SUSTAINABLE DEVELOPMENT COMMITTEE 29TH March 2012

Myfanwy McNally e-mail: myfanwy.mcnally@hounslow.gov.uk

References: P/2011/0416 00139/C/P1

Address: Land fronting 210-304 and 1-13 Brabazon Road, Hounslow.

(Cranford Lane site)

Ward: Heston West

Proposal: Erection of 3 blocks, one block of three x 3 bed houses and two apartment blocks with a total of 34 flats within the Brabazon Estate. The application includes the landscaping works around the building and regeneration landscaping proposals throughout the estate.

Drawing numbers: Drawings Received 09/06/2011

12168_02_04; 12168_02_05; 12305_02_01; 12305_02_02; 12305_C5B_01_00; 12305_C5B_02_00; 12305_C5B_02_02; 12305_C5B_02_03; 12305_C5B_02_04; 12305_C5B_02_05; 12305_C5B_02_06; 12305_C5B_02_07; 12305_C5B_02_08; 12305_C5B_02_09; 12305_C5B_02_10 Statements: 09/06/2011

• Design and Access Statement

• Energy Assessment

• Code for Sustainable Homes Pre-Assessment Report

• Sustainability Statement

• Transport Assessment Revised Landscape drawing received 14/03/2012 12305_C5B_02_01

Application received:

09/06/2011

1.0 SUMMARY

1.1 Planning permission is sought to erect 3 buildings, one block of 3 x 3 bedroom terrace houses, and two apartment blocks containing 34 residential units on local open space.

1.2 Whilst the Council seeks to protect all open space from harmful development, the nature of the open space and its current benefit to the local community needs to be weighed against the ability to provide a

considerable number of affordable homes and the broader improvements to the Brabazon Estate generally.

2.0 SITE DESCRIPTION

2.1 The application site sits within the Brabazon estate, a low rise suburban housing estate dispersed with open green spaces. The site is a green which currently contains groups of trees and self seeded bushes. The site forms part of a larger verge which dissects the Brabazon Estate from Cranford Lane. This verge is designated as Local Open Space.

2.2 To the west is a selection of two storey semi-detached house and to the

south is two storey semi-detached and terrace properties and a three storey block of flats. To the north of the site, on the other side of Cranford Lane is the Parkway Trading estate, which comprises industrial ‘sheds’.

2.3 The site has a ‘very poor’ public accessibility level (PTAL), but the 111 bus

route (Heathrow – Hounslow – Kingston) runs from along Cranford Lane. The H28 (Bulls Bridge Tesco – Osterley Tesco) also runs through the site.

2.4 An application to designate this site as a Village Green has been lodged

and is currently being processed. The Village Green status application is currently pending, but the Village Green act stipulates that any planning permissions that could be given on this site would not be able to be built out until an outcome of the Village Green application has been received. This does not preclude the granting of any planning permission.

3.0 HISTORY

3.1 This application forms part of a regeneration programme that spans 6 estates in the Heston Area. This is one of three applications located within the Brabazon estate which is included on the agenda for decision.

The regeneration programme

3.2 The Council has been successful in securing £6.55m in grant funding from the London Housing Board for the delivery of new homes and estate regeneration works in Heston. The estate regeneration scheme aims to deliver 155 new homes in total, 87 (56%) of which will be affordable homes and 68 (43%) of which will be for private sale. These new homes are to be delivered across 6 estates and on up to 20 small in-fill development sites. The programme will also deliver estate regeneration and improvement works such as landscaping, secure entry systems to flatted blocks and improved play facilities. These wider estate improvements are to be secured through a Development Agreement between Hounslow Homes, Lovells and the Council.

3.3 The estates included in the programme are:

- Heston Farm estate (former Passingham House site) - Brabazon estate - Harlech Gardens

- Norman Crescent - Northfields - Redwood estate.

3.4 The Estate Regeneration Project team (comprising officers from the Council and Hounslow Homes with representatives of developer Lovell Partnerships and Sprunt Architects) has carried out a programme of in-depth consultation with residents, on an estate by estate basis, on new build and regeneration proposals.

3.5 The housing mix across the whole regeneration scheme would achieve the following:

• A minimum of 50% affordable homes to be delivered.

