References: 01106/B/P137 P/2020/3100 Address: Tesco Osterley, Syon Lane, TW7 5NZ Proposal: Outline planning application with all matters reserved except access for the demolition of existing building and car park and erection of buildings to provide residential homes, plus flexible non-residential space comprising commercial, business and service space, and/or learning and non-residential institution space, and/or local community space, and/or public house/drinking establishment, and/or a mobility hub, along with associated access, bus turning, car and cycle parking, and landscaping arrangements. This application has been referred to Planning Committee as major planning application that would require a legal deed if approved, and due to significant public interest. Application received: 22 September 2020 1.0 SUMMARY 1.1 The application proposes the redevelopment of the Tesco Osterley site with a residential –led mixed-use proposal, comprising up to 1,677 homes (35% affordable), flexible non-residential uses and new public spaces. The proposal includes a series of tall buildings that range in height from 2 to 17-storeys. The proposal also includes residential parking, landscaping, public open space, and areas of new public realm. This application seeks outline planning permission. 1.2 The proposal is integrally linked with a concurrent planning application for the redevelopment of the existing Homebase site which is nearby with a mixed-use proposal providing a large format retail store and 473 homes, of which 164 are affordable. 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, the delivery of new high- quality publicly accessible squares and open spaces and public realm including new and improved footpaths and cycleways. 1.4 The scheme optimises the use of an existing under-utilised site and provides new housing and commercial uses, which will help to meet the strategic housing need in the borough, including the provision of affordable housing, and will promote and sustain local economic activity and employment. 1.5 The proposal includes up to 1,677 new homes, which equates to over 9% of the minimum housing requirement for the Borough over the next ten years (17,820, 1,782 per annum). This is a very significant contribution towards meeting the strategic housing need in the borough. 35% of the new homes would be affordable equating to over 500 new affordable homes for the Borough. The proposal also includes new employment opportunities, and is highly sustainable achieving a minimum 60% reduction in emissions over Building Regulations Part L compliant baseline. 1.6 The development would transform the site and deliver a high quality residential-led scheme, with active ground floor uses and new public spaces, within a landscaped setting. The height and massing of buildings has been moderated to be smaller towards more sensitive neighbouring development. The proposed development is submitted on the basis of a series of Parameter Plans that set the physical framework including plot locations, the positions and maximum heights of buildings, the location of different uses, the location of public open spaces and public realm and the network of routes through the site for vehicles, pedestrians and cyclists. 1.7 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. In respect of the significance of the harm identified to heritage assets, officers consider this is to be less than substantial harm, though this does not mean that less than substantial weight should be afforded to that harm. The government’s advice is that where a development 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. 1.8 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 from overshadowing though in general environmental impacts on the surrounding area are acceptable and would be able to be mitigated through conditions and obligations. 1.9 Expected transport impacts are acceptable with the proposal significantly 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. New and improved bus infrastructure would be provided on site to replace the existing, and contributions towards improved bus services, in addition to major junction and public realm improvements are proposed. 1.10 Appropriate, relevant, reasonable and necessary planning conditions and planning obligations are proposed to ensure that the development is acceptable in planning terms and the environmental, and socio-economic impacts are mitigated. 1.11 As such the proposal has the potential to result in major benefits to the economic, social and environmental well-being of the area, consistent with its inclusion in the Great West Corridor Opportunity Area in the London Plan and as a location for significant housing and employment growth as set out in the Hounslow Local Plan, and the emerging Great West Corridor Local Plan Review. 1.12 Given the harmful effects of the development, it is necessary to consider the public benefits of the scheme, to consider if these outweigh the harm. Importantly, where a proposed development would harm designated heritage assets such as the setting of a listed building, garden or the character or appearance of a conservation area, the harm must be given considerable importance and weight and there is a strong presumption against planning permission being granted unless this harm is outweighed by other material planning considerations of sufficient significance and weight to do so. 1.13 Taking all these matters into account, and balancing the benefits of the development against the harm, approval is recommended, as the positive social, economic and environmental impacts would outweigh the harmful effects of the development. 1.14 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 shaped plot with an area of approximately 5.45 hectares. It is located on the north side of Syon Lane, and the west of Grant Way. The site encompasses part of Macfarlane Lane and an area of land on the west of MacFarlane Lane backing onto the properties on Oaklands Avenue. 2.2 At present the site contains a three storey supermarket building at the north of the site, with the south and west of the site utilised for car parking. The existing building has a floor area of 11,582 sqm, overall there are 625 parking spaces. A single storey petrol filling station is positioned at the south of the site and a car wash area and associated buildings are at the east of the site. At the north-eastern end of the site is a landscaped garden area known as the Water Garden which provides a public pedestrian link between Grant Way and MacFarlane Lane. Trees and shrubs are found along the frontages of the Site with Syon Lane and Grant Way. Vehicular access is from Syon Lane via a roundabout. 2.3 Oaklands Avenue and Gower Road to the west of the site, as well as the residential streets of Stags Way, Wyke Close and Crowntree Close on the southern side of Syon Lane are part of the Wyke Estate Controlled Parking Zone (“CPZ”) with resident permit holder parking only on Monday-Friday between 9.30am to 5.30pm. 2.4 Syon Lane station is located approximately 600m to the southeast of the site, across the A4 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 providing a route to West Middlesex Hospital, Hounslow town centre and Cranford, and the H91 a route to Osterley Station and Hammersmith. The Site includes a bus stop and stand for the H28 bus route. 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. Figure 1: Application site 2.5 The Site is not allocated in the Hounslow Local Plan (“HLP”). It is identified as having previous industrial history. The part of the Site located on the western side of MacFarlane Lane is located within The Osterley Park Conservation Area. There are no Listed Buildings on the Site itself. 2.6 The current London Plan (“LP”) identifies the Site and wider area along the A4/M4 corridor (Great West Corridor) as an ‘Opportunity Area’ with future opportunities for intensification and employment and housing growth, as well as transport and environmental improvements.