DESIGN & ACCESS STATEMENT
REF: 713/ 12.05A
16.12.16
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP CONTENTS
1.0 INTRODUCTION 1.0 Introduction 5.0 Planning Considerations This Design & Access Statement has been prepared in support of Landmark Architecture Ltd’s 2.0 Site Context 5.1 Density planning application for a single storey rooftop 2.1 Site & Building 5.2 Housing Mix conversion to Manor Vale, to incorporate 7 no. fl ats. 2.2 Building Characteristics 5.3 Internal Space & Layout The purpose of this statement is to ensure that the 2.3 Neighbouring Buildings 5.4 Privacy & Overlooking development of the site is carried out in accordance 2.4 Site Access 5.5 Daylight & Sunlight with best practice approaches to urban design and 2.5 Public Transport 5.6 Car Parking Provision place making, as set out in Hounslow Council’s Local Plan and the London Plan. 5.7 Cycle Space Provision 3.0 Key Issues & Opportunities 5.8 Refuse Bin Provision The design intention is to create a rooftop conversion of the highest architectural quality, which 5.9 Refuse Access is sympathetic to the 1930’s style of the building. 5.10 Trees 4.0 Proposal This statement should be read in conjunction with 5.11 Flood Risk 4.1 Planning History Landmark Architecture Ltd Drawing Nos. 713/ 400 5.12 Sustainability - 424, all revision A. 4.2 Design Development 5.13 Amenity Space 4.3 Proposed Development 6.0 Accessibility
7.0 Conclusion
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 2 2.0 SITE CONTEXT
2.1 Site & Building
Manor Vale is located at Boston Manor Road, London TW8 9JP. It comprises of 4 no. three storey pitched roof blocks of fl ats consisting of 72 no. fl a ts, of which there are 12 one bed, 30 two bed and 30 three bed fl ats. There are 30 no. car parking spaces informally arranged along the edges of access roads and internal roads. The existing site e. has an area of 0.72 hectares and is basically level throughout. Davmor Court Manor Vale was built in the 1930’s in the Art Deco a. style. It is not a listed building and it is not located c. in a conservation area. d.
2.2 Neighbouring Buildings b.
Manor Vale’s immediate neighbours are Clitherow Court to the South, fronting Boston Manor Road, which is a 3 storey Victorian block of 4 fl ats; 103 Boston Manor Road to the North fronting Boston Manor Road, which is a 3 ½ storey 1990’s block of fl a ts built in a traditional style with brick walls and pitched tile roofs; 105 Boston Manor Road which is the end semi-detached 1950’s property to a 91-96 Manor Vale group of similar era houses; 2 storey 1970’s block of fl ats directly opposite in Boston Manor Road and Davmor Court to the South, which is a 3 storey block of 1970’s fl ats.
KEY a. Davmor Court b. 91-96 Manor Vale c. Clitherow Court d. Boston Manor Road e. Mullane House
Mullane House Boston Manor Road Clitherow Court
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 3 2.3 Building Characteristics
Built in the 1930’s, the existing buildings have Art Deco features typical of this period, which include: strong horizontal emphasis on the external elevations formed by alternating bands of brickwork and windows framed by expressed fl o or slab edges and projecting brick sill courses; horizontally proportioned fenestration with 5 bands of window panels; projecting roof eaves; curved horizontal canopies over the entrances with vertical slots of glazing; projecting entrances with stepped corner profi le detail.
2.4 Site Access
Access to the site is off Boston Manor Road and is Front View of Block B (Flats 25- 48) Front View of Block D (Flats 49- 54) a two-way vehicle access road linking to narrower internal roads following the front elevations of each block in Manor Vale, as well as serving residential accommodation to the north and south of Manor Vale.
