Ealing's Development Management DPD; and SPG 10: Noise and Vibration.

81. Prior to the commencement of any Part of development containing leisure, sports pavilion, conference and banqueting, hotel and education facility uses, details shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority for suitable sound limiting devices to control the output from any amplification systems. The devices shall be installed prior to first occupation of the building and operated in accordance with the approved details and retained in good working order thereafter.

Reason: In the interests of the residential living conditions of future occupiers closest to the railway line in accordance. In accordance with Policies 3.2 and 7.15 of the London Plan

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2015; policy 1.1 (j) of Ealing's adopted Development (or Core) Strategy 2012; policy 7A of Ealing's Development Management DPD; and SPG 10: Noise and Vibration.

82. Works to the green wall acoustic barrier running along the southern boundary of the application site shall not commence until details including the location, design, dimensions, materials, maintenance scheme and the acoustic qualities in reducing noise from the railway to the nearest residential properties are submitted to and approved in writing by the London Borough of Ealing as the local planning authority. The green wall acoustic barrier shall be provided in accordance with the approved details and prior to the first occupation of any of the residential units located along the southern boundary of the development. The green wall shall be maintained and retained as such.

Reason: In the interests of the residential living conditions of future occupiers closest to the railway line in accordance with policies 4 In accordance with Policies 3.2 and 7.15 of the London Plan 2015; policy 1.1 (j) of Ealing's adopted Development (or Core) Strategy 2012; policy 7A of Ealing's Development Management DPD; and SPG 10: Noise and Vibration.

Other Amenity

83. Prior to commencement of each Part of the development details of how the proposed development for that Part would not have an adverse impact on the wind environment having regard to the guidance of the Lawson Criteria shall be submitted for approval.

Reason: To ensure that an acceptable wind environment is provided throughout the development in the interests of the general amenity of site users.

84. Before any ground floor A 1, A3, A4 and AS units are first occupied; details of the design strategy for all shopping frontages shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority. Development shall proceed in accordance with the approved strategy.

Reason: To ensure the new shop frontages achieve an appropriate design.

85. Prior to commencement of development in any Part of the development a technical assessment of any potential effects of the development upon radio and/or electromagnetic signals, navigational and communication aids at Heathrow Airport shall be submitted to the London Borough of Ealing and the part of the development shall not be commenced until the subsequent approval in writing by the Council.

Reason: To ensure that there is no adverse effect on any navigational or communication equipment at Heathrow Airport.

86. Full details of proposed extract ventilation systems shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority. The details shall include proposed odour control measures, fan location and dust discharge positions. Such schemes shall be approved and installed to the London Borough of Ealing as the local planning authority's satisfaction prior to the commencement of the uses.

Reason: To safeguard the amenities of the occupiers of the residential accommodation within the development.

87. Full details of hours of operation including time of receiving deliveries or servicing of all

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commercial uses including: hotel, conference and banqueting facility; cinema; retail; office/studios; and restaurants and bars shall be submitted to and approved by the London Borough of Ealing as the local planning authority prior to commencement of such uses and thereafter the use and delivering and servicing shall be carried out in accordance with the approved details.

Reason: To safeguard the amenities of the occupiers of the residential accommodation within the development. In accordance with Policies 3.2 and 7.15 of the London Plan 2015; policy 1.1(j) of Ealing's adopted Development (or Core) Strategy 2012; and policy 7A of Ealing's Development Management DPD.

88. Full details of security arrangements in accordance with the principles of the Secure by Design Standard, including the potential to link to the London Borough of Ealing CCTV network, for each part of development shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority prior to each part being implemented.

Reason: In the interests of crime prevention throughout the site. In accordance with Policies 7.3, 7.6 and 7.13 of the London Plan 2015; policy 1.1(e) and 1.1(h) of Ealing's adopted Development (or Core) Strategy 2012; and policies LV7.3 and 7B of Ealing's Development Management DPD.

89. Prior to the commencement of each Part of development, details shall be submitted to and approved in writing by the London Borough of Ealing as the local planning authority to demonstrate that the rating noise level emitted from any proposed external plant and machinery within the development phase, as assessed under BS4142: 1997, shall be lower than the existing background noise level by at least 5 dba as measured at 3.5 metres from the nearest ground floor sensitive facade and 1 metre from upper floor noise sensitive facades, during the relevant periods of operation.

Reason: To safeguard the amenities of the occupiers of the residential accommodation within the development. In accordance with Policies 3.2 and 7.15 of the London Plan 2015; policy 1.1 (j) of Ealing's adopted Development (or Core) Strategy 2012; policy 7A of Ealing's Development Management DPD; and SPG 10: Noise and Vibration.

90. No Part of the development within the current PADHI zones shall be occupied until The Hazardous Substances Consent for the gas holder station has been revoked or varied in accordance with the Planning Hazardous Substances Act 1990, as amended, such that the Health and Safety Executive (HSE) does not advise that permission should be refused on safety grounds, and written confirmation of the necessary revocation or variation has been issued by the London Borough of Ealing as the local planning authority;

Reason: In the interests of health and safety, it is necessary to ensure that the adjoining gas infrastructure will not present a risk to safety.

91. No Part of the development within the current PADHI zones shall be occupied, until the Southall to Richmond high pressure, natural gas pipeline (HSE Ref No. 8021) to the east of the man holder has been re-routed, or strengthened along its section through the development site and for a minimum of 8m beyond the site boundary, such that the HSE does not advise that permission should be for refused on safety grounds, and written

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confirmation of the necessary re-routing or strengthening has been received by the London Borough of Ealing as the local planning authority from the pipeline operator.

Reason: In the interests of health and safety, it is necessary to ensure that the adjoining gas infrastructure will not present a risk to safety.

Informative: St James Supporting Statement dated 04/12/13, HSE correspondence dated 28/11/13, National Grid Plan 1220558-PIPE-INFO-001B, National Grid Plan 1220558- PLWD-INFO-001C, National Grid Letter dated 04/12/13 approved Ref: PP/2013/5396, 23/01/2014.

92. Notwithstanding the provisions of Classes A, B, C, D, E, F and G of Part 1 of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 1995 as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008, or any subsequent Order revoking and re- enacting the provisions of that Order with or without modification, no development within the curtilage of a dwelling house other than that which forms part of the overall development hereby approved shall be carried out without the prior permission of the London Borough of Ealing as the local planning authority, obtained through the submission of a planning application.

Reason: To prevent the overdevelopment of the sites and to safeguard the living conditions of adjoining properties and visual appearance of the buildings.

93. Prior to the commencement of development of any phase of development containing non-residential uses, details shall be submitted to and approved by the Local Planning Authority, for the composite sound reduction index, Rw, for the building envelope of the proposed development with windows and doors closed and other means of ventilation provided. The details shall demonstrate that the rating noise level at sensitive facades, as assessed under BS4142: 1997, will be lower than the existing background noise level LA90 by at least 5 dba, during the relevant period of operation. The approved insulation shall be implemented before the development is commenced and retained permanently thereafter.

Reason: In the interests of residential living conditions of properties potentially affected by noise from non-residential uses, in accordance with policies. In accordance with Policies 3.2 and 7.15 of the London Plan 2015; policy 1.1 (j) of Ealing's adopted Development (or Core) Strategy 2012; policy 7A of Ealing's Development Management DPD; and SPG 10: Noise and Vibration.

