PLANNING COMMITTEE [email protected] References: P/2020/1869 & P2020/1885 00607/AJ/P11 & 00607/AJ/L11 Address: St Lawrence’s Church, High Street, Brentford TW8 8EW Proposal: Change of use and external and internal alterations to St Lawrence's Church to flexible retail (Use Class A1-A5), business (Use Class B1) and community and leisure use (Use Class D1/D2), demolition of the existing vicarage and the erection of a new building for health and fitness use (Use Class D2) and construction of swimming pool facilities, new access, servicing, plant and landscaping (Planning) Listed building consent for change of use and external and internal alterations to St Lawrence's Church to flexible retail (Use Class A1-A5), business (Use Class B1) and community and leisure use (Use Class D1/D2) including new access associated works of hard and soft landscaping Applications received: 15 June 2020 1.0 SUMMARY 1.1 Planning permission and listed building consent is sought for the change of use of the disused St Lawrence’s Church to a flexible range of business (retail, food and beverage and commercial), community and leisure uses, alterations to restore the derelict church, and the erection of a new building for leisure use (gym) and a pool. 1.2 The site is part of Plot A of the wider Brentford Waterside development which was granted permission (00607/BA/P2) in 2015 for a major development of retail, commercial, and leisure uses and 876 homes. Alongside this wider scheme, separate applications for planning permission (00607/AJ/P10) and listed building consent (00607/AJ/P10) for change of use and works to the St Lawrence’s Church site were also agreed in 2015. 1.3 The current applications propose minor modifications to the design of the approved alterations and new building, plus a more flexible range of uses. These changes reflect the evolution of the scheme, including the reserved matters of the residential building to be provided on Plot A to the south of the church, and the need to maximise the range of potential uses of the disused Church to ensure it is brought back into use.
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PLANNING COMMITTEE
References: P/2020/1869 & P2020/1885 00607/AJ/P11 & 00607/AJ/L11
Address: St Lawrence’s Church, High Street, Brentford TW8 8EW
Proposal:
Change of use and external and internal alterations to St Lawrence's Church to flexible retail (Use Class A1-A5), business (Use Class B1) and community and leisure use (Use Class D1/D2), demolition of the existing vicarage and the erection of a new building for health and fitness use (Use Class D2) and construction of swimming pool facilities, new access, servicing, plant and landscaping (Planning)
Listed building consent for change of use and external and internal alterations to St Lawrence's Church to flexible retail (Use Class A1-A5), business (Use Class B1) and community and leisure use (Use Class D1/D2) including new access associated works of hard and soft landscaping
Applications received: 15 June 2020
1.0 SUMMARY 1.1 Planning permission and listed building consent is sought for the change of use of
the disused St Lawrence’s Church to a flexible range of business (retail, food and beverage and commercial), community and leisure uses, alterations to restore the derelict church, and the erection of a new building for leisure use (gym) and a pool.
1.2 The site is part of Plot A of the wider Brentford Waterside development which was granted permission (00607/BA/P2) in 2015 for a major development of retail, commercial, and leisure uses and 876 homes. Alongside this wider scheme, separate applications for planning permission (00607/AJ/P10) and listed building consent (00607/AJ/P10) for change of use and works to the St Lawrence’s Church site were also agreed in 2015.
1.3 The current applications propose minor modifications to the design of the approved
alterations and new building, plus a more flexible range of uses. These changes reflect the evolution of the scheme, including the reserved matters of the residential building to be provided on Plot A to the south of the church, and the need to maximise the range of potential uses of the disused Church to ensure it is brought back into use.
1.4 It is recommended that consent be granted to the applications as the proposed uses are compatible with the objectives for the regeneration and improvement of the town centre and the works would enhance the fabric and setting of the church, and the new building and landscape is consistent with the agreed scheme for the site and is complementary to other development proposed on Plot A.
2.0 SITE 2.1 The application site is comprised of the disused St Lawrence’s Church which fronts
Brentford High Street and the adjoining plot that accommodated the Old Vicarage, as well as part of the churchyard to the south. It is part Plot A, which is one of the eleven main plots that together comprise the major mixed-use redevelopment scheme known as Brentford Waterside, which is under construction on the southern side of Brentford High Street.
Image 1: Development Plots and Building Footprints – Brentford Waterside
2.2 St Lawrence’s Church, is a Grade II* listed building, on Historic England’s Buildings
at Risk Register. The Old Vicarage, which was adjacent to the church is undergoing demolition (agreed under the earlier P10 permission). A disused public drinking fountain and brick wall, part with railings adjoins the front boundary with a small graveyard are also located in front of the church.
2.3 The historic church has two elements, a 15th tower and the main part of the church
which dates from the mid-18th century. The disused church has suffered from neglect and vandalism though repairs were made in 1990 and more recently to make it watertight. The interior is in very poor condition though much historic detail including timber work and some memorials are intact.
2.4 To the south of the church and Old Vicarage is a churchyard which was used a burial ground. The site is within the Grand Union Canal and Boston Manor Conservation Area. The churchyard is heavily overgrown and has a number of mature trees that are subject to Tree Preservation Orders. Both the church and churchyard have been deconsecrated and there is no public access to them.
Image 2: Planning Application Site
3.0 PLANNING HISTORY 3.1 Planning permission 00607/BA/P2 was granted in 2015 for the redevelopment of
land to the south of Brentford High Street in Brentford town centre with a mixed use scheme of retail, commercial, leisure and 876 homes. At the same time, separate planning and listed building consents were granted for the restoration and change of use of the disused St Lawrence’s Church and burial ground (00607/AJ/P10 and L10) on part of Plot A. An Environmental Impact Assessment was submitted with the main application. The scheme is under construction with preliminary works underway.
3.2 The approved development includes the refurbishment of St Lawrence’s Church,
changing its use to a gym, the erection of a pool building to the south west and erection of a new changing/leisure building to the east of the church (replacing the Old Vicarage that would be demolished). This permission has been implemented.
3.3 The main permission also has a Development Specification and Design Code that
provide design guidance for each plot.
3.4 There is a concurrent application (00607/BA/P7) for the approval of reserved matters for a 7-storey residential building in the south-east corner of Plot A and associated landscaping.
4.0 PRE-APPLICATION PROCESS 4.1 Pre-application meetings – The applicant had a meeting with planning officers to
obtain advice on the prospective reserved matters submission.
5.0 DETAILS OF THE PROPOSAL 5.1 The applications seek minor changes to the approved works to the church and the
new gym and pool buildings, and would also widen the scope of permitted uses for the church. The original permission was for the change of use of the church to a gym. The current proposal seeks permission for a broader, more flexible scope of uses to maximise the opportunities to bring the church building back into use. It is now proposed that a range of business, retail and community uses be permitted, with these falling within the new Class E use class (retail, shops, restaurants, financial services, office space, health, nursery, day centre, gym), other uses including uses that now fall into classes F.1 and F.2 such as education, museum, exhibition hall, community hall, and indoor recreation, and also public house and takeaway use. Note that the government amend the Use Classes after the application was submitted.
5.2 As with the original consents, the proposals would restore the building fabric of the
church, repairing its exterior and interior and adapting it to allow it to be brought back into use. This involves the conservation of the roof and roof timbers (including replacing the temporary roof structure with a traditional roof), repair of rainwater goods, the external and internal wall finishes, securing the windows and doors and creating a workable floor finish and layout. The tower is to be restored internally and externally. Further works (subject to separate consents) are envisaged once an occupier/ tenant is found, to provide a final fit out of the interior. The main alterations would be the reintroduction of the upper level access, requiring a stair, lift and external fire escape staircase (to the east gable).
5.3 The new gym building, located on the site of the Vicarage, is three-storey and has a
contemporary box like form and is to be clad in profiled metal with large windows to each street frontage. The gym would have a height of 11.75m (17.95m AOD) to the top of its parapet. It has an entrance, therapy room, spa treatment room with hot and cold plunge pools, changing facilities and ancillary functions to the ground floor. The first and second floor provides the gym floorspace. The proposed swimming pool is designed on a raft foundation to minimise any impact on the sub-soil of the churchyard and existing tree roots. It would be positioned along the eastern boundary of the churchyard running parallel to the new road (Clitherow’s Yard).
