MCS - Proof of Evidence of Marilyn Smith LONDON BOROUGH OF HOUNSLOW Town and Country Planning Act 1990 Local Government (Miscellaneous Provisions) Act 1976 Acquisition of Land Act 1981 LONDON BOROUGH OF HOUNSLOW (LAND SOUTH OF BRENTFORD HIGH STREET) COMPULSORY PURCHASE ORDER 2016 PROOF OF EVIDENCE IN RELATION TO PLANNING APP/NPCU/CPO/F5540/77609 Marilyn Smith MA Dip TP MRTPI Page 1 MCS - Proof of Evidence of Marilyn Smith Index 1.0 Qualifications and Experience 3 2.0 Scope of Evidence 4 3.0 Description of the Order Land and Surrounding Area and the 5 Historic Planning Framework 4.0 The Scheme and Planning Permission 11 5.0 Compliance with the Planning Framework 21 6.0 Amendments to Block D of the Scheme 34 7.0 Stopping Up Order 37 8.0 The Benefits of the Scheme 38 9.0 Objections to the Order 42 10 .0 Conclusion 54 2 MCS - Proof of Evidence of Marilyn Smith 1.0 QUALIFICATIONS AND EXPERIENCE 1.1 My name is Marilyn Smith. I am the Chief Planning Officer (Interim) at the London Borough of Hounslow. I am a member of the Royal Town Planning Institute; hold a Diploma in Town Planning and a MA in Environmental Planning. I have over 30 years’ experience in planning, having worked in policy, strategic planning and development control in England and overseas. I have worked in Development Management in London Borough of Hounslow for over 26 years. 1.2 In my 26 years at Hounslow I have worked on a number of major schemes throughout the Borough. 1.3 I first had responsibility for this land that is the subject of the London Borough of Hounslow (Land South of Brentford High Street) Compulsory Purchase Order 2017 ('Order Land') in my role as Development Control Support Manager, when I was responsible for managing Development Control across the Borough between 2009 and 2013. I have been in my substantive role as Head of Development Management and Enforcement since 2013, and am currently acting up as Chief Planning Officer for the Borough. I have had significant involvement in the major town centre regeneration project in Hounslow, a mixed use scheme that will enhance the heart of town centre with significant new public realm, multiplex cinema and 9,830 sqm of shopping and leisure uses (retail and restaurant/ café space), as well as 527 dwellings. This is from writing the planning brief in 1999 through to taking the second planning application through Planning Committee in 2015 and then being the Council’s planning witness at a Compulsory Purchase Order Inquiry in 2016 relating to the abovementioned major regeneration scheme in Hounslow town centre. This order was confirmed on 25 August 2016 and was operative from 16 December 2016. 1.4 I am aware of the regeneration of all significant sites in Brentford, and I assisted in taking the planning application for the Brentford Waterside scheme ('Scheme') underlying the compulsory purchase order that has been made in respect of the Order Land ('Order') through Planning Committee in 2014. 3 MCS - Proof of Evidence of Marilyn Smith 4 MCS - Proof of Evidence of Marilyn Smith 2.0 SCOPE OF EVIDENCE 2.1 My evidence is concerned with planning issues that are relevant to the merits of the making of the Order. I will describe the Order Land (Section 3.0) and the details of the Scheme and extant planning permission (Section 4.0). I will explain how the Scheme complies with the relevant planning framework (Section 5.0). 2.2 I will then explain the Council’s proposals for revisions to Block D of the Order Land (Section 6.0) and the details of a stopping up order relating to existing areas of public highway land within the Order Land (Section 7.0). 2.3 I will describe the benefits of the Scheme and how these will result in substantial public benefits from improvements to the social, economic and environmental well-being of the area (section 8.0). 2.4 I will then address the objections made on planning grounds (section 9.0). 2.5 Finally, in my conclusion (section 10.0) I will confirm that the purpose for which the land is being acquired fits in with the adopted planning framework for the area, and the planning context generally, and that the proposed purpose of the Order for the redevelopment and regeneration of the area will significantly contribute to the achievement of the promotion or improvement of the economic, social and environmental wellbeing of the area. 5 MCS - Proof of Evidence of Marilyn Smith 3.0 DESCRIPTION OF THE ORDER LAND AND THE SURROUNDING AREA AND THE HISTORIC PLANNING FRAMEWORK 3.1 The Order Land has an area of 4.79ha and is located within Brentford Town Centre between the High Street (London Road) and the River Brent/Grand Union Canal to the south. The Order Land and rights to be acquired are detailed in the Order (CD1/1) and associated map (CD1/2) as well as the Visual Booklet (CD3/11. It is bounded to the west by Augustus Close and by the Heidelberg Building to the east. It excludes Johnsons Island and the existing MSO boat yard which is accessed from Dock Road (“Order Land”). 