2.5 Public Transport
Despite being located in an area with a PTAL rating of 2, Manor Vale is quite well served by public transport, as shown on the diagram opposite, with the following services being available: Bus stops immediately opposite the site in Boston Manor Road, which serve the E8 bus routes to Brentford and Charville Lane and the195 bus routes to Brentford and Ealing Broadway From Manor Vale, both Brentford and Syon Lane rail stations are less than 1 mile away, both of which have routes to Clapham Junction and Ashford/ Windsor Underground stations Boston Manor, Northfi elds and South Ealing, which are all on the Piccadilly Line, are within 1 mile of Manor Typical Entrance Core Rear View of Block A Typical Entrance Vale.
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 4 3.0 KEY ISSUES & OPPORTUNITIES
Hounslow Council will seek to maximise the supply of housing in the borough and the Local Plan 2015 - 2030 has set a target of 822 additional homes annually up to 2030. Policy SC1 also “seeks to maximise the supply of additional housing in the borough in a manner that is consistent with sustainable development principles”. One way the council will achieve this is by “supporting proposals for new development and conversions on other sites, including small sites, in the context of the presumption in favour of sustainable development”. Manor Vale is a good example of a 1930’s building in the Art Deco style. It has a pitched roof with a substantial amount of roof space. An opportunity exists to incorporate additional residential accommodation within the roof void, without signifi cantly altering the pitched roof form. The roof extension would need to be sensitively designed to maintain the character and style of the existing building. This can be achieved by using the same Art Deco ‘language’ inherent in the existing elevations. Manor Vale is located in an urban setting and has a wide variety of local services within close proximity and has good transport links nearby, including bus, rail and underground services. In accordance with the council’s Housing UDP, these facilities all make Manor Vale a suitable location for additional residential accommodation. Manor Vale currently has a good mix of housing sizes, with a high percentage of 3 bedroom family dwellings (41.5%), as set out in the Density Matrix in Section 5.1.
4.0 PROPOSAL
4.1 Planning History
Prior to this application, 3 full planning applications BUS LINKS were submitted by the applicant. BUS STOP A The fi rst planning application was submitted for E8 Brentford 9 fl ats (5 no. 3 beds and 4 no. 1 beds) which 195 Brentford was recommended for refusal and, in view of the council’s concerns, the application was withdrawn BUS STOP B on 08.05.14 [00133/AW/P1]. E8 Ealing Broadway A planning application for 9 fl ats (4 no. 3 beds, 2 195 Charville Lane no. 2 beds and 3 no. 1 beds) was then submitted
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 5 which responded to the council’s concerns for to dominate the rear elevation and may result in outlook for the fl ats (given that the size and Computer drawn swept path analysis using the previous withdrawn application and this direct overlooking onto neighbouring buildings scale of the proposed extensions on the rear software such as AutoTrack should be provided application was refused 24.10.14 [0133/AW/P2]. around the site. The windows also do not roof slope need to be reduced in size and for the proposed car parking to demonstrate An appeal against the refusal was then submitted align with the windows below and as such this scale). their real life accessibility, taking into account and subsequently dismissed 24.07.15 [APP/F5540/ appears incongruous on the rear elevation. the need for wing mirror space and position of The proposed scheme includes a roof terrace/ W/15/3005411]. The preference would be for a small number of walls. balcony for the fl ats in line with the intent of roof lights. A small dormer, the size of a single A planning application for 8 fl ats (4no. 2 beds with policy SC5. However, given the need to ensure All new residential dwellings will be restricted window which aligns with the windows below a study; 2 no. 2 beds and 2no. studio fl ats) was that any roof extensions do not dominate from applying for on-street car parking permits, may be considered acceptable, however, the then submitted which responded to the inspector`s the roof slope, it may be necessary to omit this should be secured by condition or S106 number of these should be limited so that it concerns for the previous application dismissed the proposed balconies for the scheme. The agreement. does not clutter the roof slope. Any alterations at appeal. This application was recommended for provision of no private amenity space was to the size and scale of roof extensions, may Cycle parking must also be provided in line refusal and, in view of the Council`s