5.4 In the original proposal a new pool was located to the southwest of the church and
the vestry at the front of the church was to be demolished. In the current proposal the pool is moved to the southeast of the church, to the rear of the new gym building, whilst the vestry is now retained (to accommodate possible storage and ancillary functions such as plant or a kitchen) with reference to the wider scope of uses now
proposed. The relocated pool has direct access from the gym (both being private residents’ facilities) and it also helps avoid the root protection area of high value trees and facilities public access to the new open space direct from the High Street.
Listed Building Works 5.5 The application proposes restoration works to the listed building with some limited
alterations to enable its reuse, the latter being summarised as follows:
Mezzanine: Installation of lightweight steel mezzanine floor below existing upper windows, retaining timber columns.
Internal stairs and small platform lift to mezzanine: New stairs to the south west corner of the building and lift in the south east corner.
New doors to south elevation: Two of the five paired lancet windows are proposed to be altered to doors to provide access to the gardens and terrace.
External fire stairs: to east gable, open frame.
New door to west elevation: Changing one window to an escape door.
Image 3: Proposed High Street Elevation
Image 4: Proposed Rear Elevation
5.6 Other works include repair of boundary walls across the front of the site, new piers
and gates, refurbishment of the historic drinking fountain, new boundary walls to enclose the proposed gardens and landscaping.
5.7 The proposals are designed to be integrated with the development shown in the
concurrent application for reserved matters approval, with new landscaping complementing the formal lawn and cloister structure proposed to the south of the church.
6.0 CONSULTATION 6.1 A site notice and a press notice advertised the proposal as a major application, with
consultation letters sent to statutory consultees and nearby properties. 6.2 The application was included on the Pending Decisions List (22 January-29 January
2021) sent to ward members of Isleworth and Brentford, local amenity societies and posted on the Council’s website for information.
6.3 A total of 10 responses were received of which 8 raised issues or provided qualified
support with some concerns. A summary of the relevant planning issues raised in the responses is given below.
Comment Response
Support Broadly support the principle and welcome the new approach to open up the church, churchyard & cemetery to the general public but concerned about effect on burials including War Graves.
Noted. The proposals include minor amendments to the previously agreed proposals for the site, reflecting the evolution of the design of the wider scheme, as well as aiming to improve the design and maximise opportunities to bring the church building into active use.
Works to the listed Church
The proposals would retain existing memorials and plaques within the building.
Delighted that these proposals will, after 60 years of disuse, present the opportunity to have the Church repaired and restored both inside and outside. Restoration of the interior and exterior of the Church needs to be carried out to the highest standards, with the utmost sensitivity, and retaining original features. Memorials to the interior should be restored where possible and others removed should be reinstalled.
An inventory of damaged monuments is to be carried out in order to assess the possibility of repair and restoration and cleaning. Details of the treatment of these elements will be sought via a condition. The proposals do not include reinstallation of other items removed (some being sold and others taken to Museums for the protection of their archaeological and historic interest) and these are not in the control of the applicant.
Design and Heritage Finishing materials should enhance Church’s long history. The proposed materials for the gym building are wholly inappropriate in the setting of the church. Gym building is excessive in height and insensitive in external design in relation to the church. Little details given on design principles, the relationship between this important site and adjacent buildings, including the church, accessibility for users, and the texture, contrast, and tone of external finishings. A contemporary design is the right approach for the building adjoining the church. Old Vicarage should be considered a listed building and it is of heritage significance and so should be retained. Its demolition is not justified and would cause the loss of a heritage asset, harm to the setting of the church and the appearance and character of the conservation contrary to the NPPF and HLP policy CC4 and this harm is not outweighed by the benefits of the development.
The building is of a scale and position that is similar to the previous planning permission. The proposed style and finishes would be are designed as a composition with the new residential building and would provide an interesting contemporary building that would not unduly compete with the church. The Old Vicarage had been included as a Building of Local Townscape Interest and is not mentioned in the listed building description for the church. Planning permission for its demolition was granted by approval of the preceding application 00607/AJ/P10 in 2015 and the building has recently begun to be demolished.
Ecology The scheme must conserve and enhance
The proposal would enhance the overall biodiversity if the site. Invasive weed species, including Japanese knotweed
the ecological value of the site. Welcome the proposals for planting within the Cloister Garden and Woodland, and the installation of wildlife boxes.
would be removed from the site. New tree and shrub planting are proposed and the existing trees of amenity and habitat value would be retained with protection during construction. A dedicated bat roost area is provided within the roof space of the church.
Transport Inadequate cycle parking.
Space for cycle parking is available at the front of the site. The amount of cycle parking recommended will be dependent on the final use of the church. A condition requiring the submission of details of cycle parking numbers and storage for approval prior to the use of the church has been recommended. The resident’s gym and pool is also within comfortable walking distance of the remainder of the development.
Sustainability Should work on removing gas boilers.
The energy system for the building is provided by the energy centre that serves the wider development (located in Building K) which has been granted consent in accordance with the original permission.
Churchyard and graves Impact on burial ground. The burials must be treated with respect and dignity and any removals must be conducted following proper process. Human remains should not be disturbed. The memorials, both in the Church and the burial grounds, form an important record of Brentford's history and should be celebrated in the arrival and cloister gardens. No plans to use headstones within proposed landscaping. Structures within the curtilage of the Church would also be listed buildings and need to be treated in a manner commensurate with their importance.
Work to construct the proposed buildings and landscaping require a separate licence approve details of the appropriate treatment of burials and existing headstones and memorials. Other headstones within the yard would be considered for potential incorporation within the final landscaping design. An appropriate proposal could be the relocation of headstones to the perimeter walls of the main amenity space, an arrangement that is often seen in historic churchyards including the site. A condition requiring details of the landscape proposals for the headstones on the site is recommended. Structures and items, including walls and monuments, within the grounds of the Church are given due consideration as listed buildings owing to their location within the curtilage of the listed building.
Gym and swimming pool The swimming pool and gym are private. Should consider opening up to public for a fee or at least to those living on the Docks and other nearby developments who will be affected by the development for a discounted monthly fee. Is it wise to build a gym and pool especially with Covid 19? Open air pool will be exposed to pollution from road, overshadowing and leaves from trees and buildings.
The swimming pool and gym are proposed for residents of the development scheme as per the original scheme for the site. The relocated pool allows for access to the open space from the High Street and a separate use for the church and helps minimise potential effects on the retained trees.
Other Water fountain/ trough should be retained where it is and brought into use. Disabled access.
The drinking fountain is to be restored in its current location. The applicant advises this would make it re-usable but they do not currently propose connecting water. The refurbished church and new gym would be fully accessible.
Uses within the Church building Query which uses are proposed. Seek clarity on the relative scale of retail, business, leisure and community uses. Inadequate information on how the re-use of the listed Church is to be satisfactorily tailored to each of the potential uses. The entire space should be available for community of Brentford as a whole.
The final use of the church is not known, however the range of uses proposed, would within the floor area available, be appropriate uses within the town centre. The building would be restored with the intention that future occupiers complete any necessary fit-out, subject to further listed building consent. The church would potentially be used for commercial, leisure or community uses, which differs from the agreed use which was solely commercial.
6.4 Historic England: No objection 6.5 Historic England has no in principle objection to these proposals, and recognise the
proposals do present clear opportunities to repair, restore and safeguard this exceptionally important Grade II* listed building which is in a poor condition. This would deliver heritage related public benefits and, ideally, removing the building from the heritage at risk register. The repair of the church is of the highest priority, we therefore welcome the production of the Carrig heritage and condition statement. Whilst the extent and detail of the conservation and repair work is fairly light in the rest of the submission, we welcome the report’s recommendations. In executing
these works, we would expect them to be undertaken by conservation accredited specialists, with experience of working with similar buildings. Should your Council be minded to approve the scheme, we recommend that conditions are imposed or further information and discussion is undertaken between the Applicant and your Conservation Officer, regarding the following:
Schedule of repair work to the church
Detailed method statements for the church repair, cleaning works and samples of new bricks, mortars, tile and timber finishes.