• 70% of the affordable homes to be for affordable rent and 30% for intermediate housing. This is in compliance with the Borough’s identified housing need as recommended in the LB Hounslow Strategic Housing Market Assessment.

• The Mayor’s London Plan targets of 42% of affordable rented homes and 16% of intermediate homes to be 3 bedroom or larger to be met or exceeded. The intended unit mix to be delivered (as shown in the table below) would deliver 68% of the affordable rented homes and 20% of the intermediate homes with 3 or more bedrooms. This housing mix aims to help address overcrowding issues in the borough.

• An overall housing mix which provides homes for private sale, intermediate housing and affordable rent and a range of 1,2,3,4 and 5 bedroom properties.

3.6 An indicative housing mix to be provided across the whole programme is as

follows:

Affordable rent

Intermediate Private sale Total

1bed 0 0 14 14

2 bed 20 20 40 80

3 bed 30 5 10 45

4 bed 12 0 4 16

Total 62 25 68 155

3.7 Initially, it had been intended that the new homes would be delivered and

owned by the Council’s Arms Length Management Organization Hounslow Homes, however following a Member decision taken on 21/10/09 it is now intended that the affordable homes will remain in the Council’s ownership. This is subject to variation depending on which organisation is best placed to secure any additional grant funding or borrowing that may be required in order to deliver all the units. In either case, the Council will retain 100% of the nominations to the affordable homes.

3.8 Some sites within the programme will be sold to developer Lovell Partnerships at open market value for development of the private sale homes. The revenue from these land receipts will be recycled within the programme to fund the construction of the affordable homes. Lovell will be party to the development agreement and will develop all of the sites within the regeneration scheme.

Brabazon Estate

3.9 Three sites within the Heston Estate redevelopment programme are placed within the Brabazon Estate. Prior to the drafting of these proposals, a number of consultations were carried out with the local residents. This comprised four events discussing the various possibilities for development on the Brabazon Estate and surrounding roads and on two occasions members of the project team met with the Brabazon Estate Residents’ Association to discuss the development options.

3.10 The regeneration project team carried out a series of consultation events with residents of the Brabazon Estate between April 2008 and April 2010, and residents’ feedback has been incorporated within the development plans as far as possible. All residents of the estate have been invited to these events to view proposed plans and to submit comments. The consultation events also established that the open spaces within Brabazon Estate are valued by the residents, but that much of the space is bland, lacks ecological diversity, contains shrubs often capture litter, and some aspects encourage anti-social behavior. As part of the justification of this level of building, the proposal includes detailed landscape and infrastructure proposals to be implemented across the estate, beyond the tree sites which are proposed to be developed. The wider landscape improvement works would comprise the following:

• Security

New security controlled entrance systems would be installed at the flat developments on the site

• Refuse

Refuse storage will be provided within each new development, however the storage at the existing residential blocks will also be improved. These have been designed with the aim of enhancing the appearance of each flat building. The new storage areas would be constructed out of weldmesh panels fixed onto a curved steel frame. They would be completed with climbers planted adjacent to them to create a natural scene. Separate storage areas in a similar design would be provided for recycling storage

The commercial units fronting Brabazon road would also receive new formalized bin storage areas, alleviating current problems with bin collection and the appearance of the rear of this site.

• Play

To the north of the central play area a new play area would be established.

This would include elements of “natural play” with mounding, planting, boulders and other natural features in addition to traditional play equipment

To the south of the site a new toddler play are would be installed. This would contain mounding, planting and a small selection of play equipment.

• Steetscene

The flats across the estate would be enhanced with low railings and new hedge planting defining their front boundaries. This would result in an enhanced managed street scene boundary to the development

• Green Space

To the north of the large open space, additional tree and shrub planning would be provided to the rear of the new play area to provide protection and screening for the residents to the rear.

The majority of the central green space will be left as level, providing a space for ball games and team activities. Around the edge of this space a new maintenance programme would be adopted which allows grasses to grow longer with more meadow style planting management. This would encourage biodiversity, include visual diversity and reduce management costs.

The open area to the south east of the site would be retained and newly managed with long grasses and wildflowers. It is hoped to encourage higher levels of congregation here to reduce fear of crime.

• Landscape Management

All the proposed elements would be maintained with new management plans or the areas of green space proposed to be improved.

