PLANNING COMMITTEE 7 December 2017...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

PLANNING COMMITTEE 7 December 2017

[email protected]

References: P/2017/3612 00981/AI/P2

Address: 1A – 5 St Johns Road, Isleworth, TW7 6NA

Proposal: Demolition of existing buildings and redevelopment of the land to provide part three, part five storey building to accommodate thirty one residential units and two retail units with associated car parking, cycle parking and landscaping.

Drawing numbers: 001 Rev P1; 002 Rev P1; 003 Rev P1; 004 Rev P3; 005 Rev P7; 112 Rev P3; 112 Rev P4; 113 Rev P2; 116 Rev P7; 117 Rev P1; 122 Rev P6; 123 Rev P1; 124 Rev P1; 125 Rev P1; 126 Rev P1; 010 Rev P9; 011 Rev P5; 012 Rev P4; 013 Rev P5; 015 Rev P6; 014 Rev P6; 016 Rev P2; Planning Statement; Heritage Statement; Ecology Report; Marketing Summary; Noise Impact Assessment; Sustainability Statement; Sunlight & Daylight Report; Drainage Strategy Statement; Marketing Report; Phase 1 Desk Study Report; Travel Plan; Received: 13/09/2017; Design and Access Statement; Received 12/10/2017; Transport Statement 01/11/2017; 110 Rev P8; 121 Rev P3; Received 13/11/2017; Sustainability Statement Addendum with HQM & BREEAM Pre-Assessment ; Energy Statement; Overheating Risk Analysis; Received 21/11/2017; 111 Rev P9; Received 27/11/2017.

The application is referred to the Planning Committee as it is a major application with legal agreement.

1.0 SUMMARY

1.1 The proposal would result in the re-development of the site to re-provide retail space on the ground floor and to provide affordable housing on-site.

1.2 The proposal is to provide 31 flats (eight one-bedroom; 18 two-bedroom, five three-bedroom) and 175 square metres of commercial space.

1.3 The applicant is a Registered Provider. Of the 31 flats, 16 would be London Living Rent and 15 Shared Ownership thus being 100% affordable housing.

1.4 The proposal would provide a good standard of accommodation and would not harm neighbours’ living conditions or the appearance of the area. The proposal would therefore accord with relevant planning objectives and policies.

1.5 The application is recommended for approval.

2.0 SITE DESCRIPTION

2.1 The site is on the north-west side of St Johns Road. It is occupied by several buildings: No 3-5 St Johns road is a retail as a cycle shop on the ground floor with residential above. There is a warehouse to the rear which comprises industrial and ancillary office and various industrial units.

2.2 To the north, the site adjoins semi-detached houses called Floriston Villas and an industrial building. Further north are commercial premises with residential above along the London Road.

2.3 To the west is an existing industrial estate and to the south is an access road (Rennels Way) and a three storey detached office building recently granted permission to extend to five storeys and convert into a hotel.

2.4 To the east, is St Johns Road with terraced houses, a detached dental surgery, a car park and pedestrian pathway to Isleworth station opposite.

2.5 The site has a public transport accessibility (PTAL) rating 3, which indicates a moderate accessibility. However the site is close to Isleworth Station and several bus routes along London Road and towards Richmond.

2.6 The site is in a Large Neighbourhood Centre the site has Industrial History (i.e. the land may be contaminated), but it is not a protected employment site. It is adjacent the Spring Grove Conservation Area.

3.0 HISTORY

3.1 00981/AI/P1 Demolition of existing buildings and redevelopment of the land to provide up to five storey building to accommodate 2 retail and 31 residential units with associated car parking, cycle parking and landscaping.

Withdrawn: 01/11/2016

3.2 00981/3-5/P11 The demolition of existing buildings and erection of warehouse and workshop with ancillary offices in connection with the storage and repair of bicycles and the manufacture of watch cleaning machinery.

Approved: 06 April 1978

3.3 00981/3-5/P10 Demolition of existing buildings and erection of new warehouse building in connection with adjacent retail shop units at the premises.

Approved: 07 November 1977

Rear of 3-5 St Johns Road

3.4 00981/AH/P2 Change of use from storage to joinery workshop and installation of extraction duct terminal to roof.

Approved: 02 August 2013

3.5 00981/AH/P1 Change of use of the warehouse building to the rear from B8 (Storage) to D2 (Gymnasium) following installation of entrance doors and screen and alterations to the mezzanine level.

Refused: 21 December 2011

4.0 DETAILS OF PROPOSAL

4.1 The proposed development comprises a part three- part five-storey building containing 31 flats (eight one-bedroom; 18 two-bedroom, five three-bedroom) and two ground floor shops - 175 square metres in total.

4.2 The building would be buff and red brick with an aluminium light grey rain screen cladding staircase and lift excess to the fifth floor.

4.3 The proposal is an ‘L’-shaped building fronting St Johns Road and Rennels Way. The main pedestrian access would be from St Johns Road between the two ground floor shops. There would be a main staircase and lift to all floors.

4.4 The vehicle access to the rear car parking would be from Rennels Way with refuse and cycle parking and secondary pedestrian access.

4.5 There would be two wheelchair flats on the ground floor and have direct access from the St Johns Road.

4.6 All flats would have private amenity spaces in the form of balconies and there

would be two communal amenity areas, one above the car park which would be accessed by stairs and an external wheelchair incline platform lift. The other would be on the fifth floor, accessible by all occupiers by lift and staircase.

4.7 The proposed flats would be 100% affordable: 16 being ‘London Living Rent’ and 15 being shared ownership.

4.8 The development would have 16 car parking spaces, including four wheelchair spaces and 86 cycle spaces including seven powered two-wheeler spaces.

5.0 CONSULTATIONS

5.1 511 neighbours and Isleworth Society were notified on 13/09/2017; a site notice displayed on 18/09/2017 and a press notice published on 22/09/2017. Six objections were received as follows:

Comment Response

Traffic is already bad in the area. See paragraphs 7.69 to 7.71

Insufficient parking would cause overspill at night to existing roads and make the existing impossible situation worse.

See paragraphs 7.56 to 7.59

Air quality would worsen. See paragraph 7.88

There would be loss of light and overlooking.

See paragraphs 7.32 to 7.37

No space for another 31 homes. The plot is too small for this.

See paragraphs 7.38 to 7.40

The height of the building is excessive and out of keeping with the rest of the area.

See paragraphs 7.27 to 7.31

Loss of local facility: the bike shop is a specialist shop and brings people into the area, the nearest equivalent is out of walking distance for locals.

See paragraphs 7.4 and 7.5

Isleworth Station is already overcrowded at peak times.

See paragraphs 7.70 to 7.71

The proposal is high density and the local infrastructure would struggle to cope.

See paragraph 7.90

Amenity deck would result in noise and disturbance.