concerns, the accepted in the previous refused scheme, and impact on the quality of living accommodation with the London Plan, the development must application was withdrawn on 02.11.16 [0133/AW/ would likely be again if an acceptable scheme that can be provided internally. To ensure a provide 1 cycle parking space for each 1 P3]. can be developed. good quality of living accommodation can be bedroom fl at and 2 spaces for all other sized An application for pre-application advice was provided, it may be necessary to reduce the d) Traf! c and Parking units. Cycle parking must be secure, covered submitted in response to offi c ier`s concerns raised number of residential units proposed. The proposed car parking provision is too and in an accessible location (policy EC2); this in the application and a written response was should be shown on the plans and demonstrate b) Impact on Neighbours high. Car parking should be provided in line received on 10.10.16 [00133/AW/PRE1]. with the London Plan standards of less than that there is adequate room for the correct There are existing residential developments number of spaces. Prior to these applications, there are no digital one space per unit for studios and 2 bedroom around the site and any proposal for roof records of any previous planning applications fl a ts. There is also a requirement to provide for The proposed expansion to the refuse store is extensions to provide new residential units, having been made at Manor Vale. disable users and electric car charging points. considered acceptable. may result in overlooking to these neighbouring All new car parking spaces must be at least 2.4 In pre-application advice received, the following residents. It would need to be demonstrated The TRICS results and methodology are x 4.8 metres (2.7 metres wide if net to a wall, 6 comments were made: that there would be no harm to neighbouring considered acceptable however, a fi rst metres in length if parallel). reidents through direct overlooking, or loss of principles assessment has not been provided. a) Design and Townscape privacy of any proposed scheme. As s rule Two options have been presented for the front of thumb, a separating distance between elevation - option 1 extends all 3 cores and habitable room windows of between 18 and option 2 extends the central core only. Both 21m should be achieved. schemes would be fi nished in the 1930s style to match the existing cores. The proposed c) Quality of Living Accommodation roof extensions would be similar in design The Nationally Described Space Standards and appearance to the existing cores and sets out the minimum internal fl oor areas that this would be more refl ective of the original should be provided in all new devemopment. character and appearance of the residential The proposed new residential units would block. There is no preference regarding options be expected to meet these standards as a 1 and 2. minimum. Of particular note, is the need to There is concern over the number of roof lights provide a minimum fl oor to ceiling height of on the front elevation. These are considered 2.3m in at least 70% of the GIA. excessive and result in additional clutter at In the previous decision, the Inspector roof level. The number of roof lights should be highlighted that roof lights would generally reduced. provide a poor outlook and as such any future On the rear elevations, two large roof proposal cannot rely solely on roof lights to extensions are proposed, each of those would provide outlook for future units. It is suggested include two windows either side of a recessed that the proposed extensions on the front elevation are utilized to provide light and area which would provide a balcony area for First Application Photomontage Views each of the fl ats. These roof extensions appear
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 6 Based on the TRICS there will only be one rooms and bathrooms, align with and are additional vehicle movement in the AM peak smaller in width to the existing windows below. however, the proposal involves 8 car parking There are also a small number of roofl ights spaces meaning that as a worst case 8 vehicle serving entrance halls and kitchens. trips could occur in the AM peak which could b) Impact on Neighbours affect the sourrounding highway network. This should be reviewed, and amended as The closest distance separating the rear necessary, noting in particular the need to dormers of living rooms to directly facing reduce car parking numbers outlined above. neighbouring residential properties is from Block B to Manor House and this distance e) Conclusion is more than 21m, so there is no harm to The proposed front roof extension would be neighbouring residents. in keeping with the design and appearance of the residential blocks. The extension of one c) Quality of Living Accommodation or three of the cores would be considered