94. Prior to commencement of any phase of development containing non-residential uses, details shall be submitted to and approved in writing by the Local Planning Authority of a suitable mechanical ventilation system, to ensure doors and windows are kept closed during hot weather and the plant associated with this system will be silenced to a standard not exceeding LFNR 35 Lew5min (octaves) or LFNR 30 Leq,5min (one third octaves) measured or calculated at 1 m from the nearest facade of the nearest affected noise sensitive premises. Development shall proceed in accordance with the approved details and any specific measures shall be implemented and retained thereafter.

Reason: To ensure that noise insulation is not compromised through doors and windows being opened, in the interests of living conditions of potentially affected residential

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properties, in accordance with policies In accordance with Policies 3.2 and 7.15 of the London Plan 2015; policy 1.1 (j) of Ealing's adopted Development (or Core) Strategy 2012; policy 7A of Ealing's Development Management DPD; and SPG 10: Noise and Vibration.

95. Prior to commencement of any phase of development containing non-residential and residential uses, details shall be submitted to and approved by the Local Planning Authority, to demonstrate that the sound reduction index of the separating party floors/ceilings/walls, Rw, will achieve the following criteria with windows shut and other means of ventilation provided: The background L90,15min linear noise level in anyone third octave band from 50Hz to 160 Hz, and also the overall Linear L90 level, as previously measured inside a habitable room of the nearest affected premises with windows closed, shall not be increased when the amplified music or speech is played and the measurement is repeated at the same position, using L90 linear over any 5 minute period with the background and source operating together.

Reason: To ensure that the amplified sound does not result in detriment to residential living conditions, in accordance with policies 3.2 and 7.15 of the London Plan 2015; policy 1.1 (j) of Ealing's adopted Development (or Core) Strategy 2012; policy 7A of Ealing's Development Management DPD (2013); and SPG 10: Noise and Vibration.

96. Prior to commencement of any phase of development containing non-residential uses which include cooking facilities, details shall be submitted to and approved in writing by the Local Planning Authority, in respect of the installation, operation, and maintenance of the best practicable odour abatement equipment including an extract system, the height of the discharge, and the efflux velocity of the effluent at the point of discharge. The system, as approved, shall be completed before occupation of the relevant cafe/restaurant or leisure use unit and thereafter permanently retained and maintained.

Reason: To safeguard the amenities of the occupiers of the residential accommodation within the development in accordance with policies 3.2 and 7.15 of the London Plan 2015; policy 1.1 (j) of Ealing's adopted Development (or Core) Strategy 2012; policy 7A of Ealing's Development Management DPD (2013); and SPG 10: Noise and Vibration.

Use Class Change Restriction

97. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended), the D1 and D2 uses for non-residential institutions and assembly and leisure within each Part of development shall be restricted to those uses as identified in the application description and the approved parameter plans, and no changes to those uses shall be permitted without the prior written approval of the Local Planning Authority, through the submission of a full planning application for change of use.

Reason: The proposed mix of uses within the development has been considered against the impact on surrounding occupiers and the function of and need for these uses, in accordance with Policies 1.1, 1.2 and 2.8 of the Ealing adopted Development (or Core) Strategy 2012; and Policies 4A, 6.13 and 7B of the Ealing adopted Development Management DPD 2013 and Policy SOU5 of the Ealing adopted Development Sites DPD 2013.

Public Toilets

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98. Prior to the commencement of non-residential development details shall be submitted to and approved in writing by the planning authority detailing the provision and management of accessible public toilet facilities within the commercial element of the development. Development shall proceed in accordance with the details as approved.

Reason: To ensure the adequate provision of complementary town centre facilities for users in accordance with Policies 1.1, 1.2 and 2.8 of the Ealing adopted Development (or Core) Strategy 2012; Policy 7B of the Ealing adopted Development Management DPD 2013 and Policy SOU5 of the Ealing adopted Development Sites DPD 2013. Emergency Services Communication

99. Details of the measures to be incorporated into the design of the development to enable the operation of emergency services communications equipment throughout all levels of the scheme shall be submitted to and approved by the local planning authority prior to the commencement of each Part of the development, other than demolition, site preparation works, site remediation or the formation of accesses, and the detail so approved shall be implemented in accordance with an agreed scheme prior to the occupation of that relevant Part of the development.

Reason: In the interests of community safety, in pursuance of Policies 1.1, 1.2 and 2.8 of the Ealing adopted Development (or Core) Strategy 2012; Policy 7.3 of the Ealing adopted Development Management DPD 2013 and Policy SOU5 of the Ealing adopted Development Sites DPD 2013. Dudley Road Underpass

100. Prior to the commencement of development of land to the west of and adjacent to the retained gasholder site, details of a scheme of improvement to the Dudley Road Underpass shall be submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall include, but not be limited to, measures to design out crime and to improve accessibility for all users of the underpass and detail of ongoing maintenance of the underpass. The approved scheme of works shall be completed prior to first occupation of any plot identified by the prefix CPS or the first use of the Central Park open space on the site, whichever is earlier, and the underpass shall be maintained in accordance with the approved details. Reason: In the interests of the accessibility and security of pedestrian and cyclist users of the underpass and to minimise the potential for antisocial use of the underpass, in accordance with policies 1.1, 1.2 and 2.8 of the Ealing adopted Development (or Core) Strategy 2012; Policy 7.3 of the Ealing adopted Development Management DPD 2013 and Policy SOU5 of the Ealing adopted Development Sites DPD 2013. Informatives:

1. The decision to grant planning permission has been taken having regard to the policies and proposals in the Ealing Development (Core) Strategy 2012, the Ealing Development Management Development Plan Document 2013, the London Plan 2015, the National Planning Policy Framework 2012 and to all relevant material considerations including Supplementary Planning Guidance:

National Planning Policy Framework (2012)

1. Building a Strong, Competitive Economy;

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2. Ensuring the Vitality of Town Centres 4. Promoting Sustainable Transport; 6. Delivering a wide choice of high quality homes; 7. Requiring Good Design; 8. Promoting Healthy Communities; 9. Protecting Green Belt Land 10. Meeting the Challenge of Climate Change, Flooding and Coastal Change; 11. Conserving and Enhancing the Natural Environment; Plan-Making Decision-Taking Annex 1: Implementation

London Plan 2015

2.6 Outer London: Vision and Strategy 2.7 Outer London: Outer London: Economy 2.8 Outer London: Transport 2.13 Opportunity Areas and Intensification Areas 2.14 Areas for Regeneration 2.15 Town Centres 3.1 Ensuring Equal Life Chances for All 3.2 Improving Health and Addressing Health Inequalities 3.3 Increasing Housing supply 3.4 Optimising Housing Potential 3.5 Quality and design of housing developments 3.6 Children and Young People’s Play and Informal Recreation Facilities 3.7 Large residential Developments 3.8 Housing Choice 3.9 Mixed and Balanced Communities 3.10 Definition of Affordable Housing 3.11 Affordable Housing Targets 3.12 Negotiating Affordable Housing on Individual Private Residential and Mixed Use Schemes 3.13 Affordable Housing Thresholds 3.15 Co-Ordination of Housing Development and Investment 3.16 Protection and Enhancement of Social Infrastructure 3.17 Health and Social Care Facilities 3.18 Education Facilities 3.19 Sports Facilities 4.1 Developing London’s Economy 4.3 Mixed Use Development and Offices 4.6 Support for and Enhancement of Arts, Culture, Sport and Entertainment 4.7 Retail and Town Centre Development 4.8 Supporting a Successful and Diverse Retail Sector and Related Facilities and Services 4.12 Improving Opportunities For All 5.1 Climate Change Mitigation 5.2 Minimising Carbon Dioxide Emissions 5.3 Sustainable Design and Construction 5.4A Electricity and Gas Supply 5.5 Decentralised Energy Networks 5.6 Decentralised Energy in Development Proposals 5.7 Renewable Energy 5.8 Innovative Energy Technologies