See paragraph 7.89

6.0 POLICY

Determining applications for full or outline planning permission

6.1 The application must be determined made in accordance with the development plan unless material considerations indicate otherwise. Local finance considerations must also be assessed.

The National Planning Policy Framework

6.2 The National Planning Policy Framework (NPPF) came into force on 27 March 2012 and has replaced national policies and guidance formerly contained in Planning Policy Statements and Planning Policy Guidance notes and some other documents. The Local Planning Authority (LPA) considers that, where pertinent, the NPPF is a material consideration and as such, it will be taken into account in decision-making as appropriate.

The Development Plan

6.3 The Development Plan for the Borough comprises the Council's Local Plan (adopted by the Council on 15 September 2015), the West London Waste Plan and the London Plan Consolidated with Alterations since 2011.

6.4 The Local Plan documents can be viewed on the Planning Policy pages of the Hounslow website.

6.5 Relevant London Plan Policies

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

3.8 Housing choice

3.10 Definition of affordable housing

3.11 Affordable housing targets

5.1 Climate change mitigation

5.2 Minimising carbon dioxide emissions

5.3 Sustainable design and construction

5.7 Renewable energy

5.12 Flood risk management

5.13 Sustainable drainage

5.15 Water use and supplies

6.9 Cycling

6.13 Parking

7.1 Lifetime neighbourhoods

7.2 An Inclusive Environment

7.3 Designing out crime

7.4 Local Character

7.6 Architecture

8.3 Community Infrastructure Levy

6.6 Local Plan

CC1 Context and Character

CC2 Urban Design and Architecture

SC1 Housing Growth

SC2 Maximising the provision of affordable housing

SC3 Meeting the need for a mix of housing size and type

SC4 Scale and Density of New Housing Development

SC5 Ensuring Suitable Internal and External Space

EQ1 Energy and carbon reduction

EQ2 Sustainable design and construction

EQ3 Flood risk and surface water management

EQ5 Noise

EQ7 Sustainable waste management

EQ8 Contamination

EC1 Strategic transport connections

EC2 Developing a sustainable local transport network

TC1 Town and neighbourhood centre network

TC5 Managing neighbourhood centres and isolated local shops

ED2 Maintaining the Borough’s employment land supply

GB7 Biodiversity

7.0 PLANNING ISSUES

The principle of the proposed development

7.1 The National Planning Policy Framework (NPPF) states that applications should be considered in the context of a presumption in favour of sustainable development.

7.2 The Local Plan Policy TC1 – Town and Neighbourhood Centre Network seeks to maintain a network of successful town and neighbourhood centres, each with their own role and function, to provide the shops, services and facilities needed to meet the needs of the boroughs population.

7.3 The Local Plan Policy TC5 – Managing neighbourhood centres and isolated local shops seeks to achieve this by protecting retail and community functions of neighbourhood centres that meet key day to day needs of local residents and by retaining the retail function of neighbourhood centres by ensuring at least 50% of units are in (A1) retail use. It states that ensuring that 50% of units are retained in retail use is important in terms of their value to the local community, meeting wider local service or business needs and enhancing the neighbourhood centre’s vitality.

7.4 The proposal provides two shops with 66 and 109 square metres retail floor space which is same amount of existing retail area. The applicant states that the cycle shop is occupied by the freeholder, who is offering the premises for disposal. The occupier is seeking a capital receipt to invest in the cycle shop business in alternative, more suitable premises. Therefore, while the loss of this specialist cycle shop in this area may be regrettable, this is a choice of its owner and it is not considered to be a community facility nor would its loss constitute a loss of retail that meets residents’ local day to day needs.

7.5 The re-provision of shops within the site satisfies policy TC5 and a condition (4) would ensure the ground floor units are used as retail.

7.6 In terms of the industrial unit to the rear, Local Plan policy ED2 requires that where an applicant proposes loss of B1a, B1b, B1c, B2 or B8 (office, industry or storage) or similar employment uses outside of Strategic Industrial Locations (SILs) or Locally Significant Industrial Sites (LSISs), evidence of active marketing of the site for employment uses for a period of at least two years (in Key Existing Office Locations) or for a period of at least one year elsewhere.

7.7 The application site is not in a SIL, LSIS or a Key Existing Office Location. The supporting information contains evidence of two years of active marketing and concludes that there has been limited interest in the use of the site for the current uses. The marketing report also comments on the attractiveness of the site for a continued ‘B’ class use, the location is unattractive considered against the better located and better quality stock elsewhere in the borough which has good transport links to the wider country or further afield. In light of this evidence, it is recommended that there is no in-principle objection to the loss of industrial units on the site.

7.8 London Plan Policy 3.5 (Quality and Design of Housing Developments) states that new housing should address the wider concerns of this Plan to protect and enhance London’s environment as a whole.

7.9 London Plan Policy 3.3 (Increasing London’s Housing Supply) recognises the need for more homes in London so as to promote opportunity and provide a real choice for all Londoners in ways that meet their needs at a price they can afford. Policy 3.4 (Optimising Housing Potential) states that, taking into account local context and character, the design principles outlined in Chapter 7 of the Plan and public transport capacity, development should optimise housing output for different types of location.

7.10 The proposed mixed use development with ground floor retail units and the flats above would be acceptable given the site’s location within the Large Neighbourhood Centre and fronting busy St Johns Road. The two retail units, rather than a large unit which likely to require less servicing and with servicing details condition (15) it would be ensured that it works in harmony with the above residential use.

7.11 The proposal would provide additional affordable family housing for which there is an identified Borough need. Therefore proposed housing development with two retail units are considered acceptable in principle.

Affordable housing supply

7.12 London Plan policy 3.12 also states that, in negotiating affordable housing in private schemes, Boroughs should seek the maximum reasonable amount of affordable housing. Local Plan policy SC2 sets a target for 40% of on-site delivery of affordable housing.

7.13 The Council policy is to seek “the maximum reasonable amount of affordable housing” in new developments providing ten or more homes, in order to achieve their 40% overall target. The expected tenure mix of affordable housing contributions is 60% affordable / social rent and 40% intermediate housing.

7.14 The original proposal was for 100% intermediate affordable housing (31 flats) which would all have been London Living Rent units. The applicant has since revised this to still include 100% intermediate units, but now comprising 16 “Rent to Homebuy” flats (London Living Rent) and 15 Shared Ownership flats, thus remaining at 100% affordable housing but not the policy-compliant 60:40 tenure mix. Whilst the proposal exceeds the overall 40% strategic target for affordable housing, all the proposed units are intermediate units (58% London Living Rent Scheme and 42% shared ownership) and no affordable rented homes are included.

7.15 London Living Rent (LLR) is a new intermediate affordable housing product, introduced as part of the GLA’s Homes for Londoners programme.

7.16 Rents are set by the GLA and vary on a ward by ward basis and are based on one third of the median gross household income in the relevant borough. The product is targeted at middle-income households who are looking to build up savings for future shared ownership or outright purchase. Eligibility is restricted to households that are currently renting, with a maximum income of £60,000 and who are not currently able to purchase a home in the local area.