3.11 These estate wide improvements would result in an improvement in the overall appearance of the estate, and increase usage of the open areas, while the development programme rationalises the remaining open space, enabling some to be used as development sites.

4.0 DETAILS

4.1 The Cranford Lane site provides the largest private sale provision of the whole estates programme. It proposes a total of 37 units (all private) on the corner of the verge fronting Cranford Lane. (See Appendix One for site Layout)

4.2 The unit break down would be as follows:

Type 3 Bedroom House

1 Bedroom Flat

2 Bedroom Flat

3 Bedroom Flat

No of units 3 3 27 4

4.3 The housing element, to the south west corner of the site would comprise a set of three terrace houses fronting Brabazon Road. They would measure 7.0m in height and 6m in width each. The houses would be finished with a flat roof and provide a rear garden measuring 32.4m2. Each roof would also contain solar panels as a way of achieving the sustainability targets. The houses are to be finished in a red brick, with white render to the upper level. Timber balustrades are to be provided to the first floor terrace to the front of the property and a dark grey finish will be applied to the doors and windows. The photovoltaic panels on the roof will be visible from a distance, given that they are to be located on a flat roof.

4.4 On the north west corner of the verge, a new apartment block would be erected. This would provide 12 x 3 bedroom flats. The block would measure 13m in height and be positioned facing the corner with an additional ‘wing’ to the south. Pedestrian entrance to the block would be provided on the corner of Cranford Lane and Brabazon Road and to the rear. At ground floor, all the units would be provided with private gardens, at first, second and third floor each unit would have a balcony.

4.5 To the north of the site a further apartment block would be erected containing 19 units, comprising 1 X 1 bedroom unit, 14 x 2 bedroom units and 2 x 3 bedroom units. The block would predominately follow the straight line of the highway, but would be recessed at different points. The building would be predominately four stories at 13m, but would reduce in height on the east boundary to three stories at 9m in height. Pedestrian entrance to these units would be provided by two stair cores which face directly onto Cranford Lane. At the ground floor all units would have private terraces, and at first, second and third floors each unit would have a balcony.

4.6 The scheme would provide 34 car parking spaces along the perimeter of Brabazon Road to the rear of the proposed blocks, and one to the front of each house, creating a total of 37 spaces. The parking to the rear is laid out in two bays of angled parking each with direct access from Brabazon Road as well as a semi circle of parking to the eastern end of the site. The parking areas would be finished with a heavy duty, grass grid permeable paving.

4.7 Refuse and recycling storage would be provided at three points across the scheme, two behind the singles storey wall which joins the two apartment blocks, where cycle storage would also be provided, and a further one on the east elevation.

5.0 CONSULTATIONS

5.1 130 letters were sent to neighbouring residents on 15/06/2011. Site and press notices also advertised the application. 15 responses were received including one petition containing 417 signatures that was received prior to the submission of the application in December 2010. Comments received include:

Comment Response

The development is opposed as it is on open space which is appreciated by all Brabazon Residents

See paragraph 7.2- 7.11

The proximity of the buildings to Cranford land and their design, height and size do not enhance the street scene. They also destroy the look, feel and sprit of the Brabazon Estate.

See paragraph 7.20- 7.29

It is the only bit of green we have. Many people use the green for recreational purposes including walking dogs, and is part of many residents daily routine. It is an important area for children to play in.

See paragraph 7.2- 7.11

The development will result in increased pollution from cars and rubbish.

The scheme provides appropriate provision for refuse and recycling

The Council are failing to listen to the voice of over 400 people who are opposed to the building.

Consultation has been carried out by the Coucnils Housing Department. See paragraph 3.10 above.

The application fails to enhance the lives of local people, contradictory to UDP policy.

See paragraph 7.2- 7.11

The parking area proposed is ugly. Landscaping proposed does not reduce the impact of this.

The parking area has been reduced and surfaces are to be permeable rather than more traditional tarmac.

The proposal fails to comply with UDP policy ENV_N.1 to protect and maintaining the open nature of open spaces. The site is within an area of open space deficiency.

See paragraph 7.2- 7.11

Why is the development going ahead when the Council is trying to save money and a loan would be required for the scheme.

There is a significant need for new affordable homes in the borough, and affordable housing is one of the Council’s key priorities. The capital generated from this particular development would be used towards funding the affordable homes, thereby minimising the amount that needs to be borrowed. In addition the Council has secured a significant level of external grant funding for the regeneration programme.

