References: 00505/H/P19 P/2020/3099 Address: Homebase, Syon Lane, Isleworth TW7 5QE Proposal: Full planning application for the demolition of existing building and car park and erection of buildings to provide residential units, a replacement retail foodstore with additional commercial, business and service space, and a flexible community space, and ancillary plant, access, servicing and car parking, landscaping and associated works. This application has been referred to Planning Committee as major planning application that would require a legal deed if approved. Application received: 22 September 2020 1.0 SUMMARY 1.1 The application proposes the redevelopment of the Homebase site with mixed-use proposal, comprising a large supermarket and associated car parking as well as 473 homes (35% affordable). The new homes would sit above a podium containing the supermarket and car park, in a series of tall buildings that range in height from 4 to 17-storeys. There are also small community and retail spaces, as well as residential parking, landscaping and areas of new public realm. 1.2 The proposal is integrally linked with a concurrent planning application for the redevelopment of the existing nearby Tesco Osterley site with a mixed-use proposal providing up to 1,677 homes (35% affordable), commercial uses and new public spaces. Relocation of the existing Tesco supermarket to the Homebase site would enable the comprehensive development of the Tesco site and together the schemes are a major strategic regeneration opportunity for the Borough. 1.3 The mixed-use, high density proposal is consistent with objectives promoting the regeneration of the Great West Corridor Opportunity Area through optimising use of previously developed land with new, high quality buildings and public realm including new and improved footpaths and cycleways. The high density scheme optimises the use of the existing under-utilised land with new housing and commercial uses that will help to meet the strategic housing need in the borough, including affordable housing, and will promote and sustain local economic activity and employment. 1.4 The 473 homes proposed equates to 26.5% of the minimum annual housing target for Hounslow. A total of 164 affordable homes (35% of the total homes proposed) would be affordable housing, with 100% being ‘London Affordable Rent’. 1.5 The new buildings would transform the site with contemporary and bold architecture that is appropriate for the prominent location adjacent to the Great West Road. The varied materials and form of the buildings make reference to the surrounding context and has had regard to the constraints of the site. The height and massing of buildings has been moderated to reduce towards more sensitive neighbouring development. 1.6 Owing to the step change in the overall height and massing of the buildings proposed, the development will significantly change the character of the area and there are some harmful impacts to the significance of certain heritage assets through change to their setting, including some assets of the very highest significance. In respect of the significance of the harm identified to heritage assets, officers consider this is to be less than substantial harm. In such instances great weight must be given to the asset’s conservation. The government’s advice is that where a proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal. 1.7 The scale of the development and number of new dwellings also has some adverse implications for the local environment, through increased noise and disruption in the area, especially during construction and there would be some adverse effects on some neighbours in respect of daylight and sunlight, though in general environmental impacts on the surrounding area are acceptable and would be able to be mitigated if conditions and obligations were applied. 1.8 The new homes and amenity space would generally provide good quality living conditions with inclusive design, good levels of privacy and outlook, landscaping and children’s play spaces. Owing to its proximity to the Great West Road, appropriate mitigation of air and noise pollution is necessary. 1.9 Expected transport impacts are acceptable with the proposal improving conditions for walking and cycling in the area, aiding the transition to more sustainable travel, whilst the effects on the highway network from traffic and parking impacts are considered satisfactory, with the cumulative car parking numbers across the Homebase and Tesco sites being substantially reduced from the existing parking provision. The development meets requirements for cycle parking, electric vehicle parking infrastructure and Blue Badge spaces. Contributions towards improved bus services, in addition to major junction and public realm improvements, including a new pedestrian crossing across the Great West Road are proposed. 1.10 The proposed development would deliver public benefits to the economic, social and environmental well-being of the area, with these consistent with the aspirations for the Site and its designation as part of the Great West Corridor Opportunity Area in the London Plan and as a location for significant housing and employment growth and area as set out in the Hounslow Local Plan, and the emerging Great West Corridor Local Plan Review. 1.11 Overall the development complies with the Development Plan, and it would bring a range of public benefits from the significant provision of new housing, affordable housing, regeneration of the Site and enhancement of the public realm including improved conditions for walking and cycling, increased economic activity and ecological enhancements. Taking all these matters into account, the public benefits of the development outweigh the harmful impacts identified, and so approval is recommended. 1.12 The recommendation includes relevant and necessary planning conditions, as well as planning obligations, to ensure that the development is acceptable in planning terms and the environmental, and socio-economic impacts are satisfactorily mitigated 1.13 Following the Council’s decision, the application must be referred to the Mayor of London for him to determine whether he is content for the Council to determine the application, direct its refusal, or if he wishes to determine it himself. 2.0 SITE 2.1 The application site (“the Site) is an irregular but broadly rectangular shaped plot with an area of approximately 1.4 hectares. It is located at the corner of Syon Lane and the Great West Road (A4) and is positioned at the western end of the historic stretch of the Great West Road known as the ‘Golden Mile’ at Gillette Corner. The land falls around 4m from its highest point at the northwest corner of the Site to the south of the Site. 2.2 The Site is bounded by a railway to the south, with frontage to the A4 and Syon Lane to the north and west respectively. A car showroom adjoins the eastern boundary. Syon Gate Way, which gives vehicular access to service neighbouring commercial premises, extends along the south-eastern boundary, parallel to the railway. 2.3 At present the Site has a large retail DIY store (Homebase) provided within a modern industrial style building. The existing building has a floor area of 4,180sqm. The building is of metal cladding construction and has a distinctive, tall, mast like structure which gives structural support to the main building. There is car parking to the front and south-west side of the building and a fenced yard, used as an outdoor garden centre, to the rear. Overall there are 295 parking spaces. Trees and shrubs are found along the frontages of the Site with the Great West Road and Syon Lane. 2.4 Vehicular access is from Syon Lane at two points, one midway along the western boundary that serves the main Homebase car park and service yard. A second access is to the Syon Gate Way service road, at the southern end of the Site. 2.5 The A4 is part of the Transport for London Road Network (“TLRN”) and is a ‘red route’ with no stopping. A pedestrian underpass crosses the A4 at its junction with Syon Lane adjacent to the northwest corner of the Site. There are also signalled pedestrian crossings on the A4 just to the west of the Gillette corner junction and to the north east corner of the site opposite Harlequin Avenue. On Syon Lane there are two signalled pedestrian crossings, one is directly to the north of the access to Syon Lane Station and the other is to the north of the car park access to the Site. 2.6 The western side of Syon Lane and Northumberland Avenue which extends westward from Syon Lane, as well as the nearby residential streets forming the Northumberland Estate are part of the Syon Lane South Controlled Parking Zone (“CPZ”) with resident permit holder parking only on Monday-Friday between 9am to 6pm. Other areas in the localities to the north and south of the Site, the latter including the Marlborough Road CPZ are also subject to CPZ restrictions that limit on-street parking. 2.7 Syon Lane station is immediately to the southwest of the site with access from Syon Lane. This railway operates services to London Waterloo with 4 direct services an hour on weekdays. Osterley station (Piccadilly Line) is around 1.9km to the west on the A4. Various bus services are located within walking distance of the site including the H28 on Syon Lane providing a route to West Middlesex Hospital, Hounslow town centre and Cranford, and the H91 a route to Osterley Station and Hammersmith. The existing Public Transport Accessibility Level (“PTAL”) of the Site is 2 on a scale of 0- 6b, where 6b is highest., which is poor, though the southern end of the site is 3 or moderate on account of its proximity to Syon Lane Station.