7.17 LLR is expected to actively support tenants into home ownership within 10 years. In this instance, Network Housing Group will offer a full term of 5 years from practical completion.

7.18 All applicants are referred to an Independent Financial Advisor (IFA) who assesses the steps required by the applicant to place them in a position to buy. Allocations are made taking into account any requirements under the

section 106 Agreement and the tenants likely ability to source mortgage finance within the five year LLR timeframe.

7.19 Initially, tenants a signed up to an 18 month Assured Shorthold Tenancy (AST) to allow the tenant time to settle into the property and consider the option to buy. Should the tenant choose not to renew, Network Homes will establish a new LLR tenancy with a replacement tenant.

7.20 Should the tenant wish to do so, they can then renew their tenancy for a further 3 years, the maximum allowed under an AST. At the end of this period the tenant will be offered a final term that will see out the 5 year LLR timeframe.

7.21 The proposed tenure mix would produce a residual land value of £376,285. There would remain a deficit against the £960,000 Benchmark Land Value. At 100% affordable housing, this tenure mix is considered acceptable. The proposed development offers beyond the required level of affordable housing, including the first London Living Rent scheme in the borough and can thus be considered acceptable in planning terms.

Design and the impact on the character and appearance of the area

7.22 The National Planning Policy Framework requires that development should achieve good design, respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation.

7.23 London Plan Policies 7.1, 7.4 and 7.6 require the design of new buildings and the spaces around them to reinforce or enhance local character with high quality architecture and materials.

7.24 Local Plan Policies CC1 and CC2 support these objectives.

7.25 Importantly and significantly, Local Plan Policy SC4 (Scale and Design of New Housing Development) seeks new development that balances the need to make efficient use of land, to achieve high quality design and accessibility, to respect local context and character while protecting existing residents’ living conditions.

7.26 The proposed building would be three storeys adjacent to the houses (Floriston Villas) and stepped up to a maximum five storeys with an amenity area on the deck above the car park and on the fifth floor.

7.27 The surrounding area is mainly two-storey pitched roof houses and, to the west, the Metro Industrial Centre which contains industrial units not more than three storeys. The proposed building would be the highest in the

immediate area. However, the building to the south has permission to develop to five storeys in a hotel adjacent to the railway embankment and the five storey building proposed in this application with its fifth storey set back and towards the corner adjacent to Rennels Way and the new hotel to the south would be considered acceptable in this location See illustration after paragraph 7.22).

7.28 In addition, the site is close to London Road where similar scale developments exists.

7.29 The palette of materials, mainly brick, would respond well to the immediate context being similar to many nearby houses. There would be red brick, interrupted on each storey by vertical soldier courses. From the third floor up the brickwork would be a lighter buff colour. Whilst details of materials would be conditioned (3) to ensure compatibility with the surroundings. In light of the above, the proposal is not considered harmful to the surroundings.

7.30 Furthermore, the use of two different colour bricks and the fifth floor set-back would help to reduce the feel of the building’s scale at street level.

7.31 It is therefore considered that the stepped development of up to five storeys is acceptable for this site in view of its surroundings, noting its street frontage and corner location adjacent to the approved five-storey hotel, as well as its close proximity to London Road. It is considered that it would not have a significant impact on the Conservation Area on the other side of London Road and would accord with London Plan and Local Plan policies.

Impact on neighbours

7.32 Local Plan Policy CC2 states that new development should protect the existing occupiers living conditions. The proposed development takes account of this requirement as follows.

South elevation

7.33 In terms of residential properties opposite, 2-12 St John’s Road, these would be 25 metres away. This distance considered enough to ensure no unacceptable effect on light, outlook or privacy. Furthermore a daylight/sunlight study with the application also confirms that all those windows will receive sunlight and daylight to meet Council guidelines.

7.34 The daylight/sunlight report also confirms that impact on the adjoining properties to the north, 1-2 Floriston Villas and 491-495 London Road, would be a slight loss of light. However the light received to all windows in those properties would still exceed the Building Research Establishment (BRE) guidelines as specified in the Local Plan.

7.35 Considering the closest home (2 Floriston Villas) to the site, the proposal follows the existing footprint at first and second floors where it adjoins this property. There are no habitable room windows that would overlook the site and the amenity deck design would have 1.8m high frosted glass screening and planting at the edges to ensure no overlooking. Further, officers recommend a condition (5) to ensure that windows towards the boundary with 2 Floriston Villas be fixed obscure permanently.

7.36 The site adjoins to the Metro Industrial Centre to the west and an office building to the south and would have no effect on their light or privacy.

7.37 The proposal is therefore considered to have no unacceptable effect on neighbouring dwellings and complies with Policy CC2.

Standard of accommodation

Density

7.38 Local Plan policy SC4 (Scale and design of new housing development) seeks to balance the need to make efficient use of land and achieve high quality design and accessibility, whilst respecting local context and character, against the need to protect existing residents’ living conditions. It states that the density set by London Plan policy 3.4 will be used to help guide the design and scale of new housing, but that the Council would expect developments to adopt a more sophisticated approach responsive to the context and character of any site and its setting.

7.39 London Plan policy 3.4 (Optimising housing potential) Table 3.2 sets a density matrix. Based on the site’s characteristics, it can be regarded as having an ‘urban’ setting and with a PTAL rating of 3. The matrix suggests a range of 200-450 habitable rooms per hectare and 100-240 units per hectare is generally acceptable. The scheme has a density of 501 habitable rooms per hectare but 172 units per hectare.

7.40 The Mayor’s Housing Supplementary Planning Guidance acknowledges that the maximum density in the range should not be seen as a ‘given’. It indicates that there may be exceptional circumstances where densities outside the ranges may occur. Given its location and compliance with amenity and internal space requirements, in this instance the proposal is considered acceptable and broadly in line with the London and Local Plan.

Housing mix

7.41 The NPPF and the London Plan encourage new residential developments to provide a choice of housing with a mix of family and non-family housing needed to meet different community requirements. In addition to this need for housing mix, developments of over ten dwellings should include a proportion of affordable homes as required by London Plan Policy 3.13.

7.42 As this table shows, the proposal would include 74% family accommodation.

Unit Type Amount Percentage

1 bedroom 8 25.8%

2 bedroom 18 58%

3 bedroom 5 16.1%

Internal and Amenity Space Provision

7.43 Local Plan Policy SC5 refers to minimum internal space standards for all new housing to comply with the Nationally Described Space Standards.

These are based on the minimum gross internal floor area (GIA) required for new homes relative to the number of occupants, whilst also taking account of commonly required furniture and storage spaces needed for different activities and moving around, in line with ‘Lifetime Home’ standards.