The scheme will stretch local resources even further (health, schools, transport)

See Issue 8

Cranford Lane is very busy and dangerous, many accidents have occurred there recently, increasing the population on this site would make this situation worse.

See Issue 6

The site is only served by the 111, which is already stretched to its capacity.

See Issue 6

There are a number of parking problems in the estate currently which would be made worse by this development.

See Issue 6

The proposal is contrary to UDP policies:

ENV-N.1, Chapter 6, Chapter 13, PPG 17 and a number of London Plan Policies.

See paragraph 7.2- 7.11

Increased housing could give rise to increase crime problems.

Is not clear how this increase in housing would automatically increase crime. However, the scheme has been designed in line with the principles of ‘secured by design’.

The proposals will devalue properties for private home owners.

This is not a planning objection.

5.2 Heston Residents Association:

Heston Residents Association have raised an objection to the scheme on the following grounds:

• This land area provides not only a vital amenity space -a green area- between the Estate and Cranford Lane, but it is a vital and necessary buffer; a vital and essential part of the architect’s original design concept for the Estate.

• It places occupiers of the potential build in the unenviable position of being offered accommodation in an unsatisfactory location on a busy road.

• The buffer “effect” of the green area has gained greater importance as traffic on Cranford Lane has increased in recent years, particularly with the development of trading estates on the north side of Cranford Lane, plus the proximity of the Parkway, Heathrow and easy access to the M4/M25/M40.

• To build on this green area is to encourage urban sprawl, I believe this green area was a fence against such sprawl.

• This is not a brown field site area and it is therefore inappropriate to build on it. Further I consider the proposal to build on this area to be both irresponsible and indeed immoral.

• The transport report exaggerates the ease with which Hounslow West underground station can be accessed.

• The PTAL rating is low; the public transport service needs to be reviewed.

• The lengthy 111 bus service can be the subject of significant delays.

• The impact on the local infrastructure of the build (plus P/2011/0417 & 0389) is significant particularly on school places and GP services.

• The original proposal to build housing on the Brabazon Estate did not envisage using this area for further development. This proposal was a fall-back compromise following local criticism of building elsewhere within the Estate. This is not seen as being satisfactory and further justifies the need to retain this land area untouched, as it is.

• Whilst the transport report indicates low accident rates, with the prospective increase in residential units with children, there is a real need to review road safety on Cranford Lane.

• Although funding may be made available for this proposed development, and whilst there is an accepted need for housing particularly social/affordable The land area on which it is proposed to build residential units is an important integral part of the original design concept of the Brabazon Road Estate area and should not be built on.

5.2 Heston and Cranford Area Committee

The application was referred to the Heston Area Committee on the 1st December 2011, the following issues were raised;

• A lot of new housing has been provided in the area, as such provision should be made for contributions to health care as well as the provision of apprenticeships in construction.

Comment: Both of these are to be secured through the s106

• There are already parking problems in the area.

Comment: See paragraphs 7.59 to 7.62

• How would improvements to existing buildings be funded?

Comment: The regeneration of the estates is funded by the development and sale of private units and Council land which is then reinvested into the regeneration programme.

• Play space for small children and areas for older people to exercise should be provided.

Comment: The overall scheme provides for a variety of improved access to open space provision. Further details to be provided by addendum.

6.0 POLICY

Determining applications for full or outline planning permission

6.1 When determining applications for planning permission, the authority is required to have regard to the development plan, so far as is material, and to any other material considerations. In addition, the determination must be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan

6.2 The Development Plan for the Borough comprises the Council's Unitary

Development Plan (UDP), Employment Development Plan Document, Brentford Area Action Plan and the London Plan. The emerging Core Strategy

6.3 On 12 July 2011, the Council's Cabinet approved that the Core Strategy "Preferred Strategy" should go out to consultation. As emerging policy, the Local Planning Authority (LPA) considers that the emerging Core Strategy is capable of being a material consideration. Given that the emerging Core Strategy is still in the consultation stages, the LPA considers that in general limited weight can be given to it at this stage and that where a specific core strategy policy is engaged by an application greater weight may be attached. The draft National Planning Policy Framework

6.4 The consultation on the draft National Planning Policy Framework (NPPF) closed on 17 October 2011. The NPPF is not yet in force and may be subject to amendment. Nonetheless, as emerging policy, the Local Planning

Authority (LPA) considers that the NPPF is capable of being a material consideration. As the Planning Policy Statements, Guidance notes and Circulars remain in place until cancelled and given that the NPPF may be subject to amendment, the LPA considers that very limited weight can be given to the NPPF at this stage.