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5.9 Overheating and Cooling 5.10 Urban Greening 5.11 Green Roofs and Development Site Environs 5.12 Flood Risk Management 5.13 Sustainable Drainage 5.14 Water Quality and Wastewater Infrastructure 5.15 Water Use and Supplies 5.16 Waste Net Self Sufficiency 5.18 Construction, Excavation and Demolition Waste 5.21 Contaminated Land 5.22 Hazardous Substances and Installations 6.1 Strategic Approach 6.2 Providing Public Transport Capacity for Safeguarding Land for Transport 6.3 Assessing Effects of Development on Transport Capacity 6.5 Funding Crossrail and other Strategically Important Transport Infrastructure 6.7 Better Streets and Surface Transport 6.9 Cycling 6.10 Walking 6.11 Smoothing Traffic Flow and Tackling Congestion 6.12 Road Network Capacity 6.13 Parking 7.1 Lifetime Neighbourhoods 7.2 An Inclusive Environment 7.3 Designing Out Crime 7.4 Local Character 7.5 Public Realm 7.6 Architecture 7.7 Location and Design of Tall and Large Buildings 7.13 Safety, Security and Resilience to Emergency 7.14 Improving Air Quality 7.15 Reducing and managing Noise, Improving and Enhancing the acoustic environment and promoting appropriate Soundscapes 7.17 Metropolitan Open Land 7.18 Protecting Open Space and Addressing Deficiency 7.19 Biodiversity and Access to Nature 7.21 Trees and Woodlands 7.24 Blue Ribbon Network 7.25 Increasing the Use of the Blue Ribbon Network for passengers and tourism

Implementation Monitoring and Review 8.1 Implementation 8.2 Planning Obligations 8.3 Community Infrastructure Levy

Annex

29. Southall Opportunity Area Planning Framework

Mayor of London Supplementary Planning Guidance

Housing (November 2012) Use of planning obligations in the funding of Crossrail and the Mayoral CIL (April 2013) Sustainable Design & Construction (April 2014) Draft Social Infrastructure (May 2014) The Control of Dust and Emissions during Construction and Demolition (July 2014)

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Accessible London: Achieving an Inclusive Environment (October 2014) Housing Standards Policy Transition Statement : Implementation (October 2015)

Ealing Development (Core) Strategy 2012

Chapter 1 - Vision for Ealing 2026 1.1 Spatial Vision for Ealing (a), (b), (c), (d), (e), (f), (g), (h), (i), (j), (k) 1.2 Delivery of the Vision for Ealing 2026 (a), (c), (d), (e), (f), (h), (i), (k), (m)

Chapter 2 - Development in the Uxbridge Road/ Crossrail Corridor 2.1 Realising the Potential of the Uxbridge Road/Crossrail Corridor (a), (b), (c), (d) 2.8 Revitalise Southall Town Centre 2.10 Residential Neighbourhoods

Chapter 5 – Protecting and enhancing Ealing’s Green and Open Spaces 5.3 Protect & Enhance Green Corridors (a) 5.4 Protect the Natural Environment – Biodiversity and Geodiversity (a), (c) 5.5 Promoting Parks, Local Green Space and Addressing Deficiency (b) 5.6 Outdoor Sports and Active Recreation

Chapter 6 – Ensuring Sustainable Delivery 6.1 Physical Infrastructure 6.2 Social Infrastructure 6.3 Green Infrastructure 6.4 Planning Obligations and Legal Agreements

Development Management Development Plan Document 2013

Ealing Local Variation to London Plan Policy 2.18 Green Infrastructure: The Network of Open and Green Spaces Ealing Local Variation to London Plan Policy 3.4 Optimising Housing Potential Ealing Local Variation to London Plan Policy 3.5 Quality and Design of Housing Developments Ealing Local Policy - 3A Affordable Housing Ealing Local Policy 4A – Employment Uses Ealing Local Variation to London Plan Policy 4.5 London’s Visitor Infrastructure Ealing Local Policy 4B Retail Ealing Local Variation to London Plan Policy 5.2 Minimising Carbon Dioxide Emissions Ealing Local Variation to London Plan Policy 5.10 Urban Greening Ealing Local Variation to London Plan Policy 5.12 Flood Risk Management Ealing Local Variation to London Plan Policy 5.21 Contaminated Land Ealing Local Variation to London Plan Policy 6.13 Parking Ealing Local Policy 7A Amenity Ealing Local Variation to London Plan Policy 7.3 Designing Out Crime Ealing Local Variation to London Plan Policy 7.4 Local Character Ealing Local Policy 7B Design Amenity Ealing Local Variation to London Plan Policy 7.7 Location and Design of Tall and Large Buildings Ealing Local Policy - 7D Open Space EA Ealing Local Policy Presumption in Favour of Sustainable Development

Development Sites Development Plan Document 2013

SOU5 Southall West

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Ealing Informal Planning Documents/Guidance

SPG 3: Air Quality SPG 4: Refuse and Recycling SPG 9: Trees SPD9: Legal Agreements, Planning Obligations and Planning Gain

In reaching this decision, specific consideration was given to whether the subject site is satisfactory for the proposed development, given its location, the impact on the amenities of occupiers of neighbouring residential properties and the character and appearance of the local area. All other considerations include affordable housing, housing mix, internal and external design matters, air quality, noise, sustainability, transport, community infrastructure levy and Section 106 planning obligations. Consideration was also given to consultation comments and relevant policies. It is considered, given the location together with the nature of the proposed use and form of development, that planning permission could reasonably be granted in this case. It is not considered that there are any other material considerations, which would warrant a refusal of the application.

2. Demolition and construction works, audible beyond the boundary of the site shall only be carried on between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays and at no other times, including Sundays and Bank Holidays. No bonfires shall be lit on site. BPM & mitigation measures can be found in the following guidance: i. 'Guidance on the Assessment of dust from demolition and construction', IAQM, February 2014 ii. 'The control of dust and emissions from Construction and Demolition' Draft SPG, GLA,2013 i. BS 5228-1:2009 - Code of practice for noise & vibration control on construction & open sites-Part 1: Noise

3. Prior to the commencement of any site works, all sensitive properties surrounding the site boundary shall be notified in writing of the nature and duration of works to be undertaken, and the name and address of a responsible person, to whom an enquiry/complaint should be directed. A minimum written period of 1 month would be required.

4. Dust mitigation and control of exhaust emissions from construction vehicles should comply with the Mayor’s (GLA and London Councils) ‘Best Practice Guidance’ to control dust and emissions from construction.

5. The developer will be liable for the cost of any repairs to damage to the footway directly resulting from the construction work. It is recommended that a footway/carriage way condition survey is carried out prior to the start of construction work, in conjunction with the Highways Section.

6. To assist applicants in a positive manner, the Local Planning Authority has produced policies and written guidance, and offers and encourages a comprehensive pre-application advice service, all of which is available on the Council's website and outlined in a 24 hours automated telephone system. The scheme complied with policy and guidance. The Local Planning Authority delivered the decision proactively in accordance with requirements of the National Planning Policy Framework.