7.44 The provision of good quality, usable amenity space and children’s play areas is fundamental to good planning. The quality and quantity of the amenity space in developments of this size is important with adequate provision and accessibility for all residents. These spaces should be private and secure with safe and convenient access. For flatted developments, communal areas are generally acceptable, although areas immediately adjoining flats should have private outdoor space for their sole use.

7.45 Local Plan policy SC5 (Ensuring Suitable Internal and External Space) states that a minimum of five square metres of private outdoor space should be provided for each 1-2 person dwelling and an extra one square metre for each additional occupant of that dwelling. This can be provided in the form of usable balconies, roof terraces or private garden space. Communal external space should be provided at no less than the following standards;

Up to three habitable rooms 25 square metres

Four habitable rooms 30 square metres

7.46 The policy also states this can be reduced by the area of private space provided for each flat.

7.47 The flats would comply with National Space Standards requirements and the Council’s private amenity space standards as stated below:

Flat

NDSS Internal Space

Requirement (square metres)

Internal Space

Provision (square metres)

Private Amenity Space

Requirement (square metres)

Amenity Space

Provision (square metres)

1 (1b/2p) wheelchair

50 65 5 28

2 (3b/5p) wheelchair

86 89 8 36

3 (2b/4p) 70 74 7 7

4 (2b/3p)/ (1B/2P) wheelchair

61 67 6 6

5 (2b/4p) 70 77 7 7

6 (3b/5p) 86 86 8 7

7 (1b/2p) 50 52 5 5

8 (1b/2p) 50 51 5 5

9 (1b/2p) 50 53 5 6

10 (2b/4p) 70 75 7 7

11 (2b/4p) 70 74 7 7

12 (2b/3p) 61 67 6 6

13 (2b/4p) 70 77 7 7

14 (3b/5p) 86 86 8 7

15 (1b/2p) 50 52 5 5

16 (1b/2p) 50 51 5 5

17 (1b/2p) 50 53 5 6

18 (2b/4p) 70 75 7 7

19 (2b/4p) 70 74 7 7

20 (2b/3p) 61 68 6 6

21 (2b/3p) 61 64 6 11

22 (2b/3p) 61 66 6 16

23 (1b/2p) 50 50 5 5

24 (2b/3p) 61 61 6 7

25 (2b/4p) 70 77 7 7

26 (2b/4p) 70 74 7 7

27 (2b/3p) 61 68 6 6

28 (2b/3p) 61 64 6 7

29 (3b/4p) 74 82 7 10

30 (3b/4p) 74 80 7 11

31 (2b/4p) 70 78 7 7

31 Flats 271 square metres private amenity space

7.48 The proposal includes a mix of amenity spaces for residents, comprising communal courtyards at podium level and roof level gardens, along with private balconies and terraces. The proposal is for 271 square metres private amenity space, 251 square metres on podium level and 300 square metres on fifth floor - a total of 551 square metres communal amenity spaces and 822 square metres amenity space overall.

7.49 The proposal requires 800 square metres of amenity space in accordance with policy SC5, therefore the provision of amenity space (103%) exceeds that standard. A landscaping condition (7) would ensure the quality of these spaces is satisfactory.

Sunlight/daylight

7.50 There are no single aspect units or units with only northern aspects. The submission includes an internal daylight assessment report which confirms

that none of the units is below the BRE guidance in terms of Average Daylight Factor (ADF) and Vertical Sky Component (VSC) and are thus satisfactory.

7.51 All flats would have minimum internal floor to ceiling height of 2.5 metres in line with London Plan Housing SPG.

Noise

7.52 The submission includes a Noise Impact Assessment and according to this report, with appropriate mitigation measures in place the development should meet the requirements to ensure internal amenity for future residents in line with guidance in NPPF, NPPG and British Standards 8233 for the residential development. There would be condition (25) to ensure the window and vent specifications to be in line with this report.

Access, parking and servicing

Access

7.53 The car park is accessed from Rennels Way, a private road serving the Metro Industrial Centre. It is important, therefore, that safe pedestrian access is provided to the site. Currently there is no footway along the northern side of Rennels Way, which would not be acceptable. However, the proposed building is set back so that a two-metre wide footway can be provided. This is considered acceptable and meets government guidance.

7.54 Adequate vehicle and pedestrian visibility splays can be provided for access to the site with the footway separated from the building by a landscaped strip.

7.55 Dropped kerbs would be provided at the access to the site and these should be secured by condition (9).

Car parking

7.56 The site is in an area with good transport accessibility and soon to be in a Controlled Parking Zone (CPZ). A total of 16 car parking spaces is proposed for the 31 flats at a ratio of 1.51 spaces per flat. The site has a PTAL of 3 which is considered moderate and is located within 150 metres of Isleworth Station (South Western Railways) and several bus routes on London Road and St John’s Road. The parking provision is considered acceptable due to the site’s location.

7.57 In line with the London Plan, 20% of these spaces should have active electric charging points; with a further 20% passive charging points provided for future need. This is to be secured by condition (16).

7.58 Whilst the plans imply that there is disabled parking, this is not explicitly stated or set out in the Transport Statement (TS). Details of the disabled parking and management of the car parking in general should be secured by condition (16).

7.59 Parking stress is known to be high on residential streets in the vicinity and, in order to ensure that there is not an unacceptable increase in parking stress, residents of the proposed development should not be able to apply for residential parking permits and this can be secured by condition (10).

Cycle parking

7.60 The proposed cycle parking provision of 54 individual cycle racks and 16 Sheffield-style cycle stands, to provide 86 cycle parking spaces, exceeds London Plan requirements, and this level of provision is welcomed. However, the cycle parking does not meet the standards in the Local Plan or the West London Cycle Parking Guidance and therefore a condition (12) should be applied that requires the submission of full details of the cycle parking for approval by the Council.

7.61 The Hounslow Local Plan states that:

“In addition to meeting minimum cycle parking standards, all cycle parking should be of high quality, covered, secure and integral to building design. It should also be easily accessible, by being located at ground floor level, close to entrances and/or building cores, having internal and external access, and avoiding vertical or semi-vertical stands which are not fully accessible. The size of cycle stores should be as small as is practical and ideally accommodate fewer than 50 cycles.”

7.62 The Sheffield stands are separated by less than the recommended one metre, and no details have been provided as to the type of stand proposed for the remainder of the cycle parking. Cycle parking for the commercial units should be separate to the residential provision. However, there is space on site to accommodate any necessary changes to the cycle parking.

7.63 There are currently five Sheffield stands on the forecourt of the site. These are on the public highway and have been installed fairly recently. The site plan shows that these would be relocated within the forecourt.

7.64 It appears that they are to be relocated to provide a clear route to the proposed residential access. Whilst this is likely to be acceptable in principle, Council approval as Highway Authority will be required before removal and this would be secured by a condition (11).