A minimum fl oor to ceiling height of 2.3m acceptable. in at least 70% of the GIA is provided, in accordance with the Nationally Described In order to maximise the internal space and Space Standards. ensure there are satisfactory levels of daylight and outlook the front extensions should be Outlook from living rooms is provided by utilized. dormers with a cill height of not more than 800mm and the living areas have dormers on The number of roof lights should be reduced. both the front and rear elevations to provide a The rear roof extensions are considered to be dual aspect outlook. excessive in terms of size and scale. These The omission of the rear terraces was should be replaced by roof lights or smaller accepted in the previously refused application roof dormer which are the size of a small and in accordance with the pre-application window. advice, the terraces have been omitted in this The number of car parking spaces and cycle application. parking spaces should be in line with the d) Traf! c and Parking London Plan standards. Car parking provision has been reduced in this application, to accord with London Plan 4.2 Design Development standards, of less than one space per studio unit and 2 bedrooms fl ats. It is proposed In response to the pre-application advice received, KEY to provide 3 no. car parking spaces for the the scheme has been developed for this planning rooftop fl ats and 1 no. space for disabled application, to respond positively as follows: Site users. a) Design and Townscape An electric charging point has been included Leisure Facilities The front elevations contain all the decorative at one of the 3 no. car parking spaces. features which give the existing building its Industrial/ character. The design intention is to retain the Computer drawn swept path analysis has been Commerial character of these elevations through use of included in the Transport Statement prepared Buildings stair extensions in a matching 1930`s style by Bellamy Roberts, which demonstrates that along with traditional dormers serving living the proposed car parking is accessible. Residential areas and bedrooms which are smaller in width A fi rst principles assestment of the TRICS Buildings to the existing windows below, making them results and methodology has been provided in subservient to the existing building.There are the Transport Statement prepared by Bellamy Offi ce Buildings also a small number of roofl ights serving the Roberts. second bedrooms. Schools To the rear elevations, which are utilitarian in Green Public appearance, fl at roof dormers serving living Spaces
Town Centre
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 7 Cycle parking has been provided in accordance with London Plan standards of 1 no. space for 1 bedroom fl ats and 2 no. spaces for all other sized units, with a provision of 32 no. spaces, in a secure shelter, with 14 no. spaces for the proposed fl ats, as well as 18 no. spaces for the existing residents.
4.3 Proposed Development
It is proposed to provide 7 no. fl ats within the converted roof space to Blocks A, B and C, comprising of 7 no. two bedroom 4 person fl ats. The intention is to maximise the amount of residential accommodation, with a priority for two bedroom four person units, considered by the council to be family size dwellings, without creating an excessive number of additions to the roof, so that the character and appearance of the existing estate is preserved. Due to the limitations of working within an existing building footprint, the sizes of the proposed fl ats were somewhat restricted and the layout of the fl a ts and position/ size of fenestration was largely determined by the existing blocks’ pattern of fenestration.
KEY
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 8 The orientation and size of windows is also determined by the design of the existing building. The existing front elevations contain the entrances which are relatively more ornate in detail and the windows are larger serving living rooms and main bedrooms. The rear elevations have less detail and the windows are smaller in comparison to refl ect the different uses for kitchens, bathrooms and secondary bedrooms. The proposed fl ats have dual aspect living rooms and bedrooms orientated towards the courtyard. The living areas are open plan with dormers to the front and the rear elevations to provide outlook from a seated position within the living area. In addition to the dormers, there a small number of roofl ights Block A Existing South Eastern Elevation serving 2nd bedrooms, kitchens and entrance halls. The intention is to retain the existing character of the building and the proposed elevations have been detailed and set out to refl ect the Art Deco style and composition of existing windows and features such as the entrances. The principles by which the proposed elevations are set out are shown on the diagrams on Page 9.