Details regarding the proposed raised floor in the church, including the interface between the raised floor, the column bases, and the surviving original tiling.
Details and samples of the proposed windows. 6.6 In addition we have directed your authority to attach a condition relating specifically
to the repair and restoration of the church and ensuring it is brought forward at an early stage in the site’s redevelopment.
6.7 Historic England (Archaeology): Condition 12 of permission 00607/AJ/P10 should
be repeated on any new permission as a number of requirements from that condition are to be addressed.
6.8 Transport for London: No objection. Conditions recommended in respect of
deliveries, construction logistics, travel plan and more details of cycle parking are needed.
6.9 Environment Agency: No objection (condition recommended).
7.0 POLICY
Determining applications for full or outline planning permission
7.1 The determination must be made in accordance with the development plan unless material considerations indicate otherwise. Local finance considerations must also be assessed.
The National Planning Policy Framework
7.2 The National Planning Policy Framework (NPPF) was revised on 19 February 2019. The National Planning Practice Guidance (NPPG) is an online guidance resource that supports the NPPF. Where pertinent, the NPPF and NPPG are material considerations that will be taken into account in decision-making The Development Plan
7.3 The Development Plan for the Borough comprises the Hounslow Local Plan
2015, the West London Waste Plan and the London Plan 2020. 7.4 The Council is undertaking Local Plan Reviews; the West of Borough Local Plan
review, the Great West Corridor Local Plan review and the Site Allocations Local Plan review. These plans have been submitted to the Secretary of State for examination, however their policies are afforded little weight at this stage.
7.5 The adopted Local Plan documents and emerging Local Plan Review documents
can be viewed on the Planning Policy pages of the Hounslow website.
London Plan GG2 Making the best use of land GG3 Creating a healthy city
SD6 Town centres and High Streets D3 Optimising design capacity through the design led approach D4 Delivering good design D5 Inclusive design D8 Public realm D12 Fire safety D14 Noise HC1 Heritage conservation and growth G1 Green infrastructure G4 Open space G6 Biodiversity and access to nature G7 Trees and woodland SI1 Improving air quality SI2 Minimising greenhouse gas emissions SI3 Energy infrastructure SI4 Managing heat risk SI5 Water infrastructure SI12 Flood risk management SI13 Sustainable drainage T4 Assessing and mitigating transport impacts T5 Cycling T6.1 Residential parking T7 Deliveries, servicing and construction
London Plan Supplementary Planning Guidance (“SPG”)
Accessible London SPG 2014 Character and Context SPG 2014 Shaping Neighbourhoods Play and Informal Recreation SPG 2012
Hounslow Local Plan Policies
TC2 Ensuring the vitality of town centres TC3 Managing the growth of retail and other main town centre uses TC4 Managing uses in town centres CC1 Context and character CC2 Urban design and architecture CC3 Tall buildings CC4 Heritage GB2 Local Open Space GB7 Biodiversity EQ1 Energy and carbon reduction EQ2 Sustainable design and construction
EQ3 Flood risk and surface water management EQ4 Air quality EQ5 Noise EQ6 Lighting EC2 Developing a sustainable local transport network IMP1 Sustainable development IMP3 Implementing and monitoring the Local Plan
8.0 ASSSESSMENT
8.1 The key planning issues are considered to be as follows:
A. Regeneration and Uses
B. Sustainability
C. Design and Heritage D. Impacts upon neighbours
E. Transport
F. Other matters
A. Regeneration and Uses
8.2 The National Planning Policy Framework (“NPPF”) sets out government planning policy for England and says the purpose of the planning system is to contribute to the achievement of sustainable development. Paragraph 11 of the NPPF says there is a presumption in favour of sustainable development, with development that accords with an up-to date development plan to be approved without delay.
8.3 Policy IMP1 of the Hounslow Local Plan (“HLP”) states that the Council will take a plan-led approach to all growth and development within the Borough that is considered to be in accordance with the principles of sustainable development as set out in the NPPF, with a balance of social, environmental and economic dimensions.
8.4 The application site is part of Site Allocation 17 in the HLP, which allocates land in Brentford for a mixed use development with residential, retail, leisure, cultural, community and waterspace related uses and provision for town centre car parking, with the objective to successful regenerate the town centre. The Spatial Strategy for Brentford and town centre policies TC2, TC3 and TC4 support new retail with a mix of leisure, entertainment and cultural uses wand greater connection with historic assets in the town centre.
8.5 The approved development scheme (00607/BA/P2) for the wider Brentford Waterside development and the related planning permission for St Lawrence’s Church and its churchyard (00607/AJ/P10) are consistent with the site allocation and also established the principle of the change of use of the church and the addition of a new building with gym use at the site.
8.6 This application seeks to broaden the range of possible uses for the church, to maximise the likelihood of it being brought back into use. All of the proposed retail, commercial, office, leisure and community uses would be appropriate in the town centre and activity and employment from each would enhance the vitality and vibrancy of the centre. Although a gym would have been an appropriate use of the church building, the opportunity for other uses that would better complement the new landscaping and publically accessible space is a improved outcome. Consolidating the private gym and pool to one part of the site also allows for a better site layout.
8.7 Part of the site is designated as open space. HLP policy GB2 seeks to protect existing Local Open Space from development, especially where it would lead to a deficiency in publicly accessible open space. In addition, new development on open space should continue to preserve its open character. In this instance planning permission has already been given for new development at the site, with outline permission for a new residential block to the southeast corner of Plot A (see separate reserved matters approval application 00607/BA/P7) as well as for a development similar to the current proposal. The proposed layout delivers a good area of new publically accessible open space within a high quality landscape and is considered acceptable given the extant planning permissions.
8.8 As the historic church building has been vacant and derelict for many decades, the proposal to restore it to active use is strongly supported. The new gym use in the building to be erected in place of the Vicarage and swimming pool were previously agreed and are consistent with HLP policy C14 which supports delivery of new leisure facilities is supported. Therefore, the proposals would create opportunities to improve the economic, social and environmental well-being of the area and this is consistent with objectives of the HLP to promote regeneration of Brentford town centre and the aims of sustainable development.
B. Sustainability 8.9 The LP and HLP encourage sustainable development through many policies
including promoting the use of energy efficient building design and materials, re-use of previously developed land and existing buildings, and location of development in or close to town centres and areas with good public transport.
8.10 The LP’s energy hierarchy should inform the design, construction and operation of new buildings. The priority is to minimise energy demand, and then address how energy will be supplied and renewable technologies incorporated within the development.
8.11 The original planning permission for the wider site agreed an energy strategy with a central heating and power network that would serve the whole development, with an energy centre located in Block K. This system will supply heating and part of the hot water requirements for the whole Brentford Waterside development and utilises natural gas. The approved sitewide energy strategy includes:
Use of passive design and energy efficient building fabric and servicing strategy
An energy efficient supply strategy through adoption of district heat network served by gas combined heat and power plant
An energy centre designed to accommodate future expansion to enable the integration of alternative low and zero carbon technologies
8.12 The new gym building would connect to this centralised system is consistent with the agreed energy strategy and the details submitted show the development will achieve the relevant carbon emissions reduction target of 35% (37.7% reduction) with this according to the requirements of the original permission.
8.13 Policy EQ1 of the HLP says all development should meet the CO2 reduction
requirements of the London Plan, and major developments should consider additional energy reduction measures. Further on-site renewable energy options were explored with the applicant however none were considered feasible or compatible with the agreed and committed energy system. Further modifications or alterations to the church building to add possible renewable energy sources were not considered feasible or appropriate given its heritage significance.
8.14 Given the proposed development utilises the agreed energy strategy for the wider
development and achieves the relevant requirements of the original permission it is satisfactory.
C. Design and Heritage
8.15 The NPPF states1 that the “Good design is a key aspect of sustainable development...” Planning decisions should ensure that developments will function well and add to the overall quality of the area for the lifetime of the development; are visually attractive as a result of good architecture, layout and landscaping; are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing discouraging appropriate change; establish or maintain a strong sense of place; optimise the potential of the site to accommodation an appropriate amount and mix of development; and create places that are safe, accessible and promote health and well-being.