Servicing

7.65 There are double yellow lines on St John’s Road in front of the site that restrict waiting and loading. In particular, loading is prevented at peak times. Therefore, deliveries should be accommodated within the site or from Rennels Way in order to prevent traffic obstruction on St John’s Road especially as it would be difficult for the applicant or the Council to enforce a ban on peak hour deliveries.

7.66 Servicing and deliveries would be taken from Rennels Way to the west of the site for the shops. This is considered acceptable in principle. However, there is a concern that access to the commercial units from Rennels Way from the car park is restricted by the parking layout. There is less than 1m between

the cycle store and Bay 13 (which would provide access to unit 2), and Unit 1 has no access to the rear of the unit which could lead to vehicles parking on Rennels Way itself close to the junction with St John’s Road which is not considered to be desirable.

7.67 It should be possible for all residential deliveries to be taken from Rennels Way or within the site and access is proposed from both but a Delivery and Servicing Plan is needed to ensure the applicant promotes this.

7.68 A Delivery and Servicing Plan would need to be secured by condition (15), and this should show that all deliveries can be taken within the site or without obstructing Rennels Way and that rear access to both shops would be provided.

Transport Impact

7.69 The applicant’s traffic modelling predicts that the site would generate a moderate number of trips (147) over the course of a day although it is noted that two of the residential sites chosen as comparable locations for the model were from inner London, which is not normally acceptable.

7.70 However, notwithstanding this it is considered that the site is unlikely to have significant impact upon the highway or transport networks with a relatively low level of car parking proposed and the provision of 100% affordable housing which generally tends to generate fewer trips than private dwellings.

7.71 It is relevant also that TfL considers the development would not have a significant impact on public transport provision, not least because there will be peak hour capacity increases on rail services from Isleworth with the forthcoming introduction of ten-car trains.

Public Realm

7.72 New planting is proposed to the public square in front of the building. This square forms part of the adopted public highway and therefore any changes to it require permission of the Council as Highway Authority, with works either done through a s278 Agreement or under licence. In either case, provision of new planting would require the applicant to pay a commuted sum for future maintenance with all works carried out by Hounslow Highways.

7.73 For this reason it is considered that, notwithstanding the detail shown on the submitted drawings, full details of all proposed works to the public highway, including new and relocated planting and relocated cycle stands, need to be submitted to the Council for approval (condition 11). The recommendation includes approval for officers to negotiate a 278 agreement if required.

Sustainability and Energy

7.74 Sustainability underpins many London Plan and Local Plan policies. These require development to minimise waste, include energy efficiency measures, promote the use of renewable energy, and not significantly increase the requirement for water supply or surface water drainage.

7.75 As a comprehensive redevelopment of the site, the proposal can make a substantial contribution to sustainable development in the Borough and it is important that it recognises and adopts sustainable development principles.

7.76 London Plan Policy 5.2 (Minimising carbon dioxide emissions) requires developments to make the fullest practicable contribution to minimising CO2

emissions following this energy hierarchy:

Be Lean: use less energy

Be Clean: supply energy efficiently

Be Green: use renewable energy

7.77 It continues that major development proposals should include a detailed energy assessment to show how the carbon reduction dioxide emissions targets it outlines are to be met within the framework of the energy hierarchy. It states that where it is clearly shown that the specific targets cannot be fully achieved on-site, the shortfall may be met off-site or through a ‘cash in lieu’ contribution to the Borough to be ring-fenced to secure the delivery of carbon dioxide savings elsewhere.

7.78 In addition, the Mayor aims to ensure that major developments reduce carbon dioxide emissions from buildings, by reaching higher than the Target Emission Rate (TER) outlined in the national Buildings Regulations, leading to zero carbon residential buildings from 2016.

7.79 Policy EQ1 supports these objectives.

7.80 The applicant has submitted an Energy and Sustainability Statement. It sets out how the development would achieve the CO2 emissions target required and meet the other sustainability criteria set out in these policies.

7.81 The proposal would achieve on-site emissions 35%below Building Regulation requirements (Part L 2013).

7.82 A BREEAM ‘Excellent’ rating can be achieved in respect of the construction of the commercial units in line with the policy, to be secured by condition (19).

Flooding

7.83 The applicant has restricted surface water runoff to as close to greenfield rates as possible (2.5 l/s). A cellular storage tank and green roof area would be constructed to provide enough attenuation to prevent any surface water flooding on site in storms of up to and including the 1 in 100 year plus 40% (for climate change) event. A sufficient maintenance plan has also been submitted.

7.84 Conditions 22 and 23 would require a detailed drainage design and sustainable drainage scheme to be approve before commencement and implemented before occupation.

Contamination

7.85 As part of the NPPF’s policy strategy, there is an emphasis on the duty of the planning system to contribute to and enhance the natural and local environment by remediating and mitigating despoiled, degraded, derelict, contaminated, and unstable land, where appropriate.

7.86 London Plan Policy 5.21 – Local Plan Policy EQ8 require appropriate measures to ensure that development on previously contaminated land does not activate or spread contamination.

7.87 The Council’s Environmental Protection team advised a condition (26) is needed in this case.

Noise

7.88 The development’s effect on the local noise and air quality environment during construction this can be mitigated by condition (14). After the construction the proposed uses are assessed to be in line with the Local Plan and not harmful to neighbours.

7.89 The proposed amenity deck would be used by the occupants’ of the building only and not expected to cause noise and disturbance to the neighbouring.

Comments to objections

7.90 Whilst development would not be CIL liable because it provides Affordable Housing, the proposed 31 (mostly family) units are not considered to make big strain to the local infrastructure such as schools, roads and health. This is because the proposal would address a much-needed borough affordable housing need and the Council would secure 100% nomination rights for all the flats. This means that occupants units would likely to be on the Council’s Housing Register so not introducing new infrastructure demands.

8.0 Planning Obligations

8.1 Local Plan Policy IMP3 seeks to ensure that development proposals fully mitigate the impacts of a development on its area through a Section 106 Agreement, where necessary or appropriate, having regard to supplementary planning documents and to provide the CIL payments required by any charging schedule, including the Mayor of London’s CIL. A payment or other benefit offered in a Section 106 agreement is not material to a decision to grant planning permission and cannot be required unless it complies with the provisions of the Community Infrastructure Levy Regulations 2010 (Regulation 122), which provide that the planning obligation must be:

(a) necessary to make the development acceptable in planning terms;

(b) directly related to the development; and

(c) fairly and reasonably related in scale and kind to the development.

8.2 To satisfy these Regulation 122 tests the Section 106 agreement will not address all the impacts because some will be addressed by CIL.

8.3 The National Planning Policy Guidance (NPPG) provides guidance on use of planning obligations, which may impose a restriction or requirement, or provide for payment to make acceptable development proposals that might otherwise not be acceptable in planning terms. The Council’s Supplementary Planning Document on Planning Obligations (adopted March 2008) contains guidance on imposing planning obligations in compliance with the Guidance. These obligations may offset shortfalls in the scheme or mitigate a development’s impacts.