7. Ground Investigation: a) Reference should be made at all stages to appropriate current guidance and codes of practice this would include:

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 The report of the findings must include: A timetable of works and site management procedures. (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to: • human health, • property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, • adjoining land, • groundwater and surface waters, • ecological systems, • archaeological sites and ancient monuments  Model Procedures for the Management of Land Contamination, CLR 11, Environment Agency, 2004  Updated technical background to the CLEA model, Science Report: SC050021/SR3, Environment Agency, 2009  LQM/CIEH Generic Assessment criteria for Human Health Risk Assessment (2nd Edition), 2009  BS10175:2011 Investigation of potentially contaminated sites – Code of Practice  Secondary Model Procedure for the Development of Appropriate Soil Sampling Strategies for Land Contamination; Environment Agency, 2001  Verification of Remediation of Land Contamination’, Report: SC030114/R1, Environment Agency, 2010  National Planning Policy Framework (Paragraph 109, 120, 121);  Guidance for the safe development of housing on land affected by contamination, NHBC & Environment Agency, 2008 b) Clear site maps should be included in the reports showing previous and future layouts of the site, potential sources of contamination, the locations of all sampling points, the pattern of contamination on site, and to illustrate the remediation strategy. c) All raw data should be provided in a form that can be easily audited and assessed by the council.(e.g. trial pit logs and complete laboratory analysis reports) d) on-site monitoring for ground gases with any relevant laboratory gas analysis; 'Good practice on the testing and verification of protection systems for buildings against hazardous ground gases, (C735), CIRIA, August 2014 e) Details as to reasoning, how conclusions were arrived at and an explanation of the decisions made must be included. (e.g. the reasons for the choice of sampling locations and depths).

8. Noise: a) SPG10 requires that acoustic measurements are carried out and that precise calculations are made for the building envelope insulation. In calculating the minimum sound reductions the following is required:  A precise sound insulation calculation under the method given at BS EN12354-3: 2000, for the various building envelopes, using the worst case one hour data (octave band linear noise spectra from 63 Hz - 4k Hz) by night and day, to arrive at the minimum sound reductions necessary to meet the SPG10 internal data.  Approved laboratory sound insulation test certificates for the chosen windows, including frames and seals and also for ventilators, in accordance with BS EN ISO

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140-3: 1995 & BS EN ISO 10140-2:2010, to verify the minimum sound reductions calculated.  Compliance with the internal and external criteria set at SPG10

9. Ground Water discharge - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.

10. A ground water risk management permit from Thames Water will be required for discharging ground water into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 020 3577 9483 or by emailing [email protected]. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality.

11. Legal changes under the Water Industry (Scheme for the adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water’s ownership. Should your proposed building work fall within 3 metres of these pipes we recommend that you contact Thames Water to discuss their status in more detail and to determine if a building over/near to agreement is required. You can contact Thames Water on 0800 009 3921 or for more information please visit the Thames Water website at www.thameswater.co.uk

12. The developer is advised that should any external plant be installed the rating noise level emitted from the proposed external plant and machinery at the proposed development, as assessed under BS4142: 1997, shall be lower than the existing background noise level by at least 5 dBA as measured at 3.5 m from the nearest ground floor sensitive facade and 1m from upper floor noise sensitive facades, during the relevant periods of operation.

13. Under the terms of the Water Resources Act 1991, and the Thames Region Land Drainage Byelaws 1981, the prior written consent of the Environment Agency is required for any proposed works or structures, in, under, over or within 8 metres of the top of the bank of the Yeading Brook, designated a 'main river.

14. Under the terms of the Land Drainage Act 1991, the prior written consent of the Environment Agency is required for proposed works or structures which will affect the flow of the, designated an 'ordinary watercourse'.

15. The Sustainability Report has highlighted the need to adopt water efficiency measures. This is welcomed as the Thames Region (which includes all the London Borough's) has been identified as an area of 'serious water stress under our published document 'identifying Areas of Water Stress'.

16. All landscaping areas (including private gardens) should be planted with drought tolerant plants, trees and grasses to minimise water requirements.

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17. When submitting Reserved Matters approval for landscaping for each Part of the Development the following details, shall if necessary, be submitted:

• The position and spread of all existing trees, shrubs and hedges to be retained and trees to be removed • New tree and shrub planting including species, and planting densities • Existing contours and proposed finished ground levels or contours such as earth Mounding • Areas of hard landscape works including paving and details, including samples, of proposed materials • Details of street furniture • Proposed and existing utilities apparatus above and below ground level • Where relevant, details of relevant sections of the canal-side walk and associated plaza, including hard and soft landscaping, seating and lighting for a particular Part • Details of how the proposed landscaping scheme will contribute to wildlife habitat (ranging from ground cover to mature tree canopy). • A programme of the implementation and management of the landscape works for a period of 5 years from the date of planting • lighting

18. Prior to the commencement of details of the design of works to be undertaken within the vicinity of the railway, the applicant is recommended to contact Network Rail to ensure their proposals satisfy the requirements of Network Rail, in particular:

a) Drainage - additional and increased flows of surface water should not be discharged into Network Rail land culverts or drains. b) Safety - No work should be undertaken that may endanger the safe operation of the railway or Network Rail's structures and adjoining land The demolition of buildings or other structures must be carried out in accordance with an agreed method statement. c) Ground levels - Network Rail need to be consulted on any alterations to ground levels, with no excavations near railway embankments, retaining walls or bridges. d) Support - Proposals should not cause surcharging of cutting slopes or retaining walls. Network Rail can accept no liability to maintain support to adjoining land other than for its existing use. e) Site layout - it is recommended all buildings be sited at least 2 metres from the boundary fence to allow construction and any future maintenance work be carried out without involving entry to Network Rail's infrastructure. Where trees exist on Network Rail land the design of the foundations close to the boundary must take into account the effects of root penetration in accordance with the Building Research Establishment's Guidelines. f) Environmental issues - Design and siting of buildings should take into account the possible effects of noise and vibration and the generation of airborne dust resulting from the operation of the railway. g) Lighting - Any external lighting may conflict with Network Rail's signalling system. You will be required to obtain Network Rail's approval of the detailed lighting proposals.

19. Roof water down pipes should be connected to the drainage system either directly, or by means of back inlet gullies provided with sealing plates and drainage from covered car parking floors should pass through an approved oil separator before connecting to the surface water system.

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20. The development of this site is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. This design should be in accordance with the appropriate English Heritage guidelines. 21. Prior to commencement of development of construction and demolition works, details of noise/vibration and dust mitigation measures shall be submitted to the Environmental Health section for approval.

22. Any stone crushing plant proposed on site during the demolition process may require authorisation under the Environmental Protection Act (Prescribed Processes and Substances) Regulations 1991, SI 472. Contact the lBE Environmental Health Section on 20088258111.