7.0 PLANNING ISSUES

7.1 The main planning issues to consider are:

1. Principle of a residential development;

2. Design and appearance;

3. Housing Standards

4. The proposal’s impact on neighbouring land uses;

5. Environmental Considerations;

6. Transport and Access;

7. Whether sustainable building principles are applied; and

8. The potential of the proposed development to secure planning obligations

Issue 1: The principle of the proposed residential development

7.2 Government Policy and Guidance in the form of PPS1 (Sustainable Development) and PPS3 (Housing) encourage a systematic sustainable approach to the selection of land for development, with preference given, among others, to previously development land.

7.3 The Mayors Interim Housing Supplementary Housing Guidance (designed to provide additional guidance until the updated London Plan is released in 2011/12) was published on 21st April 2010 to specifically help Council’s deal more effectively with development on private garden land, relationships between housing, density and quality and affordable housing targets.

7.4 London Plan Policy 3.3 (Increasing London’s Housing Supply) recognises the need for more homes in London in order 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.

7.5 London Plan policy 7.2 (All inclusive design) states that The Mayor will require all new development in London to achieve the highest standards of accessible and inclusive design. Policy 7.4 (Local Character) states that development should have regard to the form, function and structure of an area, place or street and the scale, mass and orientation of surrounding buildings. All development should improve an area’s visual or physical connection with natural futures.

7.6 However, the site is classified as Local Open Space. London Plan Policy 7.18 (Protecting local open space and addressing local deficiency) states that the loss of locally protected open space must be resisted unless equivalent or better quality provision is made within the local catchment area.

7.7 UDP policy ENV-N.1.11 states that Local Open Spaces are spaces which provide essential visual breaks in built up areas, contribute to local amenity and meet, or are capable of meeting recreational needs. It goes on to state that planning permission will not, except in very special circumstances, be granted for development on Local Open Spaces. Further, it is important to not only protect open space, but also ensure that opportunities are taken to improve the amenity value and to increase public access within areas identified as having an Open Space Deficiency. Planning permission will not normally be granted for any development which would result in the loss of, encroachment upon or form and intrusive element in the overall aspects of public open spaces, including public parks, gardens and nature conservation areas, among others.

7.8 The scheme proposes to build on local open space and as such exceptional circumstances need to be established before the principle can be considered to be acceptable. The case as outlined by the applicant includes the following:

• The development of this site, and the capital it would produce, would secure the building of 87 new affordable homes in the Heston area – an area which has a critical affordable housing under provision. This provision is critical to achieving the Councils affordable housing promises. Overall, the Heston Estates regeneration scheme achieves 56% affordable housing, making a significant contribution towards Pledge 3 of the Hounslow Plan which sets a target of 2500 new affordable homes.

• The proposal includes significant improvements to the remaining open spaces on the Brabazon Estate. This includes new managed green spaces, new play areas, new management contracts, new parking, new bin stores and new boundary treatments.

• The development site is least sensitive as it is at the edge of a large grass verge along Cranford Lane. During the consultation process, residents raised that there were security and anti-social behaviour issues associated with the site. Much of the verge will remain.

• The housing would provide a further barrier for those residents at the north the Brabazon estate from Cranford Lane.

• The landscaping within the site would reduce the impact of the development on resident’s outlook.

7.9 Although it is acknowledged that some of the residents on the Brabazon Estate consider these pieces of land to be of high amenity value, others through the consultation process have been concerned at anti-social

behaviour that has occurred and had thought that this area of land, if any is to be used is more appropriate. Given the special circumstances outlined above, it is considered that the proposal meets the tests of policy ENV-N.1.11.

7.10 There is clearly a need to provide more housing within appropriate locations in the Borough, especially in relation to affordable housing. Setting aside the Local Open Space designation, the site is suitable for residential development given its location alongside the existing estate, with local shops and with some access to public transport.