Stair Extensions and Dormers Some of the cores have been extended to provide access to the fl ats. These have been detailed to match the Art Deco style of the existing entrances below and to retain the entrances as focal points. They are in matching render and have the same stepped profi le details. Block A Existing North Western Elevation Dormers to the front elevation have matching render window surrounds with recessed horizontal lines Materials which return around the corner and stop against The palette of new materials is minimal and consists matching tile cheeks. DESIGN PRINCIPLES KEY of white matching render to the stair extensions and dormers and matching tile cheeks to the dormers, additonal fl ats within roof space potential for existing vertical elements Fenestration which will fi t well with the existing materials. to be reinforced at roof level Conservation style roofl ights in a mid-grey colour vertical grid of existing windows to be In order to preserve the existing roof form, it is are fl ush with the roof so they are unobtrusive and followed proposed to add conservation style roofl ights for existing glazing between vertical aluminium “steel replacement” windows to dormers some rooms to provide daylight to the fl ats. The elements less distinctive, with addition and stair extensions are white in colour to match the strong horizontal lines of bands roofl ights are aligned with existing windows below of subordinate glazing between at render. of windows and brickwork to be and will be in a mid-grey colour to blend in with the roof level to reinforce vertical core replicated at roof level roof tiles. elements Elsewhere the dormers and the stair extensions will strong vertical entrance core to be have heritage style aluminuium ‘steel replacement’ extended in matching detail at roof windows. The existing windows in the stairs are level original steel and the new windows will match the appearance of the original windows and in a matching white colour.
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 9 Block A - Proposed South Eastern Elevation
Block A - Proposed North Western Elevation
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 10 5.0 PLANNING CONSIDERATIONS
5.1 Density
Based on defi nitions in the London Plan, Manor Vale is located in an ‘Urban’ setting, which is described 6( ('- +, as “areas with predominantly dense development, such as, for example, terrace houses, mansion !!" # # blocks, a mix of different uses, medium building # "# # footprints and typically buildings of two to four $ ## # # storeys, located within 800 metres walking distance #!!% # ### of a District centre or, along main arterial routes”. &'( )# # #*# +, ' - *. ". " .#.##. #. As can be seen on page 6, the area where the +, &'( ) * # site is located, has a range of uses, including +, ' - /0 . " 0 %. %0 #. industrial, commercial, educational, recreational 1, 2 3 4'( " " and residential, ranging from 2 storey terrace and &5, 2 ) "!## ## +, &5,2 ) " # semi-detached housing, to 3/ 4 storey and high rise blocks of fl ats; all within 800m walking distance of 1, 2 3 8('- 8('-3 1 1,2 3 1 ( , town centre facilities on London Road/ High Street. ('-+ : 1 , There are also main arterial routes, the M4 and A4, 6( ('- +, 6( ('- +, 6( ('- +, within close proximity of the site. Boston Manor #0*/ 0 / 0 ! #/ "# House and Park which is located less than 0.25 8 ' ( 9 ,4,' ( ' + : ('- 9 mile from Manor Vale, is described in the emerging ,,'- 0 0 *1 3 47 / / "/43 1 ## "/#1, 31 Local Plan, as a ‘Heritage Asset’ and contains historic parkland, listed buildings, sporting facilities The proposed scheme provides 7 no. two bedroom “The amenity effects of the proposal have been and open parkland and its London Plan Character 5.4 Privacy & Overlooking fl a ts. With the addition of the proposed fl ats, the assessed utilising the assessment methodologies Setting is categorised as ‘Urban’. overall mix becomes: The proposed fl ats to Blocks B and C are the set out in the BRE document ‘Site Layout Planning’ The site is located in an area with a PTAL rating of closest facing fl ats and these are 21m apart, which and the British Standard document BS8206 pt. 2. One bedroom: 15.2% 2 and is in an Urban setting. Therefore, based on complies with Hounslow Council’s UDP 2003, The results of these assessments have shown that the London Plan matrix, the allowable density range Two bedroom: 