8.4 The following draft Heads of Terms are likely to form the basis of the Section 106 agreement, all of which are considered to satisfy the three Regulation 122 tests referred to above:

i) On-site provision of 16 LLR and 15 SO units

ii) Construction training – in accordance with the Council’s Planning Obligations & CIL SPD (£2,750 for every £1m construction costs)

iii) Considerate Contractors Scheme

iv) Carbon offset contribution

9.0 COMMUNITY INFRASTRUCTURE LEVY

9.1 Section 70(2) of the Town and Country Planning Act 1990 (as amended) provides that a local planning authority must have regard to a local finance consideration as far as it is material. A local finance consideration means:

a) a grant or other financial assistance that has been, or will or could be, provided to a relevant authority by a Minister of the Crown; or

b) sums that a relevant authority has received, or will or could receive, in payment of Community Infrastructure Levy (CIL).

9.2 The weight to be attached to a local finance consideration remains a matter for the decision maker. The Mayor of London's CIL and Hounslow CIL are therefore material considerations.

9.3 Most new development that creates net additional floor space of 100 square metres or more, or creates a new dwelling, is potentially liable to pay the CIL to Hounslow and the Mayor of London. However affordable housing would be exempt from this.

Floor space (square metres)

Existing lawful floor space

Demolished floor space

CIL liable floor space

760 760 0

9.4 This proposal would not be liable to pay CIL as the whole development

would be social housing apart from the retail area. However, the latter would not exceed the pre-existing retail area, so is not liable either.

10.0 EQUALITIES DUTIES IMPLICATIONS

10.1 The public sector equality duty applies to all Council decisions, including planning decisions, the duty is as follows:

(1) A public authority must, in the exercise of its functions, have due regard to the need to —

(a) eliminate discrimination, harassment, victimisation and any other conduct that is prohibited by or under this Act;

(b) advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it;

(c) foster good relations between persons who share a relevant protected characteristic and persons who do not share it.

(2) A person who is not a public authority but who exercises public functions must, in the exercise of those functions, have due regard to the matters mentioned in subsection (1).

(3) Having due regard to the need to advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it involves having due regard, in particular, to the need to —.

(a) remove or minimise disadvantages suffered by persons who share a relevant protected characteristic that are connected to that characteristic;

(b) take steps to meet the needs of persons who share a relevant protected characteristic that are different from the needs of persons who do not share it;

(c) encourage persons who share a relevant protected characteristic to participate in public life or in any other activity in which participation by such persons is disproportionately low.

(4) The steps involved in meeting the needs of disabled persons that are different from the needs of persons who are not disabled include, in particular, steps to take account of disabled persons' disabilities.

(5) Having due regard to the need to foster good relations between persons who share a relevant protected characteristic and persons who do not share it involves having due regard, in particular, to the need to —

(a) tackle prejudice, and

(b) promote understanding.

(6) Compliance with the duties in this section may involve treating some persons more favourably than others; but that is not to be taken as permitting conduct that would otherwise be prohibited by or under this Act.

(7) The relevant protected characteristics are—

age; disability; gender reassignment; pregnancy and maternity; race; religion or belief; sex; marriage and civil partnership; sexual orientation.

10.2 Due regard needs to be demonstrated in the decision making process and requires an analysis of the material with the specific statutory considerations

in mind. It does not follow that the considerations raised will be decisive in a particular case. The weight given to them will be for the decision maker. The equalities duty is not a duty to achieve a particular result. Some equalities considerations are covered under other legislation such as Building Control matters. Officers have, in considering this application and preparing this report, had regard to the public sector equality duty and concluded that due regard has been given to the Council’s duty in respect of its equalities duties and that if approving or refusing this proposal the Council will be acting in compliance with its duties.

11.0 CONCLUSION

11.1 The proposal would provide a good standard of affordable living accommodation and family dwellings for the Borough. It is considered that the development would not affect neighbours’ living conditions unacceptably and would preserve the character and appearance of the area. The development complies with Local Plan policies and London Plan policies. It is recommended that the application be granted subject to conditions.

12.0 RECOMMENDATION:

12.1 That planning permission be granted subject to the following conditions and securing the abovementioned planning obligations by prior completion of a satisfactory legal agreement or unilateral undertaking made under Section 106 of the Town and Country Planning Act 1990 and or other appropriate legislation (including any agreements under Section 278 or Section 38 of the Highways Act 1980), the exact terms of which shall be negotiated by appropriate officers within the Department of Regeneration, Economic Development and Environment on the advice of the Assistant Director Corporate Governance.

12.2 The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by or such extended period as may be agreed in writing by appropriate officers within the Department of Regeneration, Economic Development and Environment or within Legal Services.

12.3 If the legal agreement or unilateral undertaking is not completed by 7 March 2018 (or any agreed extended period), then the Chief Planning Officer or other proper officer is hereby authorised to refuse planning permission for the reason that the proposal should include planning obligations required to make the development acceptable in planning terms in accordance with Regulation 122 of the Community Infrastructure Levy Regulations 2010, development plan policies and the Planning Obligations SPD, as described in this Report.

12.4 Following the grant of planning permission, where (a) requested to enter into a deed of variation or legal agreement in connection with the planning permission hereby approved and by the person(s) bound by the legal agreement authorised in paragraph 1 above, and (b) where the planning obligations are not materially affected, and (c) there is no monetary cost to the Council, Chief Planning Officer is hereby authorised (in consultation with

the Chair of the Planning Committee and upon the advice of the Assistant Director Corporate Governance) to enter into a legal agreement(s) (deed of variation) made under Sections 106 and/or 106A of the Town and Country Planning Act 1990 and or other appropriate legislation.

12.5 If planning permission is refused, the Chief Planning Officer (in consultation with the Chair of the Planning Committee) is hereby authorised to approve any further application for planning permission validated within 12 months of the date of refusal of planning permission, provided that it (a) duplicates the planning application, and (b) that there has not been any material change in circumstances in the relevant planning considerations, and (c) that a satisfactory legal agreement or unilateral undertaking securing the obligations set out in the Report is completed within any specified period of time.

Conditions:

1 A1A Time Limit

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To accord with the provisions of Section 92(1) of the Town and Country Planning Act 1990.