8.16 The Council has a statutory duty under section s66(1) of the Planning (Listed Buildings & Conservation Areas) Act 1990, which requires that decision makers pay “special regard to the desirability of preserving” listed buildings or their settings.
Design 8.17 LP Policies D3, D4, and D5 require development to make the most efficient use of
land by optimising site capacity with high quality design. The HLP has policies with similar objectives. HLP policy CC2 states that the Council will retain, promote and support high quality urban design and architecture to create, attractive, distinctive, and liveable places.
8.18 The current application seeks minor changes to the approved development for the
site. These changes reflect the evolution of the design of the wider scheme, and also look to improve the design and maximise opportunities to bring the church building into active use.
1 Paragraph 124 of the NPPF.
8.19 The general layout is similar with the Vicarage building replaced by a contemporary
building (containing a gym), and new landscaping, however this building is now detached from the church. The vestry to the front of the church, which was to be demolished, is now retained, with this providing flexible space that would be suited to ancillary functions associated with a range of new uses for the church. For example it might provide retail storage, office space, or a kitchen for a restaurant use.
8.20 The location of the outdoor swimming pool is amended with it repositioned adjacent
to the gym and new road. This layout is satisfactory as it would mean the main public open space is more protected from noise and activity from the adjacent road, and would be complementary to the proposed leisure and commercial use of the former church. The applicant has advised this change also allows for a better relationship with the proposed gym building on Plot A, permits unobstructed public access from the north off the High Street (along the western boundary), and minimises excavation nearer to the protected mature trees on the site.
Image 5: Comparison of Outline and Proposed Layouts
8.21 The proposed gym building is also very similar in character to the approved building.
Its overall massing and height are compatible with the original scheme and emerging character of the town centre. Its materials, using dark finely profiled cladding, matches the proposed residential block on Plot A, completes the simple form of the building and distinguishes it appropriately from the church without being dominant.
8.22 Seen together with the new residential building and landscape proposals for the site,
the amended scheme would add positively to the existing townscape with good quality buildings and attractive spaces being created. Therefore the amended design is acceptable.
Heritage
8.23 HLP policy CC4 seeks to conserve and take opportunities to enhance the
significance of the Borough’s heritage assets as a positive means of supporting an area’s distinctive character and sense of history. LP policy HC1 has similar objectives.
8.24 The proposals include direct impacts on the significance of the Grade II* listed
building through alterations, repairs, restoration and additions, as well as indirect effects from erection of the new gym building in its setting. Works to boundary walls and new landscaping and to the monuments and headstones within the curtilage of the listed building are also considerations. Additionally, the site is located in the Grand Union Canal and Boston Manor Conservation Area.
8.24 As set out above, the principle of the development has already been established with
the grant of outline planning permission 00607/BA/P2 and 00607/AJ/P10, however the effects on the significance of the heritage assets of the amended design must be considered.
8.26 The proposed works to the listed building would be similar to those already granted
consent, with the exception of those works now proposed to facilitate a wider range of potential uses. Restoration and conservation works is to be carried out to the exterior and interior of the church. The changes from the earlier consent to provide access to a mezzanine floor, open doorways to the landscape space to the south and include disabled and emergency access and reversible interventions and are designed to minimise disruption to the existing building fabric.
8.27 The primary external change is the addition of the external fire stairs to the southeast
end of the building. This is a relatively discreet position and as they are a necessary addition that will help maximise the potential re-use of the church (through creation of the mezzanine space) the benefits arising from this addition outweigh any harmful impact on heritage value of the church. The other change to create two doorways from windows to permit access to the new terrace and open space to the south of the church would enhance the value of both the church space and landscaping by providing a direct connection. Notably images of the church indicate a doorway previously existed where one of the arched windows is now provided.
8.28 Further detailed descriptions of the restoration work and additions, including
conservation methods are necessary and these will be secured by recommended conditions. Additionally, work to restoration work to the church should be prioritised and condition requiring this work to be completed prior to use of the church is recommended. As the end user for the church is not currently known, it is expected that further listed building consent will be needed for any final fit-out of its space.
8.29 Effects on the heritage significance of the listed church and the appearance and
character of the conservation are also acceptable as given the restoration of the church and boundary walls, the good design of new buildings, new landscaping and overall improvement of the appearance of the site, the setting of the church and character of the area is enhanced.
8.30 Therefore subject to conditions in respect of materials and methods of work, the proposed development provides high quality buildings and landscaping and would contribute positively to the character of the area and so the application satisfies HLP policies CC1, CC2, CC3, CC4 and SC4, and LP policies D3, D4, D5, D9 and HC1.
D. Impacts on neighbours 8.31 The NPPF requires sustainable development, and as part of this development
should aim to minimise adverse effects on the local environment, which includes neighbouring properties. HLP policy CC2 requires new development to be of a design that minimises overbearingness and overshadowing, and which ensures satisfactory outlook, sunlight and daylight to surrounding dwellings.
8.32 The new uses proposed are compatible with the location of the site within the town
centre. The size of the new gym building is appropriate and it would not result in any undue overshadowing of any neighbour. Conditions controlling noise from any future plant and for management of deliveries to the site are recommended to minimise potential noise disturbance in the locality.
E. Transport
8.33 The NPPF seeks to actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations that can be made sustainable. The principle of the development has already been established and impacts on transport were considered acceptable.
8.34 HLP Policy EC2 which promotes a ‘car free’ or ‘low car’ development in appropriate
locations with good accessibility. The agreed scheme had no car parking for Plot A and as a town centre site provision of parking on the site is not desirable. There is an opportunity for Blue Badge parking to be provided in the forecourt of the gym building and a condition requiring further details of such parking and a travel plan is recommended. The wider development does include residential and retail parking within the basement to Buildings B and C, and the multi-storey car park on Plot G.
Servicing and deliveries 8.35 HLP policy EQ7 states that the Council will be working with the West London Waste
Authority boroughs to meet its waste apportionment, whilst promoting the prevention, re-use, recycling and recovery of waste, consistent with the waste hierarchy.
8.36 The proposal is for deliveries to be made from Brentford High Street utilising a hard
surfaced area at the front of the gym building (as per the previous consent). Further details for refuse and recycling waste storage and how collection/ servicing is managed by the estate management is to be required by condition, with these arrangements to be informed by the final user for the church building.
F. Other Environmental Matters
Flooding and Drainage
8.37 HLP policy EQ3 on flood risk and surface water management states that development should ensure that flood risk is reduced by ensuring that developments are located appropriately and incorporate any necessary flood resistance and resilience. The site is at risk of flooding, but is protected by defences. The new building has no habitable rooms and the finished floor levels are set above the required level to provide flood protection.
Ecology
8.38 Policy GB7 of the HLP seeks to enhance biodiversity and encourages the greening of the borough through landscaping, tree planting, and protecting existing trees. Surveys show the site is of ecological value for wildlife as the trees south of the church provide habitat and connects the area to nearby waterway habits though it has been affected by invasive weed species. The mature trees within the churchyard and trees edge along the western boundary provide nesting opportunities for birds and foraging for bats. The church itself has a bat roost (brown long-eared) in its roof.
8.39 The bat roost in the roof space is to be protected and enhanced through the permanent provision of a bat loft running the length of the apex of the church roof and suitable access points. Further details of this bat loft are to be submitted for approval and a separate licence under wildlife legislation is necessary.
8.40 The retention of mature trees across the site will retain habitat and a green route across the site. The removal of invasive weeds and new landscaping that introduces additional plant species will protect and enhance the biodiversity of the site. Condition 47 of the original permission also requires an Ecological Management Plan to be submitted for approval with this to include living roofs, bird and bat boxes, bug hotels, bee houses and log piles, as well a programme for how the ongoing management of these enhancements will be funded and monitored. Details of external lighting will also need to be submitted for approval, ensuring an appropriate low level lighting strategy can be secured.
8.41 With the existing and recommended conditions, the proposal would provide good opportunities to improve the range of plant species and enhance the biodiversity of the site.