7.11 The value of the local open space needs to be weighed against the benefits to be gained in facilitating a redevelopment proposal across the six estates. This land does provide a buffer and the outlook of residents facing it will definitely be altered. However, the amenity value of the land is considered limited as it has no screening from Cranford Lane. On balance, it is considered that benefits of the scheme can be considered as special circumstances and the principle of redeveloping this area of open space in the broader context of the regeneration scheme is considered to be acceptable.

Issue 2: Design and Appearance

Mass and Scale

7.12 The proposed development is located within an existing housing estate, where there is a mix of housing types (terrace, semi-detached and flats), but where no buildings are higher then 4 stories, the majority of buildings are brick built.

7.13 This site occupies a unique plot within the estate, being separated from the majority of other houses. The finished scale and mass would be greater then the majority of the existing estate; however the proposal does include two storey houses, three storey elements and proposes modest buildings widths, which are elements evident throughout the Brabazon Estate.

7.14 The mass of the proposal would be placed to the front of the verge, furthest away from the closes residential properties. Whilst still providing a landscape buffer along Cranford Lane, the proposal would provide a new frontage to this street.

Height

7.15 The proposal would comprise a mix of height, from two storey houses, to four storey apartment blocks. The range of heights reflects the positioning of the proposal, with the proposed house positioned adjacent to the existing estate houses and the higher elements on the corner furthest from existing house.

7.16 It is acknowledged that the proposal would insert four storeys into an estate which does not have properties of this height currently, however on balance, it is a modest increase to what is evident across the estate currently, and would create a feature of the new entrance to the Brabazon Estate.

7.17 The proposal is a modern addition to this existing piece of open space, and would create a new entrance environment for the estate. It is therefore considered that the additional height on the Cranford Lane frontage is acceptable and would not harm the overall atmosphere of the estate.

Position

7.18 The development would be located on a site which has not previously been used for residential purposes. There is therefore no existing position form to relate to. However, as noted above, the site would create a new ‘entrance’ to the estate and the position of the development reflects this role. The high corner element will be visible from both approaches on Cranford Lane, markedly different from existing estate properties.

7.19 The position of the parking would mean that it is ‘hidden’ from predominant views of the site from the street of Cranford Lane and the parking detail to the east would provide a focal point on the eastern approach.

Design

7.20 PPS1: Delivering Sustainable Development, states that development should contribute positively to making places better for people. This states that design which is inappropriate in its context, or which fails to take opportunities available for improving the character and quality of an area and the way it functions should not be accepted.

7.21 The scheme has attempted to assimilate into the general appearance of the estate, but with the inclusion of the elements which are required in new housing developments.

7.22 There is no doubt that the proposed buildings would represent modern additions to the original estate – markedly different from those buildings that surround it. However, it is considered that the buildings reflect the position of the site. Brick is proposed to be used in the majority of elevations, with some incorporation of rendered elements.

7.23 The corner element responds to its corner position facing Cranford Lane. This also provides pedestrian access to the building, creating a new focal point in the area.

7.24 The modulation in building height and building lines would provide interest to the frontage, whilst maintaining a landscaped buffer to the front elevation, promoting the continuation of the landscaping on the remaining verge.

7.25 The houses proposed would reflect the built form of the apartment blocks, but in a smaller scale, providing the link between the larger four stories and the existing residential heights of the terrace and semi-detached house.

7.26 The structured, modern design is a departure from the existing residential houses of Brabazon, but together with the other two schemes across the estate (which propose similar materials and finished) these buildings will create additions to the estate with their own identity, whilst incorporating the colours and materials which are evident around the estate.

Street Scene

7.27 As highlighted above, the predominate form of the Brabazon estate is brick built properties interspersed with green open spaces. The proposed development would represent a significant departure from the existing street scene.

7.28 However, the applicants have made significant attempts to assimilate the proposal into the existing street scene. For example, a landscaped buffer would remain to the front of the apartment buildings, reflecting the landscaped nature of the original site. In addition, a high level landscape plan is proposed for the who development site, including new mounding on the eastern approach, heavily grassed parking area and new footpaths.