2 B5 Detailed Applications

The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted therewith 001 Rev P1; 002 Rev P1; 003 Rev P1; 004 Rev P3; 005 Rev P7; 112 Rev P3; 112 Rev P4; 113 Rev P2; 116 Rev P7; 117 Rev P1; 122 Rev P6; 123 Rev P1; 124 Rev P1; 125 Rev P1; 126 Rev P1; 010 Rev P9; 011 Rev P5; 012 Rev P4; 013 Rev P5; 015 Rev P6; 014 Rev P6; 016 Rev P2; Planning Statement; Heritage Statement; Ecology Report; Marketing Summary; Noise Impact Assessment; Sustainability Statement; Sunlight & Daylight Report; Drainage Strategy Statement; Marketing Report; Phase 1 Desk Study Report; Travel Plan; Received: 13/09/2017; Design and Access Statement; Received 12/10/2017; Transport Statement 01/11/2017; 110 Rev P8; 121 Rev P3; Received 13/11/2017; Sustainability Statement Addendum with HQM & BREEAM Pre-Assessment ; Energy Statement; Overheating Risk Analysis; Received 21/11/2017; 111 Rev P9; Received 27/11/2017 and approved by the Local Planning Authority, or as shall have been otherwise agreed in writing by the Local Planning Authority before the building is used.

Reason: To ensure the development is carried out in accordance with the planning permission.

3 B4 Materials - Samples

No development shall take place until samples of the materials to be used in the construction of the external surfaces of the hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason: In order that the Council may be satisfied as to the details of the development in the interests of the visual amenity of the area and to satisfy the requirements of policy CC1 (New Development).

4 C5 Restriction of Permitted Development Rights

The ground floor commercial units hereby permitted shall only be used as retail (A1) and for no other use other than retail (A1) of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any Statutory Instrument revoking, re-enacting or amending that Order.

Reason: In order to ensure that the use of the ground floor units accords with the terms of the application and to prevent any alternative use being made of the premises which could be a source of nuisance or disturbance to occupants of neighbouring property and to comply with Policy TC5.

5 D1 Obscure glazing

The windows formed in the northern elevation towards no 2 Floriston Villas shall be obscure glazed, hinged to open inwards and shall not be repaired or replaced otherwise than with obscured glazing.

Reason: To prevent overlooking of the nearby premises in accordance with policy SC7 Residential extensions and alterations of the adopted Local Plan.

6 C29 Hours of demolition and construction

No demolition or construction work shall take place on the site except between the hours of 8am to 6pm on Mondays to Friday and 9am to 1pm on Saturdays and none shall take place on Sundays and Public Holidays without the prior agreement of the Local Planning Authority.

Reason: To protect neighbours’ living conditions in accordance with adopted Local Plan policy EQ5.

7 E1 Landscaping

No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include (proposed finished levels or contours; means of enclosure including opaque boundary treatment; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing material; minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (e.g. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant).

Soft landscape works shall include (planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme).

Reason: In the interest of biodiversity, sustainability, to protect neighbours’ privacy and to ensure that a satisfactory standard of visual amenity is provided and maintained in accordance with Local Plan policies CC1 and CC2.

8 D5 Refuse storage (implementation)

The waste and recycled materials storage arrangements shown on the approved drawing shall be completed before any part of the accommodation hereby permitted is occupied.

Reason: To ensure that refuse can be properly stored and removed from the site as soon as the proposed use of these premises commences in accordance with policies CC1 Context and character, CC2 Urban design and architecture, EQ7 Sustainable waste management and WLWP (Recycling Facilities in New Developments) of the adopted Local Plan.

9 The footway on the northern side of Rennels Way, including dropped kerbs on both sides of the car park access, is to be constructed and made available for use prior to first occupation of the buildings hereby permitted. Reason: In order to ensure that the safety of pedestrians and vehicular traffic is safeguarded and to comply with Policy EQ2.

10 Controlled Parking Zone

The development shall not be occupied until arrangements have been agreed in writing with the local planning authority and put in place to ensure that, with the exception of disabled persons, no resident of the development shall obtain a resident’s parking permit within any controlled parking zone which may be in force in the area at any time. Reason: To protect the free flow and safety of traffic on nearby highways and to support sustainable transport objectives in accordance with adopted local plan policy EC2. NOTE – this will require the submission of all agreed addresses at the development so that they can be recorded by the Council.

11 Highway Works Notwithstanding the approved drawings full details of all works to the public highway, including planting and other street furniture, are to be submitted to and approved in writing by the Council with all work completed and made available for use prior to first occupation of the development hereby permitted. (This may require a 278 Agreement and/or payment of a commuted sum for maintenance). Reason: In order to safeguard the amenities of residential properties in the locality in accordance with Local Plan policies EQ2 and the London Plan.

12 Cycle Storage

Prior to the commencement of the use hereby approved on the site full details including plans and elevations of cycle parking facilities shall have been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out as approved prior to commencement of operations.

Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport in accordance with the London Plan policy 6.9.

13 Secure by Design

The development hereby permitted shall comply with the principles of 'Secured by Design'.

Reason: In order the promote a safer environment.

14 Construction Logistics Plan

Prior to commencement of development, a Construction Management and Logistics Plan in accordance with TfL’s CLP guidance shall be submitted and approved in writing by the Local Planning Authority. The Plan shall include the following:

i. a site plan

ii. confirmation that a pre-start record of site conditions on the adjoining public highway will be undertaken with Hounslow Highways and a commitment to repair any damage caused

iii. provision for the parking of vehicles of site operatives and visitors

iv. provisions for loading, unloading and storage of plant and materials within the site

v. details of access to the site for the duration of construction including phasing arrangements

vi. means to control and manage access and egress of vehicles to and from the site

vii. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate

iii. provision of wheel washing facilities at the site exit and a commitment to sweep adjacent roads when required and at the request of the council

ix. measures to control the emission of dust and dirt during construction

x. a scheme for recycling/disposing of waste resulting from demolition and construction works

xi. appropriate vehicle routes to and from the site

xii. measures to ensure the safety of all users of the public highway especially cyclists and pedestrians in the vicinity of the site and especially at the access

xiii. commitment to liaise with other contractors in the vicinity of the site to maximise the potential for consolidation and to minimise traffic impacts.

xiv. avoidance of peak hours for deliveries and details of a booking system to avoid vehicles waiting on the public highway.

Reason: In the interests of road safety in accordance with Local Plan Policy EC2. It is necessary for this information to be provided prior to any development taking place, as to do so at a later time would materially impact the acceptability of the scheme.

15 Servicing and Delivery Plan

The use hereby permitted shall not be begun until a servicing and delivery plan which is to demonstrate that all servicing can take place from Rennels Way or within the site and that adequate routes are provided to the rear of the commercial units to allow this to occur has been submitted and approved by the Local Planning Authority. The servicing and management arrangements shall not be carried out otherwise than in accordance with the approved details. Reason: To safeguard the amenities of the area and in accordance with Local Plan policies CC1 (Context and Character), CC2 (Urban Design and Architecture) and EQ7 (Sustainable waste management).

16 Car Park Management Plan

Prior to the first occupation of the development hereby permitted a Car Park Management Plan, which shall include full details, including location, of disabled parking bays and Electric Vehicle Charging Points in accordance with London Plan parking standards as well as details of how parking bays will be allocated to ensure maximum use of the car park, has been submitted to and approved in writing by the Local Planning Authority. The car parking areas shall thereafter be managed in compliance with the approved Car Park Management Plan. Reason: In order to protect neighbours’ living conditions and ensure minimal disruption of traffic in the locality, in accordance with Local Plan Policy EC2 and London Plan Policy 6.13.