46.8% Apprendix 1 minimum distance required between none of the surrounding properties see noticeable for the site is 200 – 450 HR/ Ha. The Density Matrix Three bedroom: 38% habitable rooms facing each other. Therefore these reductions in daylight or sunlight amenity by on this page shows that the proposed density for fl a ts will not be adversely affected by overlooking reference to the BRE targets. the site is 340 HR/ Ha, which is within the desired With the addition of the 7 proposed fl ats, the and loss of privacy. Overall the impact upon the surrounding properties range. The London Plan matrix also states a greatest percentage of fl ats remains as three and is entirely in keeping with the intentions of the BRE proposed density of 55 – 145 Dwellings/ Ha. The two bedroom fl ats within Manor Vale. The closest directly facing neighbouring building is and British Standard guidance and is therefore proposed density is 107 Dwellings/ Ha which is Manor House and habitable rooms to this building are more than 21m away from the closest dormer compliant with relevant planning policy.” within the desired range of 55 – 145 Dwellings/ Ha, 5.3 Internal Space & Layout so the proposal conforms to London Plan density window to Block B. The closest wing to Manor For this application, the envelope within the roof House is less than 21m away from the same dormer requirements. The Local Plan states that London Plan space space has been reduced due to a decrease in but the windows to this wing are serving bathrooms, standards should be followed. The fl oor areas of the size and overall number of dormers and stair so there is no overlooking nuisance caused to the proposal are 68 m² for the two bedroom fl ats, extensions compared to the original application. 5.2 Housing Mix Manor House or any neighbouring buildings. which all comply with the London Plan minimum The impact on surrounding properties will therefore The Local Plan under Policy SC3, proposes the requirement of 61 m². be even less than the original application scheme. 5.5 Daylight & Sunlight following mix of new market housing in the borough: A fl oor to ceiling height of 2.3 m in at least the One bedroom: 30% 70% of the GIA is provided for all proposed fl ats, A daylight and sunlight study was prepared by in accordance with the Nationally Described Two bedroom: 40% eb7 Consultants for the original application and the Standards 2015. report concluded that: Three bedroom: 25% Four bedroom+: 5%
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 11 5.6 Car Parking Provision 5.8 Refuse Bin Provision 5.10 Trees 5.13 Amenity Space
The London Plan states that the following car Hounslow Council’s Guidance for Recycling and There are a number of existing trees on the site, all The Local Plan Chapter 5 Sustainable Mixed parking spaces should be provided: Non Recycling Provision states that the following no. at the perimeter, following the boundary. None of Communities Policy SC5, Figure SC5.2 states the of bins should be provided: the trees on site have TPO’s. However it is intended following requirements for the provision of private Less than 1 space per two bed units = Less that all of the trees will be retained. All existing trees and communal amenity space: than 8 spaces. 1 no. 1100L bin per 15 bedrooms for residual are well clear of the building and will not be affected waste (= 12 no. 1100L bins required for “Where fl atted developments are provided, a Adequate spaces for disabled users. by any construction work for the proposed rooftop existing fl ats) minimum 5 m² of private outdoor space for 1 to extension. Proposed = 3no. spaces + 1 disabled user 2 person dwellings should be achieved, with an No standards are available from the council space = 4 spaces additional 1 m² for each additional occupant. for recycled waste and this is assessed by the 5.11 Flood Risk Communal amenity space should be provided in There are 30 no. existing car parking spaces council when the application is submitted. informally arranged along the edges of internal accordance with Figure SC5.2, ensuring these Currently residual waste bins are located at the rear The site is not located in an area of fl ood risk access roads. It is proposed to add 3 spaces to spaces are well landscaped and maintained, of Block D and recycling bins are located at the rear from the River Brent and there is also a low risk of the south-west end of