23. Any property operating as a cafe or restaurant or handling food may be required to register with the Council as a food business and to comply with the requirements of the Food Safety (General Food Hygiene) Regulations 1995 and the Food Safety Act 1990. For further details contact Environmental Health and Trading Standards on 0208 825 6666. 24. The commercial units may be required to comply with the Health and Safety at Work Etc Act 1974 (Staff Amenities, Sanitary Accommodation, and Ventilation). For further details contact Environmental Health and Trading Standards on 0208825 6666 or Health and Safety Executive on Tel 08453450055 or www.hse.gov.uk 25. When considering the timing of the carrying of the Part or Parts of the Development pursuant to Condition 10 the LPA shall take account of the indicative timeframes set out in the Transport Assessment and the Environmental Impact Assessment. 26. The applicant/developer should refer to the current “Code of Practice for Works affecting the Canal & River Trust” to ensure that any necessary consents are obtained. Please visit https://canalrivertrust.org.uk/business-and-trade/undertaking-works-on-our-property-and-our- code-of-practice. 27. The applicant is advised that surface water discharge to the waterway will require prior consent from the Canal & River Trust. Please contact Claire McLean, Area Planner - London from the Canal & River Trust on 0203 204 4409 or at [email protected] 28. The applicant/developer is advised that any oversail, encroachment or access to the waterway requires written consent from the Canal & River Trust. Please contact Claire McLean, Area Planner - London from the Canal & River Trust on 0203 204 4409 or at [email protected]

29. The improvement works required for condition 21 to the South Road / A4020 Uxbridge Road signalised junction as shown on South Road/Uxbridge Road improvement option drawings: SK-SR1; SK-SR2 and SK-SR3 were completed in April 2015.

Site Description:

The Site is approximately 44.7ha in size. The main part of the Site is located within the London Borough of Ealing. The Grand Union Canal (Paddington Branch) however, marks the boundary with the London Borough of Hillingdon (LBH) which encompasses land to the west of the Main Site that will be required for the construction of access links to the Site (both vehicular and pedestrian).

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The Site comprises a generally triangular parcel of land and is characterised by extensive areas of hard standing that comprise concrete or loose chippings. The majority of the Site is leased by Purple Parking Ltd and has been used commercially for over 20 years for vehicle storage and long stay, off-site vehicle parking for Heathrow Airport. Two warehouse buildings are located along the northern boundary, near the Beaconsfield Road/Trinity Road junction. These are in miscellaneous employment use, including storage and vehicle servicing.

The Site is generally level at approximately 32m above ordnance datum (AOD). A derelict recreational area and other incidental open land lie towards the eastern edge of the Site. These areas are associated with the former gas and chemical works. The derelict recreational area has lain unused for more than 20 years and is largely overgrown with shrubs.

The wider urban area around the Site comprises mainly residential, retail and employment uses. The Site is bound to the south by the London Paddington to Bristol railway line, to the north by houses fronting Beaconsfield Road (and adjoining roads) to the east by South Road and The Crescent and to the west by the Grand Union Canal and Minet Country Park. The M4 motorway is generally parallel to the railway line to the south with Junction 3 (the A213 intersection), approximately 1.2km to the south west of the Site. At its closest point, the A312 Hayes Bypass is approximately 230m to the west of the Site, beyond the Minet Country Park.

The Site is bounded to the south by the Great Western Railway Line which is the main line from London Paddington to Cardiff.

The Proposal:

The planning application is a Section 73 application for minor amendment to vary condition 3 to amend the outline scheme drawings pertaining to the 2010 masterplan in respect of outline approval for demolition of 22 houses; the remediation of the land and the redevelopment of the site to deliver a large mixed use development including residential, non-food retail, food retail, restaurants, bars and cafes, hotel, conference and banqueting, cinema, health care facilities, education facilities, office/studio units, car park, sports pavilion, an energy centre, multi-storey car park and associated car and cycle parking, landscaping, public realm, open space and children's play space.

Full application: new access roads from the Hayes-By-Pass and Southall town centre to the application site for vehicle, cycle and pedestrian access, including drainage and a flood relief pond. Widening of South Road across the railway line, for the creation of a bus lane and three new accesses onto Beaconsfield road. Two bridges over the Grand Union Canal and Yeading Brook to provide pedestrian and cycle access to the Minet Country Park and Springfield Road application reference P/2008/3981-S dated 29 September 2010.

The quantum of development remains the same as the original scheme with the exception that the proposed development now includes a police facility and public toilets. In summary the proposed amendments to the scheme are: (1) re-distribution of public realm; (2) re- configuration of the internal street network; (3) re-positioning of the Civic Square; (4) relocating the primary school; (5) improvements to the canal side; (6) re-configuration of buildings around the retained land; (7) alignment of western entrance on the gasworks site; (8) provision of a commercial access.

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Relevant Planning History:

Reference no Date Details Status P/2008/3981 29 Outline Application for demolition of 22 Approved September houses; the remediation of the land and subject to 2010 redevelopment of the site to deliver a large mixed use development including residential, S.106 non-food retail, food retail, restaurants, bars agreement and cafes, hotel, conference and banqueting, cinema, health care facilities, education facilities, office/studio units, sports pavilion, an energy centre, multi-storey car park and associated car and cycle parking, landscaping, public realm, open space and children's playspace. Full application: New access roads from Hayes by-pass and Southall Town Centre to the application site for vehicle, cycle and pedestrian access, including drainage and a flood relief pond. Widening of South Road across the railway line, for the creation of a bus lane and three new accesses onto Beaconsfield Road. Two bridges over the Grand Union Canal and Yeading Brook to provide pedestrian and cycle access to the Minet Country Park and Springfield Road.

PP/2015/1376 21 July Dismantling of the MAN gas holder and Approved. 2015 subsequent installation of 2 No. temporary telecommunication masts (30 metres high) and a permanent single telecommunication mast (45 metres high).

PP/2014/4729 15 July Details of strategy and method of working for Approved 2015 each phase of ground remediation pursuant to condition 36 of planning permission Ref P/2008/3981 dated 29/09/10. P/2011/4649 25 March Details of site wide construction management Approved 2014 plan pursuant to condition 12 of planning permission Ref P/2008/3981 dated 29/09/10. P/2011/4654 21 March Details of ecological surveys pertaining to Approved 2014 phases 1a and 1b pursuant to condition 63 of planning permission Ref P/2008/3981 dated 29/09/10. Partial discharge. PP/2013/5396 23 January Details pertaining to Southall to Richmond Approved 2014 high pressure gas main pursuant to condition 92 of planning permission Ref P/2008/3981

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dated 29/09/10.

P/2013/4998 10 Application for a non-material amendment of Approved December planning permission Ref: P/2008/3981 dated 2013 29/09/2010 varied by planning permission Ref: PP/2013/4243 dated 25/11/2013. Amendment seeks to rectify incorrect drawings references to conditions 3, 18, 19, 20, 25, 27 and 28.

PP/2013/4243 20 Certificate of lawful proposed development for Approved November the demolition of all existing buildings and 2013 structures within the red line application boundary of planning permission ref: P/2008/3981-S as is necessary to implement the development approved by the same planning permission. P/2011/4657 22 Details of programme of Archaeological Work Approved December and method statement pursuant to condition 2011 77 of planning permission ref P/2008/3981 dated 29/9/10. P/2011/4660 22 Details of programme of Archaeological Work Approved December and Archaeological Recording and method 2011 statement pursuant to condition 78 of planning permission ref P/2008/3981 dated 29/9/10.

Consultation:

Neighbour Notification:

The application has been advertised as a major planning application; affecting an area of wider interest and as one that has been accompanied by an Environmental Statement. Site notices displayed on Beaconsfield Road, Grange Road, Lewis Road, Hanson Gardens, Randolph Road, The Crescent, The Straight, South Road, Spencer Street, Dudley Road, Queens Road, Johnson Street, Brent Road, Pump Lane on 18 September 2015 (expired on 9 October 2015). Press notice also published on 18 September 2015 (expired on 9 October 2015). Letters sent to Southall Broadway and Southall Green ward councillors.

No written representations have been received.