17 Travel Plan

Before the development hereby permitted commences at the site, a Green Travel Plan regarding the whole of the development shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall describe the means by which residents, visitors and users of the development shall be encouraged to travel to the site by means other than the private car. The Plan as approved shall be implemented upon first occupation of the development, monitored and reviewed on an annual basis and a copy of that annual review and action plan arising shall be submitted to the Local Planning Authority. The measures described in the action plan shall be implemented in the time period identified. Reason: In order to ensure all occupiers for the development are aware of all means of travel in the vicinity of the application site and to seek to prevent unnecessary vehicular movements to and from the site in accordance with Local Plan policy EC2 (Developing a sustainable local transport network).

18 As-built certificates

Prior to the first occupation of each building hereby approved, evidence (e.g. photographs, installation contracts and As-Built certificates under the Standard Assessment Procedure/National Calculation Method) shall be submitted to and approved by the Local Planning Authority to show that the development has been constructed in accordance with the approved Energy Strategy, and any subsequent approved revisions.

Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with Local Plan policy EQ1 and London Plan policy 5.2.

19 BREEAM

(A). Within three months of works starting on site, a BREEAM Design Stage certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved by the Local Planning Authority to show that an ‘Excellent’ (minimum score 70%) rating has been achieved.

(B). Prior to the practical completion of the commercial floorspace hereby approved, a BREEAM Post- Construction Review certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved by the Local Planning Authority to show that an ‘Excellent’ (minimum score 70%) rating has been achieved.

Reason: To ensure a sustainable form of development in accordance with Local Plan policy EQ2.

20 Water use calculations

Prior to the first occupation of flats hereby approved, evidence (schedule of fittings and manufactures literature) shall be submitted to and approved by the Local Planning Authority to demonstrate that the development would achieve the 105 litres per person per year target.

Reason: In order to protect and conserve water supplies and resources in accordance with Local Plan policy EQ2 and London Plan policy 5.15 and the Local Plan policy EQ2.

21 Sustainable sourcing

The development shall not be occupied until evidence (e.g. photographs and copies of installation contracts) has been submitted to the Local Planning Authority to demonstrate that the development has been carried out in accordance with the approved sustainable sourcing of materials requirements.

Reason: In order to ensure the sustainable sourcing of materials in accordance with the London Plan policy 5.3 and the Mayor of London’s Sustainable Design and Construction SPG.

22 Detailed drainage design

Prior to commencement of works (excluding site investigations and demolition), the applicant must submit a final detailed drainage design including drawings to the Lead Local Flood Authority for review and approval. Where the applicant has made material changes to the approved drainage strategy defined in drawing 11712-CIV-100-Rev A (and associated calculations) submitted to the LLFA in November 2017, revised calculations, a completed Drainage Assessment Form and revised maintenance plan that demonstrate compliance with the original drainage strategy must be submitted to support the detailed design.

Reason: To prevent the risk of flooding to and from the site in accordance with relevant policy requirements including but not limited to London Plan Policy 5.13, its associated Sustainable Design and Construction SPG, the Non-Statutory Technical Standards for Sustainable Drainage Systems and Hounslow Council’s Local Plan Policy EQ3.

23 Sustainable drainage scheme

No building hereby permitted shall be occupied until evidence (photographs and installation contracts) is submitted to demonstrate that the sustainable drainage scheme for the site has been completed in accordance with the submitted details. The sustainable drainage scheme shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan.

Reason: To comply with the Non-Statutory Technical Standards for Sustainable Drainage Systems, the National Planning Policy Framework (Paragraph 103), the London Plan (Policies 5.12 and 5.13) along with associated guidance to these policies and Hounslow Council’s Local Plan Policy EQ3.

24 Secure by design

The development hereby permitted shall comply with ‘Secure by Design’ principles.

Reason: In order to promote a safer environment and to comply with London Plan Policy 7.3.

25 Window and vent specifications

The window and vent specifications of development hereby permitted shall only be carried out and completed strictly in accordance with the submitted Noise Impact Assessment by Cole Jarman ref: 16/0058/R1 prior to the occupation of units and retained thereafter.

Reason: In order to ensure that the future occupants of the units do not suffer an unreasonable level of noise and disturbance and to accord with Local Plan Policy EQ5.

26 J12 Phased contaminated land condition

"Before the development hereby permitted commences:

a. A contaminated land Phase 1 desk study report shall be submitted to, and approved in writing by the Local Planning Authority. Should the Phase 1 report recommend that a Phase 2 site investigation is required, then this shall be carried out and submitted to, and approved in writing by the Local Planning Authority. The site shall be investigated by a competent person to identify the extent and nature of contamination. The report should include a tiered risk assessment of the contamination based on the proposed end use of the site. Additional investigation may be required where it is deemed necessary.

b. If required, a scheme for decontamination of the site shall be submitted to the Local Planning Authority, for written approval. The scheme shall account for any comments made by the Local Planning Authority before the development hereby permitted is first occupied.

During the course of the development:

c. The Local Planning Authority shall be notified immediately if additional contamination is discovered during the course of the development. A competent person shall assess the additional contamination, and shall submit appropriate amendments to the scheme for decontamination in writing to the Local Planning Authority for approval before any work on that aspect of development continues.

Before the development is first brought into use:

d. The agreed scheme for decontamination referred to in clauses b) and c) above, including amendments, shall be fully implemented and a written validation (closure) report submitted to the Local Planning Authority for approval.

Reason: Contamination is known or suspected on the site due to a former land use. The Local Planning Authority (LPA) therefore wishes to ensure that the development can be implemented and occupied with adequate regard for public and environmental safety in accordance with policy EQ8 Contamination of the adopted Local Plan.

Supporting notes:a. An initial phase 1 desk study must be submitted with the original application and will include the aims and objectives, data collection, site reconnaissance (walk over survey), and development of the initial Conceptual Model (CM), which identifies all potential pollutant linkages on the site. The report should also make recommendations for the further gathering of information and or intrusive investigation. The full site investigation must include intrusive testing for soil and groundwater contamination, soil gasses, and leachate. The investigation shall be carried out at such points and at such depths as the LPA may stipulate. Risk assessments must adhere to current UK guidance and best practice.

b. The scheme for decontamination shall provide details of how each potential pollutant linkage, as identified in the conceptual model, will be made safe.

Informatives:

1 Granted with amendment, no pre-app

To assist applicants, the London Borough of Hounslow has produced planning policies and written guidance, which are available on the Council's website. The Council also offers a pre-application advice service. In this case, the Council's suggested improvements were adopted by the applicant.