Noise and Air Quality
8.42 The gym use and other proposed use are all potential sources of undue noise pollution. As the final uses are not yet established it is necessary to require conditions that control the hours of use and limit potential noise levels and these are recommended. Review of the air quality impacts of the development demonstrated that relevant air pollution criteria will not be exceeded.
Burial Ground
8.43 The earlier permissions for development of the site include conditions requiring various archaeological investigations and recording the condition of buildings to be completed. These have been largely completed in respect of the church and former
Vicarage. Further investigation of churchyard, which has some memorials and numerous human burials is required.
8.44 Since the closure of the church the site became disused its yard has become overgrown and many headstones were cleared with some memorials moved and others placed in piles some time ago. Other headstones and memorials have been moved to positions around the boundary. More recently some disturbed headstones were also moved.
8.45 The development that has permission would change the use of the churchyard to a mostly landscaped area, with new lawn, plants and trees, hard landscaping and some buildings, including a swimming pool. To enable the development the site would be cleared of memorials and human remains reinterred where required. Human remains may only be removed or disturbed with lawful authority. Permissions on consecrated land are also subject to ecclesiastical law. Otherwise secular controls apply, and authority must be obtained from the relevant government Ministry. There is precedent for the removal of human remains in the area
8.46 As the site and nearby land was vested in the Council following the making of a Compulsory Purchase Order (“CPO”) in 2018, the process for the management of the human remains on the site, including where remains can be relocated, recording of information and the removal of the headstones, would come from the Town and Country Planning (Churches, Places of Religious Worship and Burial Grounds) Regulations 1950 (“the Regulations”).
8.47 The Regulations set out that where a site is the subject of a CPO, and the land consists wholly or partly of a burial ground, the land cannot be used until affected remains have been removed and reinterred in accordance with the prescribed procedures. They also set out procedures requiring notice of proposed work to be given in respect of the remains and monuments, giving opportunity for personal representatives to remove these items. The Regulations also contain detailed provisions as to the moving of memorials, the manner of removal, certification and record keeping. The Department of Digital, Culture, Media and Sport is responsible for the issuing of a licence for works to removal human remains in this instance.
8.48 The potential for headstones to be relocated to the boundary of the site and incorporated in landscaping (as has historically been done on part of the western site boundary) will also be the subject of a condition. The final arrangements would however by governed by the requirements of any licence issued in respect of the burials. No burials in the front burial ground are to be disturbed.
8.49 To date preliminary archaeological investigations have been undertaken at the site including surveys of locations of graves and memorials including headstones and a programme for such archaeological works is to be overseen by Historic England with this already covered by condition 57 and 12 of the original planning permissions. Subject to the necessary licence being issued by the Department of Digital, Culture, Media and Sport, more extensive burial and monument recording will be undertaken following vegetation clearance to allow safe access and monument visibility prior to undertaking work that affects the buried human remains.
8.50 Therefore, noting the church has been deconsecrated, the extant permission, and that there is authorisation from the CPO, there are no legal or religious impediments to the removal of human remains or gravestones, subject to the necessary licence being obtained and prescribed procedures being followed. With the recommended conditions, remaining headstones, are to be incorporated within the landscape, helping to retain links to the history of the site.
Legal agreement
8.51 It is recommended that if planning permission is granted this is subject to the new permission being linked to the existing s106 agreement for the wider development as is the case for the previous permission 00607/AJ/P10.
9.0 Equalities Duties
9.1 The public sector equality duty applies to all council decisions.
9.2 A public authority or any person who exercises public functions must, in the exercise of those functions, have due regard to the need to:
(a) eliminate discrimination, harassment, victimisation and any other conduct prohibited by or under the 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.
9.3 Having due regard to the need to advance equality of opportunity, this 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.
9.4 This shall include, in particular, but is not limited to steps to take account of disabled persons' disabilities.
9.5 The exercise of public functions must have due regard to the need to foster good relations between persons who share a relevant protected characteristic and those who do not, in particular, to the need to:
(a) tackle prejudice; and
(b) promote understanding.
9.6 Compliance with these duties may involve treating some persons more favourably than others. This is not to be taken as permitting conduct that would otherwise be prohibited by or under the Act.
9.7 The relevant protected characteristics are: age; disability; gender reassignment; pregnancy and maternity; race; religion or belief; sex; marriage and civil partnership; and sexual orientation.
9.8 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 have 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.
10.0 LOCAL FINANCE CONSIDERATIONS AND THE COMMUNITY INFRASTRUCTURE LEVY
10.1 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).
10.2 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.
10.3 Most new development which 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.
10.4 This proposal would be liable to pay the Mayor of London CIL2 and Hounslow CIL which is index linked. The estimated CIL payable is to be determined.
11.0 CONCLUSION 11.1 The proposed development, inclusive of the change of use, new buildings and
landscaping and works to the listed building are satisfactory and strongly supported by policies of the Development Plan. The expanded range of potential uses is compatible with the objectives for the regeneration and improvement of the town centre and the works would enhance the fabric and setting of the church, and the
new building and landscape is consistent with the agreed scheme for the site and is complementary to other development proposed on Plot A.
11.2 The recommended conditions secure details that would appropriately manage
possible effects from the new uses on the local environment and ensure that existing heritage on the site is respected and that work carried out would be undertaken in appropriate manner, including the treatment of burials and memorials at the site.
12.0 RECOMMENDATION A: APPROVE PLANNING PERMISSION 12.1 That planning permission be granted with the following conditions (subject to any
minor variation of condition wording) and securing the abovementioned planning obligations by the prior completion of a satisfactory legal agreement or unilateral undertaking made under Section 106 of the Town and Country Planning Act 1990 and of highways agreements under Sections 38 and 278 of the Highways Act 1980 (at the appropriate time) and or other appropriate legislation, the exact terms of which shall be negotiated by appropriate officers within the Housing, Planning and Communities Department on the advice of the Assistant Director Corporate Governance.
The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 11 May 2021 or such extended period as may be agreed in writing by appropriate officers within the Housing, Planning and Communities Department or within Legal Services.
If the legal agreement or unilateral undertaking is not completed by the date specified above (or any agreed extended period), then the Chief Planning Officer or Head of Development Management 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, described in this Report.
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, the Chief Planning Officer or Head of Development Management 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.
If planning permission is refused following the failure to sign the S106 in time, the Chief Planning Officer or Head of Development Management (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
12.2 Conditions:
1 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 (as amended).
2 Approved plans
The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted therewith and approved by the Local Planning Authority, or as shall have been otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure the development is carried out in accordance with the approved details.
3 Approved Uses
The church building may be used for any use falling within Classes E, F.1 and F.2 of the Town and Country Planning (Use Classes Order) (as amended) and as a Public House or Takeaway.
Reason: To ensure the development is carried out in accordance with the approved details.
4 Hours of use
The use of the church building hereby permitted shall not be open to customers outside the following times:
7:00am to 11:00pm Monday to Saturday
9:00am to 8:00pm on Sundays and Bank Holidays
Reason: In the interests of the amenity of the area.
5 Materials
No development above ground level shall take place until
details and samples of all facing materials are submitted to and approved in writing by the Local Planning Authority. The samples and details shall include:
- brick/stonework (including brick/stone, feature brick panel, brick framing feature and mortar);
- tiles
- external cladding
- window treatment (including sections/reveals and on-site sample);
- any other materials/details to be used.
The development shall then be carried out in accordance with the approved details and maintained as such thereafter.
Reason. In order to safeguard the visual amenity of the area and buildings in particular and to satisfy the requirements of policies CC1, CC2, CC3 and CC4 of the Local Plan and London Plan Policy 7.6.
6 Sustainable sourcing of materials
A. No development above ground level shall take place until details have been submitted to and approved by the Local Planning Authority that demonstrate:
- At least three of the key elements of the building envelope (external walls, windows roof, upper floor slabs, internal walls, floor finishes/coverings) are to achieve a rating of A+ to D in the Building Research Establishment (BRE) The Green Guide of specification.
- At least 50% of timber and timber products are to be sourced from accredited Forest Stewardship Council (FSC) or Programme for the Endorsement of Forestry Certification (PEFC) scheme.
B. 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 details under Part A of this condition. The development shall be maintained in accordance with the approved details at all times thereafter.