3.2 The northern boundary of the Order Land contains a large proportion of the existing south side of the High Street, including the Vicarage, a temporary car park and County Parade (which are within the Council’s ownership). Here buildings are generally occupied by retail uses with some residential at upper floors (generally two to three storeys). 3.3 The majority of the Order Land beyond the High Street comprises predominantly industrial/commercial buildings, many of which are vacant and derelict, although some buildings are occupied on short-term leases. Many of these buildings are in a very dilapidated condition, with buildings typically being two to five storeys and being of a variety of designs and typologies. 3.4 At the western end of the Order Land, at the junction of High Street and Augustus Close, is St Lawrence’s Church, which is included within the Buildings at Risk Register and will be retained within the Scheme. The church, which is Grade II* listed, is set within a churchyard to the south. The churchyard is currently overgrown and contains a number of mature trees. The church is currently derelict and deconsecrated and there is no public access to either the church or the churchyard. 3.5 Other listed buildings within the Order Land are Numbers 80 and 129-130 High Street, which are both Grade II listed. The Scheme provides for the retention of these listed buildings. Works are proposed to the path at the 6 MCS - Proof of Evidence of Marilyn Smith frontage of 80 High Street but these works already have listed building consent. The former vicarage at 139 High Street which is listed as a ‘Building of Local Townscape Character’ will be demolished as part of the redevelopment of St Lawrence's church. 3.6 The majority of the Order Land is not located within a Conservation Area although small parts of the Order Land fall within the Grand Union Canal and Boston Manor Conservation Area. St Lawrence’s Church, the Vicarage and the existing Jupps Wharf are all located within the Conservation Area. The Grand Union Canal is non-tidal due to impoundment by the Thames Lock and a weir immediately to the south of the Order Land. The Order Land is also in the Thames Policy Area, is an Archaeological Priority area and Flood Zone 3 to 3ai and 3b. The town centre has a Public Transport Accessibility Level (“PTAL”) rating that ranges from 2 to 4, where 1 is the worst and 6 which is best. The Order Land also benefits from a number of bus routes along the High Street and is within walking distance of Brentford Railway Station. 3.7 Many of the buildings within the Order Land are vacant and are in a poor condition with limited architectural value. The High Street currently turns its back to the canal side/waterside environment to the south and the Order Land has poor permeability and connectivity between the canal and the High Street with little public access through or across the Order Land. Historic yards and lanes to the river have been lost with new road building and development. 3.8 The Order Land currently offers very little in terms of public open space provision and legible, safe access to the waterfront. Town Wharf and Workhouse Dock, once bustling with the loading and unloading of goods are both inaccessible, in a poor condition and are generally hidden from view. A number of moorings are contained within the two docks that lie within the Order Land boundary. In addition a number of residential moorings are located along the northern bank of the canal adjacent to or within the southern boundary of the Order Land. 3.9 The Order Land has a significant fall of 3.00m between the High Street (7.56m AOD) and the dock edge (4.58m AOD) along Catherine Wheel Yard, providing a natural draw to the waterside which is currently not emphasised. 7 MCS - Proof of Evidence of Marilyn Smith 3.10 Further south of the Order Land, across the Thames River and into the London Borough of Richmond upon Thames are Kew Green and the Royal Botanic Gardens, both of which are designated as conservation areas. Additionally, Kew Gardens is a World Heritage Site and an area designated Grade I on the Register of Parks and Gardens of Special Historic Interest.