Block C and a disabled user protect privacy and consider personal security.” of Block B, with the following provision: fl o oding from surface water runoff. However the car parking space behind Block B. All new parallel extent of works at ground level is limited to a strip It is not proposed to provide any private amenity spaces are 6m x 2.4m in size. 8 no. 1100L bins for residual waste (plus 1 no. of hard-standing that will be required for new car space in the form of private terraces to the kept in reserve) It is proposed therefore that Space 38 to the rear parking spaces. As such it is submitted that there proposed fl ats as this compromises the layout of the of Block B will be suitable for use by people with 2 no. larger bins and 4 no. smaller bins for is no requirement to submit a fl ood risk assessment fl a ts and to minimize the impact on the appearance disabilities and the space is 6m x 3.6m. recycling with this application. of the roofscape in accordance with pre-application advice. The non-provision of private terraces was A transport study has also been prepared by The residual waste and recycling bins are collected accepted by the Inspector in the appeal. Bellamy Roberts and their report concludes that once a week. 5.12 Sustainability the assessment of the proposed traffi c generation Communal amenity space should be provided in This shows there is currently a shortfall of 3 no. demonstrated that the proposal would not result For the original application, an Energy Assessment accordance with SC5.2, as follows: residual waste bins based on the current guidance in a material impact on the surrounding highway & Sustainability Report was prepared by eb7 to document. Up to 3 HR’s - 25 m² network. It is considered that the proposal is meet BREEAM ‘Excellent’ rating. It was proposed 4 HR’s and above - 30 m² acceptable in transport planning terms and would It is proposed to make up the shortfall as well as to achieve the required 25% improvement over Part accord with the requirements of the NPFF. providing 1 no. bin for the proposed fl ats, to give L Building Regulations through use of photovoltaic the following: panels and fabric and services energy effi c iency 5.7 Cycle Space Provision 5 no. 1100L bins for residual waste measures and compliance with London Plan and emerging Local Plan policies. The report No. of recycled waste bins to be determined by The London Plan states that cycle space provision by eb7 concluded that the improvement fi gures, the council following submission of application for fl ats should be 2 spaces per 2 bed units, which achieved as a result of the measures proposed, equates to 14 no. spaces for the proposed fl ats. It is proposed to locate the additional residual waste are “considered reasonable and achievable given bins by extending the existing bin storage area the natural restriction imposed upon a conversion There is an existing roofed, open sided shelter to behind Block D. The existing recycling bins will development to an existing building – given that the the rear of Block D, which provides 18 no. cycle also be re-located to this site to reduce the noise re-use/ extension of existing buildings is seen as storage spaces on stands. generated at the rear of Block B. highly sustainable by defi nition” It is proposed to remove the existing cycle shelter For this application, the PV panels are retained and and provide a new more accessible shelter in the 5.9 Refuse Access are located on the stair extension and dormer roofs. central island in the road between Blocks B and C, Given that this application is the same in principle, as shown on Drawing 713/ 421A. The new shelter Refuse bins are transported by the resident porter will have 32 no. cycle spaces which provides an that of conversion of the roof space and the no. of to the corners of the on-street parking opposite units is now 7 instead of 9 in the original application, additional 18 no. spaces for the existing residents Block D. on collection days, ready for collection and 14 no. spaces for the proposed fl ats. the overall performance of the proposal is expected by the refuse vehicle, which reverses in to this to be equivalent to the original application scheme. area. The bins are left in a temporary holding area, which is within 9m of where the refuse vehicle parks, which therefore satisfi es the requirements of Hounslow Council’s Guidance document.