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.
7 Land Contamination Before the development hereby permitted commences: a. Details of further intrusive site investigation are required in addition to the phase 1 desk study previously submitted. These details shall be 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. 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 LPA therefore wishes to ensure that the development can be implemented and occupied with adequate regard for public and environmental safety. Supporting notes: a. An initial phase 1 desk study has been submitted with the original application and is considered satisfactory. A
phase 2 intrusive investigation has been submitted but it did not fully describe the conditions on the site and further investigation is needed. The further investigation to be submitted will include investigation into outstanding contamination issues to be communicated by the local planning authority and allow the development of a site Conceptual Model (CM), which identifies all potential pollutant linkages on the site. 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. c. In some instances the LPA may require work on site to be ceased whilst the nature of additional contamination is investigated fully. d. The validation report shall revisit the site conceptual model, and provide evidence that each aspect of the decontamination scheme was carried out correctly and successfully. This report shall prove that the development is suitable for its new use. e. We request that site investigation reports or site plans be sent electronically to [email protected] or by post on a cd or dvd wherever possible.
8 Arrangements for Burials
No excavation of the site that would disturb human remains, other than agreed archaeological investigations, shall be undertaken unless it is carried out in accordance with the necessary consent obtained from the relevant Secretary of State.
Reason: To ensure appropriate arrangements are made for treatment of buried human remains at the site.
9 Gravestones and Memorials
Details of proposals for the relocation of existing intact headstones from the churchyard to the western perimeter of the site and incorporation with the landscape plan, subject to adherence to the necessary consents to be obtained from the relevant Secretary of State, shall be submitted to the Local Planning Authority for approval in writing, prior to commencement of construction of the residential building on Plot A hereby approved.
Reason: To protect existing historic items of interest on the site.
10 Bat Protection
Details of the bat loft within the roof of the church are to be submitted to the Local Planning Authority for approval in writing prior to any works to the church building. The agreed details shall be completed prior to the first occupation of the church building and shall be maintained in accordance with the agreed details thereafter.
Reason: To ensure adequate protection of the existing bat roost at the site.
11 Removal of vegetation – timing All removal of trees, hedgerows, shrubs, scrub or tall herbaceous vegetation shall be undertaken between September and February inclusive. If this is not possible then a suitably qualified ecologist shall check the areas concerned immediately prior to the clearance works to ensure that no nesting or nest-building birds are present. If any nesting birds are present then the vegetation shall not be removed until the fledglings have left the nest.
Reason: All wild birds, their nests and young are protected during the nesting period under The Wildlife and Countryside Act 1981 (as amended).
12 Construction Logistics Plan
No development shall take place, including any works of demolition, until a Construction Logistics Plan has been submitted to, and approved in writing by, the local planning authority. The Plan shall accord with TfL guidance and shall include:
i. a site plan (showing the areas set out below)
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, including means to control and manage access and egress of vehicles to and from the site for the duration of construction including phasing arrangements
vi. details of vehicle routeing from the site to the wider strategic road network
vii. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate
viii. 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. a scheme for recycling/disposing of waste resulting from demolition and construction works
x. 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
xi. commitment to liaise with other contractors in the vicinity of the site to maximise the potential for consolidation and to minimise traffic impacts.
xii. avoidance of peak hours for deliveries and details of a booking system to avoid vehicles waiting on the public highway
xiii. all necessary traffic orders and other permissions required to allow safe access to the site to be secured and implemented prior to commencement of construction
xiv. details of the construction programme and a schedule of traffic movements
xv. the use of operators that are members of TfL’s Freight Operator Recognition Scheme (FORS)
xvi. Confirmation that the footway and carriageway on Brentford High Street will not be blocked during the works of the development. Temporary obstructions during the works must be kept to a minimum and should not encroach on the clear
space needed to provide safe passage for pedestrians or obstruct the flow of traffic..
xvii. Confirmation that all vehicles associated with the works will only park/ stop at permitted locations and within the time periods permitted by existing on-street restrictions.
The approved Plan shall be adhered to throughout the construction period.
Reason. To ensure highway safety is maintained and preserved in accordance with policy EC2 of the Local Plan.
13 Delivery and Servicing Plan/ Road Safety Audit
Prior to the first occupation of the church and the first occupation of the gym, a Delivery and Servicing Plan (DSP) include for waste/ recycling, or a Road Safety Audit that covers the permitted use being commenced, shall be submitted to and approved in writing by the Local Planning Authority. The measures approved in the Plan or Audit shall be implemented and maintained permanently maintained. The delivery and servicing for the development shall be carried out in accordance with the approved details at all times thereafter. Reason: In the interests of road safety, in accordance with Hounslow Local Plan Policy EC2.
14 Hours of construction No demolition or construction work shall take place on the site except between the hours of 8:00am to 6:00pm on Mondays to Friday and 9:00am to 1:00pm on Saturdays and none shall take place on Sundays and Public Holidays without the prior agreement of the Local Planning Authority. Reason. To ensure that the proposed development does not prejudice the amenities of the locality in accordance with policies CC1, CC2 and EQ5 of the adopted Local Plan.
15 Travel Plan
Prior to occupation of any uses falling within Class F.1 or F.2 of the church building, a finalised Travel Plan shall be submitted to and approved by the Local Planning Authority. The Travel Plan shall be brought into effect upon occupation and shall continue in permanent operation thereafter, subject to any reviews and adjustments agreed with the Local Planning Authority. Reason. To support sustainable transport objectives; in accordance with Local Plan policy EC2.
16 Cycle parking Prior to occupation of the church building approved, full details (including manufacturer’s specifications) of all cycle stands for the occupants of, and visitors to, the development shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be fully implemented and made available for use before any part of the church is first occupied and thereafter retained for use at all times without obstruction. Reason: To support sustainable transport objectives; in accordance with Local Plan policy EC2.
17 Landscaping Prior to the commencement of works, details of both hard and soft landscape works for that Phase shall be submitted to and approved in writing by the Local Planning Authority. The works shall then be carried out as approved.
The detailed landscaping scheme shall include:
- soft planting: including any grass and turf areas, trees, planters, shrub and herbaceous areas including details of species, sizes, numbers/densities and sections of landscaped areas;
- a ‘Tree Planting Statement’ providing full details, locations, specifications and construction methods for all purpose-built tree pits and associated above ground features, including specifications for tree protection and a stated volume of suitable growing medium to facilitate and promote the healthy development of the proposed trees, ensuring each tree has a soil volume equivalent of 0.6 times its canopy area at maturity;
- hard landscaping: including ground surfaces, kerbs,
edges, ridge and flexible paving, furniture, steps, refuse disposal points and if applicable synthetic surfaces for both ground level and roof terrace level (where relevant);
- delivery/loading areas associated with each residential block entrance to allow sufficient space for deliveries to be taken at the entrance;
- fences and walls and any other boundary treatments,
- any play spaces and play equipment;
- any signage (Legible London) and information boards;
- brown (biodiversity) roofs/green walls (where relevant);
- any CCTV equipment;
- an external lighting strategy; and
- any other landscaping feature(s) forming part of the scheme.
The submission shall include a management programme for the lifetime of the development, which shall include: long term design objectives, management responsibilities and maintenance schedules for all hard and soft landscape areas, and details of any temporary landscaping (including boundary treatment) to be provided and management thereof.
All landscaping comprised in the approved details shall be carried out during the first planting and seeding seasons following completion of construction works. Any trees or shrubs planted (including any such replacements) which die within three years from the date of planting shall be replaced in the next planting season with the same species, and of comparable maturity. The development shall be carried out strictly in accordance with the details so approved and shall be maintained in accordance with the approved management programme.
Reason: To ensure a satisfactory appearance of the site and the adjacent the area, that the development will be accessible to all and in order that the Local Planning Authority may be satisfied that there will be ecological enhancements and as to the management of minor artefacts and structures, in accordance with Hounslow Local Plan policies CC1, CC2 and GB7. Reason: To support sustainable transport objectives; in accordance with Local Plan policy EC2.