External

Letters sent to Southall Chamber of Commerce, Southall History Society, Save Our Southall, Civil Aviation Authority, London Ambulance Service, (NHS Trust), Health & Safety Executive, Veolia Water Company, Affinity Water Company, Thames Water, Health & Safety Area Executive, Network Rail, Canal Rivers Trust, Highways England Company Ltd, London Borough of Hillingdon, London Borough of Hounslow, Havelock Estate Residents Association, Toplock Residents Association, Ealing and Southall MP Virendra Sharma MP, Greater London Authority, National Planning Casework Unit, Transport for London, National

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Air Traffic Services, Historic England (Archaeology), Historic England, Environment Agency, Crossrail Limited, National Grid Plant Protection, London Fire & Emergency Planning and Metropolitan Police Service.

Ten written representations received.

Written representation Case Officers response

Thames Water:

The application does not affect Thames Noted Water as regards waste and therefore has no comments to make. As regards, water supply the application area is covered by Affinity Water Company.

Network Rail:

Proposed surface water drainage and flood Noted. All relevant matters are covered by risk management scheme through SUDs suitable planning conditions and considered sufficient to mitigate any informatives. increased surface water risk to network Rail’s property.

No objections subject to ensuring the safe operation of the railway and the protection of Network Rail’s adjoining land. To include consultation with Network Rail before any building works commence on site. The list of possible items that would require consultation and further details include fencing, drainage, access to railway, site layout, piling, excavations/earthworks, foundations, ground disturbance, signalling, environmental issues, landscaping, plant, scaffolding and cranes, lighting and safety barrier.

Southall History Society: Noted.

No objections

Highways England: Noted

No objections

Crossrail: Noted

The implications of the Crossrail proposals for the application have been considered and Crossrail Limited does not wish to make any

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comments on the application as submitted.

Historic England (Heritage): Noted

Does not consider that it is necessary for the application to be notified to Historic England.

Historic England (Archaeology): Noted

The proposed amendments do not raise any new archaeological issues.

Environment Agency: Noted. Relevant planning conditions relating to contamination and ground water remain No objections on any new planning permission.

Canals River Trust:

CRT notes that several amendments have Noted improved the overall scheme such as the relocation of the parkland.

Nonetheless, concern is expressed about the Dealt with in the main report retail hub moving closer to the station because it removes some of the activity that would have spilled over onto the canalside. CRT is pleased to see the associated canalside open space/event space which would still draw people to the canal.

CRT does not support the realignment of the Dealt with in the main report main access road from the road bridge. Believing that it presents a risk of vehicles accessing and damaging the towpath, canal and associated infrastructure; would create dead space between the road and the canal.

The tertiary street should only be accessed by cyclists and pedestrians and to allow Dealt with in the main report emergency access for fire/medical vehicles and CRT maintenance. Unlimited access would add further pressure to CRT maintenance and costs. Dealt with in the main report CRT considers that the proposed amendments would be contrary to policies

7.1B, 7.1D, 7.3A and C, 7.5B, 7.27B and 7.30A of the London Plan (2015); policies 1.1(h), 1.2(g), 5.3(a) of the Ealing Development Strategy (2012) and 7B, A (g), 7C, 7D (B) of the Ealing Development Management DPD (2013) as well as paragraphs 17 and 109 of the National

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Planning Policy Framework (2012).

Also requests that should planning There are already conditions requiring the permission be granted that a planning submission of further details of the public condition specific to the landscape details of realm and landscaping for the site included the canalside should be added to include and a specific one for the canal-side is not consultation with CRT and for 3 additional seen as necessary. The 3 Informatives have informatives be added to the decision notice. been added.

Transport for London:

The transport assessment confirms that as Noted the quantum of development and the level of car parking is not changing, the trip generation and modal split figures from the original application still apply. TfL accepts the approach and advises that it is consistent with other modelling work in the area. The study area for the development impact is the same as the original application and this is also considered to be acceptable by TfL. A background growth factor of 0.8% per annum has been applied up to 2014 and this is considered by TfL to ensure a robust assessment. The application does not require any new capacity analysis of the study network because the proposed revisions will not generate any additional vehicle traffic above the approved scheme.

TfL also confirms that there will be no new requirement for a review of the impact on other modes of transport. Noted TfL notes that a separate approval is required for the design of the new access junctions and a number of model scenarios will be required to ensure a similar approach is taken with its own proposals for the area such as the Hayes town centre improvements. Detailed design work on the new accesses is ongoing in liaison with the highway authorities and TfL. The new western vehicle entrance from Pump Lane off the A312 Hayes bypass requires 2 bridges and these have been approved. TfL has reached agreement with the applicant/developer for TfL to adopt the new highway structures. This could also include the provision of a segregated cycle lane. The new eastern vehicle access from South Road has also been approved and would

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include a shared pedestrian and cycle route. The current S.73 application will not affect the approved western and eastern accesses.

TfL notes that the parameter plans indicate potential bus routes through the site and would rather they be labelled as routes Noted. The actual delivery of bus routes suitable for use by buses. TfL which to state within and through the application site would that there is no commitment to run bus need to be negotiated with and agreed services along all the routes shown in between the applicant/developer and TfL. particular along The Straight. TfL supports The applicant/developer has revised the the intention to provide a bus route through relevant parameter plan accordingly. the heart of the site along the Primary Road which will concentrate all bus services onto a single corridor thereby enabling all residents to be within 400 metres of a high frequency bus service. Further details of the bus, taxi cycle and pedestrian routes would need to be worked out in liaison with TfL.

The revised servicing route along The Straight to provide a direct route alongside Noted and agreed. Car parking and cycle the rail tracks to the commercial core is parking details are required to be formally supported. The plan to provide physical submitted under condition 9. traffic management measures to slow traffic and to discourage the use of The Straight for through traffic is especially supported. TfL would wish to be further engaged during the detailed design work for the internal street network to ensure that the risk of encouraging rat running through the site is minimised. TfL would encourage the applicant/developer to further look at measures to encourage a reduction in car parking below the maximum level approved within areas of the site with good public transport access and within the commercial area. Cycle parking would need to meet current London Plan standards.

Greater London Authority:

The principle of development is strongly Noted and welcomed supported.

There are however, a number of minor issues raised, which the GLA considers The applicant has responded to the GLA consequently mean that the application does Stage 1 report and provided further not accord with London Plan Policy. These clarification on the matters raised. These issues are Affordable Housing (the Council is are: encouraged to pursue a higher proportion of larger affordable units than the indicative Housing Mix housing mix currently proposes); require that

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conditions are added to the permission As described in Appendix C of the Design secure the quantum and details of playspace and Access Statement (DAS) the housing provision; the urban design guidance should mix is an illustrative mix. be secured by planning condition with the residential compliance schedule; inclusive In accordance with Condition 8 of planning design matters should be secured by permission PP/2008-3981s prior to the planning condition; the eastern gateway commencement of development St James design should be more inclusive in its design will, in consultation with the London Borough and the applicant/developer should address of Ealing, seek approval of a site wide this issue; further revisions and information strategy in accordance with criterion a) of are required before the proposals can be Condition 8, which states: considered acceptable and the carbon savings verified; the applicant/developer “a) housing to cover mix, tenure, should respond and hold further discussions density and phasing of affordable housing on issues raised by TfL in relation to access delivery.” and site layout, bus routes and infrastructure; cycle and pedestrian routes, servicing route, As stated the strategy will be agreed with the car parking and signage and wayfinding. TfL London Borough of Ealing prior to the as a signatory to the Section 106 agreement commencement of development as required would welcome the opportunity for further under the extant planning permission. The dialogue on the issues raised. GLA’s guidance on the delivery of larger size homes is noted and the Council will negotiate the mix based on current local housing needs.