Existing Bin Refuse
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 12 To supplement the existing communal amenity space it is also proposed that redundant coal bunkers and associated footpaths are removed to increase the amount of amenity space on site. With the proposed changes to car parking arrangement, refuse storage arrangements and reinstatement of amenity space resulting from the removal of coal bunkers and footpaths the overall area of communal space excluding footpaths and storage areas amounts to 2230 m² across site. For the existing fl ats, based on the requirements in Figure SC5.2, communal amenity space should be: 12 no. 1 bed fl ats = 300 m² 30 no. 2 bed fl ats = 750 m² 30 no. 3 bed fl ats = 900 m² Total = 1950 m² Existing actual communal amenity space , as shown on site plan opposite = 2230 m² Communal amenity space available for proposed fl a ts = 2230 - 1950 = 280 m². Proposed fl ats require following communal amenity space, which is based on Figure SC5.2 : 7 no. 2 bed fl ats x 25 = 140m² Surplus = 2230 - 1950 - 140 = 140 m² These fi gures demonstrate that the required 140 m² communal amenity space can be provided within the existing communal space, as there is surplus area of 280 m² available.
Site Plan - Communal Amenity Space KEY
Amenity Space Area 2230 m2
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 13 6.0 ACCESSIBILITY 7.0 CONCLUSION
Currently, access to fl ats is via stairs in entrance Manor Vale is a good example of a 1930’s Local Plan which seeks to provide 12,330 new therefore the impact on surrounding properties will cores. These stairs will be extended to roof level to residential building in the Art Deco style. An homes between 2015 - 2030. be less than the original application. serve the proposed fl ats. As there are no lifts in the opportunity exists to incorporate additional The proposal also provides the maximum possible The proposal provides a broad mix of residential building, the extended stairs will be designed to be residential accommodation within the roof void, no. of 2 bedroom 4 person fl ats, considered by accommodation, including a high proportion suitable for ambulant disabled users. without signifi cantly altering the pitched roof form. the council to be family size dwellings, without of family size dwellings, which is well placed to The roof extension would need to be sensitively The access road falls as it leads into the site from impacting on the existing roof form and the utilise local facilities and transport links. It has designed to maintain the character and style of the Boston Manor Road to the end of Block A, where it character and appearance of the existing building. been designed to respect Art Deco features of the existing building. This can be achieved by using the levels off, such that there is a varying difference in existing building, such that its character is retained. same Art Deco ‘language’ inherent in the existing The proposed densities for the site are 340 HR/ Ha level between the access road and Block A. There The proposed fl ats do not harm the amenity of elevations for the proposed roof conversion. and 105 Dwellings/ Ha, which are within the London are steps down from the access road to Block A. existing and neighbouring residents. Overall, it Plan desired ranges of 200 – 450 HR/ Ha and 55 However each block is level with each other and Manor Vale is located in an urban setting and has a provides much needed high quality residential – 145 Dwellings/ Ha. the ground and access paths leading up to the wide variety of local services within close proximity accommodation, in support of the council’s Local entrances to each block are level, with a single step and has good transport links nearby, including A Transport Statement has been prepared to Plan. up at each entrance. It is not intended to change bus, rail and underground services. In accordance support the proposal, which concludes that the any of the existing access arrangements at ground with the council’s Housing UDP, these facilities all proposal is acceptable in transport planning terms level. make Manor Vale a suitable location for additional and the requirements of the NPPF and would not residential accommodation. Manor Vale currently result in a material impact on the surrounding has a good mix of housing sizes, with a high highway network. With regards to energy & percentage of larger family size dwellings. sustainability, as the proposal will be designed with the same sustainable energy and energy effi ciency It is proposed to provide 7 no. fl ats within converted measures and its size is less 7 units compared to roof space to Blocks A, B and C, comprising of 7 the original application with 9 units, the proposal no. two bedroom fl ats. The intention is to retain the is expected to retain its required London Plan existing character of the building and the proposed compliance levels. With regards to daylight and elevations have been detailed and set out to refl ect sunlight, the envelope within the roof space has the Art Deco style. reduced due to a decrease in the overall size The proposal seeks to maximise the amount of and number of dormers and stair extensions and residential accommodation to support the council’s
Proposed Courtyard Section
MANOR VALE, BRENTFORD, MIDDLESEX TW8 9JP 14