18 Noise No development (except any demolition, site clearance,
ground investigation and remediation work) shall take place until a noise assessment has been submitted to and approved by the Local Planning Authority detailing the noise impact of the proposed uses hereby approved. This shall confirm the proposed noise sources and sound insulation performance of the building structures. The details submitted pursuant to this condition shall be approved in writing by the Local Planning Authority and fully implemented before the commercial use is first occupied or brought into use. Reason: To safeguard the amenities of adjoining residential properties; in accordance with Local Plan policies CC2 & EQ5.
19 Noise Before the first occupation or use of each individual commercial unit hereby permitted, details of timings that deliveries shall be taken or dispatched from the site shall be submitted to and approved by the Local Planning Authority. The development shall not be carried out otherwise than in accordance with the approved details. Reason: In order to ensure that deliveries and servicing is managed effectively so as to minimise impact upon the road network and safeguard the amenities of residential properties in the locality; in accordance with Local Plan policies CC2, EQ5 & EC2.
20 Noise Before any building services plant is used on the premises, a report and details/specifications shall be submitted to the Local Planning Authority detailing the effects of noise associated with the plant in accordance with the guidance presented within BS 4142:2014+A1:2019 (or any subsequent version of the standard). This shall confirm: (i) that the cumulative (total) level of noise from plant and machinery, including noise from mechanical ventilation/MVHR units, serving the commercial premises shall be 10dB below the background noise level at facade of any sensitive receptors or residential buildings nearby that might impact their amenity; and (ii) sound attenuation measures and use of vibration isolation mounts to minimise transmission of structure borne sound. The details submitted pursuant to this condition shall be approved in writing by the Local Planning Authority and fully implemented before the commercial use is first occupied or brought into use.
Reason: To safeguard the amenities of adjoining residential properties; in accordance with Local Plan policies CC2 & EQ5.
21 Flood Risk The development shall be carried out in accordance with the submitted Flood Risk Assessment reference 44559/4022 dated June 2020 and prepared by Stantec and the following mitigation measures it details: Finished floor levels of the Health and Fitness Unit shall be set no lower than 6.4 metres above Ordnance Datum (AOD). These mitigation measures shall be fully implemented prior to occupation of the gym building. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development. Reason: To reduce the risk of flooding to the proposed development and future occupants.
22 Energy Strategy
A) The development hereby permitted shall be implemented in accordance with the approved Energy Strategy.
B) Prior to first occupation of any dwelling within the development hereby approved evidence (e.g. photographs, installation contracts and As-Built certificates under the Standard Assessment Procedure/National Calculation Method) should be submitted to the Local Planning Authority and approved in writing to show that the development has been constructed in accordance with the approved Energy Strategy, and any subsequent approved revisions, and achieved at least a 37.7% reduction in emissions.
C) Upon final commencement of operation of any low and zero carbon technologies, suitable devices for the monitoring of the low and zero carbon technologies shall have been installed, and the monitored data shall be submitted automatically to a monitoring web-platform at daily intervals for a period of three years from the point of full operation.
Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with the London Borough of Hounslow Local
Plan Policy EQ1.
23 Air Quality - Construction
All Non-Road Mobile Machinery (NRMM) of net power of 37kW and up to and including 560kW used during the course of the demolition, site preparation and construction phases shall comply with the emission standards set out in chapter 7 of the GLA’ Supplementary Planning Guidance “Control of Dust and Emissions During Construction and Demolition” dated July 2014 (SPG), or subsequent guidance. The developer shall keep an up to date list of all NRMM used during the demolition, site preparation and construction phases of the development on the online register at: https://nrmm.london/ The developer shall also demonstrate that proposed development is compliant with Building Emissions Benchmarks (BEBs), specified in GLA’s Sustainable Design and Construction SPG (Apr. 2014). Reason: To minimise air pollution.
24 Archaeology
(A) No below ground development shall commence until the applicant (or their heirs and successors in title) has secured the implementation of a programme of archaeological assessment and field evaluation In accordance with a written scheme which has been submitted by the applicant and approved by the local planning authority in writing and a report on that assessment and evaluation has been submitted to the local planning authority. The report shall identify and assess the significance of any heritage asset of archaeological interest (including industrial heritage) which may be affected by the development. (B) Following the submission of the Part (A) report, no development below ground level shall take place until the applicant (or their heirs and successors in title) has submitted an Archaeological Mitigation Strategy and received written approval for it from the local planning authority. The Archaeological Mitigation Strategy shall for each phase of development identify the likely harm and specify appropriate measures to avoid, reduce and offset such harm, including: (1) Historic building and townscape recording (2) Controls over construction and demolition process,
(3) Design parameters for new foundations, other major groundworks, and their method of installation, where necessary to achieve preservation in situ. (4) Monitoring and management of the groundwater environment, where necessary to protect waterlogged archaeological remains (5) Provision for archaeological investigation in advance of and during damaging groundworks, including post-excavation analysis, publication and dissemination, and details of the professional standards and competence of the archaeological team (6) Contingency arrangements for major new discoveries (7) Provision for public outreach and contributions to public realm. (C) No development below ground may commence until the applicant (or their heirs and successors in title) has submitted an Archaeological Method Statement and received written approval for it from the LPA. The Archaeological Method Statement shall specify how all relevant aspects of the Archaeological Mitigation Strategy approved under Part (B) will be implemented for that phase and the development must be carried out in accordance with the approved method statement. (D) Each phase of the development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the Mitigation Strategy approved under Part (B), and the provision for analysis, publication and dissemination of the results and archive deposition has been secured. (E) A comprehensive written report of the archaeological investigations must be completed and published within three years of the completion of development and a copy provided to the Greater London Historic Environment Record.
Reason: To reduce the risk of flooding to the proposed development and future occupants.
Informatives:
1) 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 scheme was submitted in accordance with guidance following pre application discussions.
13.0 RECOMMENDATION B: GRANT LISTED BUILDING CONSENT
13.1 That listed building consent be granted for the proposed works subject to the following conditions:
1 Time Limit
The works to which this consent relates, must be begun not later than the expiration of three years beginning with the date of this consent.
Reason: To accord with the provisions of Section 18(1) of the Planning (Listed Buildings and Conservation areas) Act 1990.
2 Approved plans
The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted therewith and approved by the Local Planning Authority, or as shall have been otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure the development is carried out in accordance with the approved details.
3 Existing features
All existing internal features, including plaster work, ironwork, memorial plaques, doors, windows, staircases, staircase balustrade and other woodwork, shall remain undisturbed in their existing position, and shall be fully protected during the course of works on site unless expressly specified in the approved drawings.
Reason: In order to safeguard the special architectural and historic interest of the building including in the statutory list.
4 Detailed drawings and methods
Full details of the work and method of conservation in
respect of the following items shall be submitted to and approved in writing by the local planning authority before the relevant work is begun. The relevant work shall be carried out in accordance with the approved details and shall be completed prior to the first occupation of the church. A) Replacement windows (to be single glazed or with secondary glazing). Drawings at 1:5 with details of glazing bars at 1:1 of the proposed new windows.
B) New staircases, balustrades, platform lift and proposed fixings.
C) Replacement and rainwater goods.
D) Replacement roof slates.
E) Replacement bricks.
F) New doors.
G) New and repaired flooring and tiles.
H) Utilities and services.
Reason: To ensure the development is carried out in accordance with the approved details.
5 Schedule of works
A schedule of repair for the listed church, water fountain, interior memorials and plaques and the boundary walls shall be submitted to and approved in writing by the local planning authority before the relevant work is begun. The relevant work shall be carried out in accordance with the approved details and completed prior to first occupation of the church. Reason: In order to safeguard the special architectural and historic interest of the listed building.
6 Works
All new external and internal works and finishes and works of making good to the retained fabric shall match the existing adjacent work with regard to method used and to colour textile and profile, unless shown otherwise on the drawings or other documentation hereby approved or required by condition attached to this consent. Reason: In order to safeguard the special architectural and historic interest of the listed building.
7 Materials
No development above ground level shall take place until details and samples of all facing materials are submitted to and approved in writing by the Local Planning Authority. The samples and details shall include:
- brick/stonework (including brick/stone, feature brick panel, brick framing feature and mortar);
- tiles
- external cladding
- window treatment (including sections/reveals and on-site sample);
- any other materials/details to be used.