Children’s Playspace and Amenity Space

There is a condition (No. 55) that requires the submission of “details of playspace area calculations and the layout and equipment to be provided.”

As such, both the applicant/developer and your officers consider that an additional condition is unnecessary.

Inclusive design matters

Condition 16 requires the submission of an urban design statement to accompany each reserved matters application will ensure full control of these matters. The eastern gateway access is approved and the subject application makes no changes to such matters. An additional condition is considered to be unnecessary.

Energy

Condition 50 requires the formal submission of a detailed energy strategy and officers will negotiate based on current policy requirements and ensure best practice is used for design evolution and delivery.

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Transport and TfL matters

Are addressed above as within TfL section

NATS:

The proposed development has been Noted examined from a technical safeguarding aspect and does not conflict with our safeguarding criteria. Accordingly, NATS (En Route) Public Limited Company ("NERL") has no safeguarding objection to the proposal.

Middlesex Branch of the Inland Waterways Association: generally supportive of the proposed development of the Southall gasworks site The proposed building heights are the same as the establishment of a new residential as those approved within the 2010 scheme. neighbourhood next to the canal will assist The proposed changes to the building plots natural surveillance. There is concern that at the canal side provide more space the proposed residential blocks of up to eight between the canal side and the buildings. storeys immediately adjacent to the There are no proposed changes to the waterside will dominate the setting of the bridges from the approved scheme. canal. The development next to the canal should be no more than six floors in height The proposed changes do not increase the with a compensatory increase in height quantum of development and therefore does elsewhere in the North and South central not require any additional Section 106 zones. Headroom (above the control weir clauses to mitigate the impact of the scheme level) for boats under the proposed road beyond that which was originally agreed with bridge and foot bridges should be in the 2010 scheme. accordance with the minimum standards required by the Canal & River Trust. If your There remain relevant conditions requiring Authority is minded to grant planning further details of soft and hard landscaping to permission this approval should be subject to be submitted to and approved by the a legal agreement requiring improvement of Council. the canal towpath for boaters, pedestrians and cyclists along the entire western boundary of the site. Facilities for boaters should include designated two day short stay visitor moorings along the section of the canal to the north of the western gateway road bridge (150 metre length of canal bank) and ¿stop and shop¿ two hour visitor moorings adjacent to Southall Mills (100 metre length of canal bank). The short term mooring site at Southall Mills should include a water point and a chemical toilet disposal facility. Both short stay visitor moorings

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should be dredged to provide adequate water depth and hard bank protection provided along with the requisite mooring rings. Between the two designated short stay mooring sites we envision that a softer canal edge could be established to encourage ecological diversity.

Internal Consultees:

Transport The proposed changes will not have any significant transport impacts. Services

Environmental The proposed changes will not have any significant impacts. Services (Refuse Team)

Regulatory The environmental impacts of the amended scheme would be the same as the Services approved scheme and the approval of details under condition 36 and the (Pollution requirement to provide further details other relevant conditions will secure best Technical practice guidance and methods for the mitigation of the potential environmental Team) impacts.

Tree Officer The proposed changes would be considered to secure landscaping improvements to the overall scheme.

The proposed changes would be considered to secure improvements to the overall Education scheme by relocating the school closer to existing residential accommodation to the Department north of the application site.

Housing Supply The proposed changes would not have any significant impacts. The agreed Team affordable housing provision of 30% of residential floorspace remains acceptable and the mix will be agreed in consultation with the Council. Reasoned Justification:

Key Issues

The proposed amendments to the masterplan (1) re-distribution of public realm; (2) re- configuration of the internal street network; (3) re-positioning of the Civic Square; (4) relocating the primary school; (5) improvements to the canal side; (6) re-configuration of buildings around the retained land; (7) alignment of western entrance on the gasworks site; (8) provision of a commercial access are assessed in terms of the principles enshrined in the approved masterplan scheme taking into account the relevant development plan policies for the area and all other material planning considerations. The main issues for consideration are:

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 Environmental Statement  Principle of amendments to the approved scheme  Re-distribution of Public realm  Re-configuration of the internal street network  Re-positioning of the Civic Square  Re-locating the primary school  Improvements to the canal side  Re-configuration of buildings around the retained land  Alignment of western entrance on the gasworks site and provision of a commercial access  Community Infrastructure Levy and Section 106

Environmental Statement

The application was accompanied by an updated environmental statement to assess the environmental impacts that may be caused by the proposed amendments. The submitted environmental statement dealt with the following issues: construction methodology and phasing; socio-economics; cultural heritage; townscape and visual effects; daylight, sunlight, overshadowing and solar glare; wind micro-climate; land contamination; water resources and flood risk; ecology and nature conservation; traffic and transportation, air quality and noise and vibration. The ES assessed any potential significant effects of the development that may arise cumulatively, when combined with, other major developments with planning permission or under construction in the local area. A total of 26 cumulative schemes (located within Ealing and Hillingdon boroughs) were identified and considered by the ES. The methodology and the scope used to write the ES has been agreed with officers and complies with best practice. The ES has been considered and its conclusions accepted as reasonable and the environmental effects and impacts properly assessed and that the impacts are generally of a negligible or minor adverse nature or bring forward positive benefits to the site and its wider surroundings and would be further mitigated by the imposition of suitable planning conditions and the Section 106 agreement.

Principle of amendments to the approved scheme

The approved 2010 masterplan was designed on behalf of the then landowners National Grid. The applicant, St James purchased the site in 2014. St James is part of the Berkeley Group of Companies who build homes across London and the South East. Over the last 19 years the applicant has developed a reputation for the delivery of the regeneration of brownfield sites, bringing forward high quality developments.

St James applies what it terms, the ethos of Place making to their developments. It is a multi-faceted approach to the planning, design and management of new places, which recognises the importance of the total environment to the long term success of a project.

In purchasing the site and reviewing the approved scheme in order to makes its own stamp on the scheme, the applicant has sought to make minor amendments to the 2010 approved masterplan to secure a framework for Place making to be genuinely delivered.

The proposed changes do not seek to alter the approved access points from the west and east; nor to increase the quantum or change the land uses of the approved development. It seeks to assist its deliverability and to improve the design quality based on the applicant’s well-deserved reputation as a high quality residential developer which is committed to the project and area for the duration of its construction and beyond. The proposed changes are designed to be a light touch, simplifying and clarifying matters that build on the merits of the

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approved scheme whilst seeking to improve its overall quality and deliverability.

The residential led mixed use redevelopment of this important sub-regional brownfield site and the principles enshrined by the 2010 approved scheme would be enhanced by the application proposal. As such it would accord with the relevant policies within the NPPF, and the development plan chiefly London Plan (2015) Policy 2.13 and the Annex, Southall Opportunity Area Planning Framework; Policies 1.1, 1.2 and 2.8 of the Ealing Development (Core) Strategy (2012) and Policy SOU5 of the Ealing Development Sites DPD (2013).