The development shall then be carried out in accordance with the approved details and maintained as such thereafter.
Reason. In order to safeguard the visual amenity of the area and buildings in particular and to satisfy the requirements of policies CC1, CC2, CC3 and CC4 of the Local Plan.
Schedule of Approved Drawings (Both Applications):
BWP1-MCM-A-XX-DR-A-GAP-1000 ST LAWRENCE'S CHURCH + LEISURE, EXISTING LOCATION PLAN A1 1:1250 P01 BWP1-MCM-A-XX-DR-A-GAP-1001 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED LOCATION PLAN A1 1:1250 P01 BWP1-MCM-A-XX-DR-A-GAP-1002 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED SITE PLAN A1 1:500 P01 BWP1-MCM-A-XX-DR-A-GAP-1003 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED BLOCK PLAN A1 1:200 P01 BWP1-MCM-A-XX-DR-A-GAP-1004 ST LAWRENCE'S CHURCH + LEISURE, SECTION + ELEVATION SCOPING PLAN A1 1:500 P01 BWP1-MCM-A-00-DR-A-GAP-1000 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED GROUND FLOOR PLAN A1 1:100 P01 BWP1-MCM-A-01-DR-A-GAP-1001 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED FIRST FLOOR PLAN A1 1:100 P01 BWP1-MCM-A-02-DR-A-GAP-1002 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED SECOND FLOOR PLAN A1 1:100 P01 BWP1-MCM-A-RL-DR-A-GAP-1003 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED ROOF PLAN A1 1:100 P01 BWP1-MCM-A-00-DR-A-GAP-1100 ST. LAWRENCE'S CHURCH PROPOSED GROUND FLOOR PLAN A1 1:50 P01 BWP1-MCM-A-01-DR-A-GAP-1101 ST. LAWRENCE'S CHURCH PROPOSED FIRST FLOOR PLAN A1 1:50 P01 BWP1-MCM-A-02-DR-A-GAP-1102 ST. LAWRENCE'S CHURCH PROPOSED SECOND PLAN A1 1:50 P01 BWP1-MCM-A-RL-DR-A-GAP-1103 ST. LAWRENCE'S CHURCH PROPOSED ROOF PLAN A1 1:50 P01
BWP1-MCM-A-ZZ-DR-A-SEC-1000 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED SECTION CC A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SEC-1001 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED SECTION DD A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SEC-1002 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED SECTION EE A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1000 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED SOUTH ELEVATION A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1001 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED NORTH ELEVATION (STREET) A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1002 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED NORTH ELEVATION (GARDEN) A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1003 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED EAST ELEVATION A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1004 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED WEST ELEVATION (LEISURE) A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1005 ST LAWRENCE'S CHURCH + LEISURE, PROPOSED WEST ELEVATION (CHURCH) A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SEC-1100 ST LAWRENCE'S CHURCH PROPOSED SECTION FF A1 1:50 P01 BWP1-MCM-A-ZZ-DR-A-SEC-1101 ST LAWRENCE'S CHURCH PROPOSED SECTION DD A1 1:50 P01 BWP1-MCM-A-ZZ-DR-A-SEC-1102 ST LAWRENCE'S CHURCH PROPOSED SECTION GG A1 1:50 P01 BWP1-MCM-A-ZZ-DR-A-SEC-1103 ST LAWRENCE'S CHURCH PROPOSED SECTION CC A1 1:50 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1100 ST LAWRENCE'S CHURCH PROPOSED NORTH ELEVATION A1 1:50 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1101 ST LAWRENCE'S CHURCH PROPOSED EAST ELEVATION A1 1:50 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1102 ST LAWRENCE'S CHURCH PROPOSED SOUH ELEVATION A1 1:50 P01 BWP1-MCM-A-ZZ-DR-A-ELE-1103 ST LAWRENCE'S CHURCH PROPOSED WEST ELEVATION A1 1:50 P01 BWP1-MCM-A-ZZ-DR-A-ELE-0005 NORTH ELEVATION CONTEXT A3 NTS P01 BWP1-MCM-A-ZZ-DR-A-ELE-0006 EAST ELEVATION CONTEXT A3 NTS P01 BWP1-MCM-A-ZZ-DR-A-ELE-0007 SOUTH ELEVATION CONTEXT A3 NTS P01 BWP1-MCM-A-ZZ-DR-A-ELE-0008 WEST ELEVATION CONTEXT A3 NTS P01 BWP1-MCM-A-ZZ-DR-A-ELE-0010 SOUTH INTERNAL ELEVATION CONTEXT A3 NTS P01 BWP1-MCM-A-ZZ-DR-A-DET-0002 CLOISTER DETAILS NORTH AISLE A1 VARIES P01 BWP1-MCM-A-ZZ-DR-A-DET-0006 SOUTH AISLE DOOR DETAILS A1 VARIES P01 BWP1-MCM-A-ZZ-DR-A-DET-0007 CHURCH INTERNAL SCETION DETAIL A1 VARIES P01 BWP1-MCM-A-00-DR-A-SUR-1000 CHURCH + VICARAGE- EXISTING GROUND FLOOR PLAN A1 1:100 P01 BWP1-MCM-A-01-DR-A-SUR-1001 CHURCH + VICARAGE- EXISTING FIRST FLOOR PLAN A1 1:100 P01 BWP1-MCM-A-02-DR-A-SUR-1002 CHURCH + VICARAGE- EXISTING SECOND FLOOR PLAN A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SUR-1003 ST. LAWRENCE'S CHURCH- SURVEY SECTION AA A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SUR-1004 ST. LAWRENCE'S CHURCH- SURVEY SECTION BB A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SUR-1005 ST. LAWRENCE'S CHURCH- SURVEY SECTION CC A1 1:100 P01
BWP1-MCM-A-ZZ-DR-A-SUR-1006 ST. LAWRENCE'S CHURCH- SURVEY SECTION DD A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SUR-1007 ST. LAWRENCE'S CHURCH- SURVEY NORTH ELEVATION A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SUR-1008 ST. LAWRENCE'S CHURCH- SURVEY EAST ELEVATION A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SUR-1009 ST. LAWRENCE'S CHURCH- SURVEY SOUTH ELEVATION A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-SUR-1010 ST. LAWRENCE'S CHURCH- SURVEY WEST ELEVATION A1 1:100 P01 BWP1-MCM-A-00-DR-A-DEM-1000 CHURCH + VICARAGE- GROUND FLOOR PLAN DEMOLITION A1 1:100 P01 BWP1-MCM-A-01-DR-A-DEM-1001 CHURCH + VICARAGE- FIRST FLOOR PLAN DEMOLITION A1 1:100 P01 BWP1-MCM-A-02-DR-A-DEM-1002 CHURCH + VICARAGE- SECOND FLOOR PLAN DEMOLITION A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-DEM-1003 ST. LAWRENCE'S CHURCH- DEMOLITION SECTION AA A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-DEM-1004 ST. LAWRENCE'S CHURCH- DEMOLITION SECTION BB A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-DEM-1005 ST. LAWRENCE'S CHURCH- DEMOLITION SECTION CC A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-DEM-1006 ST. LAWRENCE'S CHURCH- DEMOLITION SECTION DD A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-DEM-1007 ST. LAWRENCE'S CHURCH- DEMOLITION NORTH ELEVATION A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-DEM-1008 ST. LAWRENCE'S CHURCH- DEMOLITION EAST ELEVATION A1 1:100 P01 BWP1-MCM-A-ZZ-DR-A-DEM-1009 ST. LAWRENCE'S CHURCH- DEMOLITION SOUTH ELEVATION A1 1:100 P01
BWP1-MCM-A-ZZ-DR-A-DEM-1010 ST. LAWRENCE'S CHURCH- DEMOLITION WEST
ELEVATION A1 1:100 P01
Background Papers:
The contents of planning file referenced on the front page of this report, save for exempt or confidential information as defined in the Local Government Act 1972, Sch. 12A Parts 1 and 2
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