Re-distribution of Public Realm

The 2010 approved scheme as regards the public open space was generally concentrated in one location largely within the centre of the site in proximity to the retained land. The proposed amendments seek to distribute the public open space more evenly throughout the development including a Central Park linking with the civic elements of the scheme and an increase at the canal-side in order that more of the units proposed would benefit from vistas onto the public spaces and the wider community would have greater access to the spaces proposed. It would further increase natural surveillance of the newly configured public open spaces and incorporate a water course running through the larger elements of the public open space. . The proposed changes would provide qualitative improvements to the new environment to the benefit of future residents and visitors to the area. As such, they would accord with the principles of high quality design as enshrined within the NPPF and the development plan. Re-configuration of the internal street network

The applicant following a review of the 2010 masterplan concluded that the street network was convoluted. The proposed revisions are sought to enable the arrangement of a clear and legible street network to help wayfinding and create safe neighbourhoods. The revised plans propose no change to the principles of the layout, within the site, and maintains the network of primary, secondary and tertiary roads. The alignment of the internal roads have been based on the principles set out in Manual for Streets with the aim being to create appropriate routes for those accessing the uses on the site without encouraging through traffic. The stated aim is to design the site as a 20 MPH zone. The amendments would not lead to the generation of any additional traffic and the future baseline traffic flows in the area have generally reduced when compared with the consented transport assessment. The proposed changes would provide qualitative improvements to the network for the benefit of future residents and visitors to the scheme. As such, they would accord with the principles of high quality design as enshrined within the NPPF and the development plan.

Re-positioning of the Civic Square

The 2010 approved scheme positioned the Civic Square (located eastern part of the site) and the commercial hub some 8.5 minutes’ walk from South Road and Southall Station. The revised scheme seeks to improve and optimise the connectivity with South Road and Southall Station and involves moving those elements of the scheme further east reducing the walk time to 4 minutes. The closer positioning of the Civic Square with the commercial hub to Southall Town Centre and Southall Station improves accessibility and would further enhance the proposed economic benefits to the town centre.

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The proposed changes would provide qualitative improvements to the local area to the benefit of future residents, users and visitors to the area. As such, they would accord with the principles of sustainable economic development enshrined within the NPPF and the development plan.

Re-locating the primary school

The 2010 masterplan approved the location of the primary school within the centre of the site, surrounded by new buildings in close proximity to land which is retained by National Grid. In reviewing and revising the approved scheme, the applicant, in line with the principles of place making has sought to relocate the school to be closer to the well- established residential hinterland to the north of the site to ensure that it would engage more positively with existing residents and allowing earlier implementation and delivery of a key community asset.

Improvements to the canal-side

Under the approved masterplan the canal would be overlooked by private homes with no allowance for public thoroughfare. The proposed amendments to the canal-side boundary would set the buildings further away from the canal-side, to allow for a larger landscaped and active thoroughfare for pedestrians and cyclists with limited vehicular access which would benefit from natural surveillance.

The subject application proposes the Community Hub in the north-west corner of the site adjacent to the active stretch of the canal, in order to provide an increased mixed use offering to that of the 2010 approved scheme. The Commercial and Community hubs would be linked by the Central Park, improving wayfinding between the two and creating a destination at Southall Mills, a key public space at the end of the park where it meets the Grand Union Canal.

The 2010 consented scheme provides approximately 135 metres of retail frontage at the northern stretch of the canal. The proposed masterplan provides approximately 135 metres of retail frontage in addition to approximately 85 metres of food and beverage, small scale office and sports pavilion uses all focused around a new canal side destination, Southall Mills.

Together with the proposed public space, this increase in mixed uses adjacent to this stretch of the canal would animate the area in a more positive way when compared to the 2010 consented scheme. The addition of the food and beverage uses would encourage people to dwell longer in the location thereby creating a more active public space than a purely retail based offer. Furthermore, the proximity of the Primary School and Healthcare centre to Southall Mills as part of the Community Hub would increase the number and range of people throughout the day in this area to support the new uses along the canal.

Re-configuration of buildings around the retained land

The 2010 scheme had public open space, the energy centre, a residential block and the primary school positioned in proximity which left the retained land exposed and overlooked by public streets and spaces. The proposed amendments seek to provide a sense of enclosure to the retained land. As such, development blocks for residential, mixed use residential/retail and mixed use car park/retail would be positioned around the eastern, northern and western boundaries of the retained land. The southern boundary of the

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retained would still be bordered by The Straight and the railway tracks.

These changes would secure a better public realm overall for the scheme and as such would accord with relevant policies in the NPPF and the relevant policies of the development plan.

Alignment of western entrance on the gasworks site and the provision of a commercial access

The 2010 scheme had a road directly routed from off the western access bridge onto The Straight alongside the railway tracks. This arguably offered a low key sense of arrival to the site and meant that commercial vehicles would have to pass through the heart of the development. The proposed amendments would push the building blocks further east and provide two points of access into the site from the western access bridge. This y-shaped street entrance/access layout would ensure that heavy service vehicles would not be required to traverse the centre of the site. The proposed amendment would provide a much greater sense of arrival to the site once entering the site from the Western access bridge. The internal road adjoining the canal would be a shared surface and located at a higher level than the towpath with steps between: detailed conditions covering further highways details for home zones, traffic calming and the public realm would be imposed on the planning permission to further secure high quality and best practice highway design in accordance with the urban design statement that is required to be submitted at each phase of the development.

The proposed change is considered to better segregate heavy vehicles from the central part of the site to secure urban design improvements thereby providing a safer environment for pedestrians and cyclists and a higher quality sense of arrival to the site.

As such, the proposed amendments are considered to accord with the NPPF and the relevant policies of the development plan.

Section 106 Planning Obligations

The proposed changes to the scheme would not increase the quantum of development and would ensure more deliverability of this important sub-regional regeneration scheme by ensuring that development blocks can be built out more efficiently whilst ensuring the principles of high quality place making are met. As such, a variation to the original Section 106 agreement is envisaged to update land ownership details; to bind both the 2010 permission and this subject permission; provide description of revised development; use generic textual descriptions to refer to the relevant buildings and roads instead of the indicative site plan and payment of the Council’s legal and professional costs incurred in preparing the Section 106 agreement. All other matters secured under the original Section 106 agreement (financial and non-financial) remain relevant with the exception of the clauses that have already been met.

Community Infrastructure Levy

The Mayor’s Community Infrastructure Levy (CIL) was adopted on 01/04/2012 post the 2010 planning permission. This has introduced a charging system within Ealing of £35 per sqm of gross internal area (GIA) to be paid to the GLA. The application does not increase the amount of development and as such there remains no requirement to pay CIL.

Conclusion

This planning application seeks permission for the variation of condition 3 (masterplan)

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whilst maintaining the approved quantum of development. The proposed changes to the internal layout of the site are sought to ensure a higher quality development and to assist deliverability. The proposed changes secure improvements to the public realm; the canal side; better connectivity with Southall town centre; Southall station and the existing residential areas north of the site; better legibility within the site; better enclosure of the retained National Grid land; a higher quality sense of arrival from the western access and a better segregation of commercial vehicles to avoid the heart of the new area and thereby create a safer and more pedestrian friendly environment.

Overall the development proposes a high quality mixed use regeneration of this important sub-regional site whilst achieving strategic and local regeneration and spatial objectives. The objections from third parties have been reviewed and acknowledged in this report, however, these are insufficient to outweigh the recommendation for approval. It is therefore recommended that planning permission be Approved with Conditions subject to a variation of the extant Section 106 agreement.

It is therefore recommended that planning permission be granted for the application to vary condition 3 and a variation to the existing Section 106 agreement. Other planning conditions have been updated to reflect current development plan policies rather than the outdated and superseded Ealing Unitary Development Plan policies and energy conditions that reflect the updated energy strategy

Human Rights Act:

In making your decision, you should be aware of and take into account any implications that may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights.

You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with local residents’ right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is considered to be a proportionate response to the submitted application based on the considerations set out in this report.

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