7.29 Pedestrian entrances to the units are provided form the Cranford Lane roads, creating active frontages.

Landscaping

7.30 A number of objections have been received in relation to the loss of the open space. The proposed scheme includes a detailed landscaping plan for the area to the rear of the site. Although the landscaping proposal would not screen the proposed buildings, it would provide a rationalised, useable landscaped space for those residents who use this piece of existing open space for recreation. The intention is that a lack of fencing would provide a more attractive outlook for residents opposite who previously had an open outlook.

Landscaped area behind proposed units

7.31 In addition, the application has been submitted with a detailed landscaping improvement plan for the whole Brabazon estate, which would enhance the existing areas for the residents to utilise. (secured through the development

agreement)

Issue 3: Housing Standards

Density

7.32 Residential density is a tool against which an initial appraisal is made. It is a useful guide to the nature of the development and can be used to ensure that new development reflects the character of an area, but is not a determinant in its own right. Policy 3.4 of the London Plan states that development should optimise housing output for different types of location within the relevant density range shown in Table 3.2 of the London Plan. Table 3.2 illustrates appropriate densities to be achieved in relation to housing. The site has a very poor PTAL of 1, Table 3.2 sets the relevant density range for a development in this location as 150-200hr/ha. The proposal involves the creation of 37 dwellings comprising a total of 122 habitable rooms on a gross site area of 0.69ha. This equates to a density of 176 habitable rooms per hectare. Whilst the proposed density is within the range established by the London Plan, the merits of the scheme and the quality of the accommodation provided need first to be taken into consideration. These issues are assessed in the following paragraphs.

Affordable housing and mix

7.33 UDP Policy IMP.6.1 seeks to secure planning benefits related to the proposed development, with Para. 2.36(vi) giving the specific example of affordable housing.

7.34 London Policy 3.11 (Affordable Housing Targets) states that boroughs should seek to maximums affordable housing provision to achieve at lease 13,200 new affordable homes per year.

7.35 The Hounslow Plan sets out the Council’s 5 key pledges to residents, which include the delivery of 2500 new affordable homes to rent and buy. Larger family housing is a particular priority for Hounslow, and this is supported by the London Plan target of 42% of new affordable homes to rent to have 3 bedrooms or more. The provision of large affordable homes is also supported by the Homes & Communities Agency, the West London Investment Guide, the London SPG and the London Plan.

7.36 This proposal site would comprise 100% private units, with no affordable housing. However, given that this site is part of the Brabazon Estates regeneration programme, where over 50% affordable housing would result from the whole scheme, it is considered that although this site would not meet policy, the development overall would meet the provision.

7.37 The Council’s housing development and partnerships officers have commented on this proposal stating that the Heston Estates regeneration programme is made up of a number of small development sites, which are tied together by an overarching legal agreement that governs the type of development to be carried out and the terms of any land sales by the Council to private developer partner Lovell Partnerships. In this way, the

Council is able to ensure delivery of the regeneration scheme aims including the delivery of affordable housing and the mix of homes. Certain sites are more suitable for certain types of development and some sites will only yield a very small number of units. Therefore, the regeneration scheme has been designed to provide a policy compliant mix of housing across the whole programme of sites rather than treating each site individually.

7.38 This particular phase of development would provide 100% homes for private sale, but should be viewed in the context of the overall programme which provides 56% affordable housing (including two other sites within the Brabazon Estate which provide 100% affordable housing). The capital generates from the sale and development of this site would be recycled within the regeneration programme to help fund the provision of affordable homes within the programme. Overall, the mix of new housing proposed on Brabazon Estate will provide affordable homes to rent and buy, homes for private sale, a mix of property sizes and homes suitable for wheelchair users in order to contribute toward a balanced and sustainable community.

Unit Sizes

7.39 London Plan Table 3.3 sets out minimum space standards for dwellings of different sizes. This is 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 the spaces needed for different activities and moving around, in line with the ‘Lifetime Home’ standards. The applicant’s have indicated that all proposed units have been designed to exceed the minimum space standards listed in Table 3.3. Furthermore, in accordance with London Plan policy 3.8, all units within the scheme are based on the ‘Lifetime Homes’ standard and 10% of the units will be wheelchair accessible or easily adaptable for residents who are wheelchair users.

Layout

7.40 The layout of the scheme is such that 26 of the proposed 37 units are dual aspect. Of those units that are not dual aspect, seven are in the eastern wing and are south facing and four are oriented to the west. There are therefore no single aspect north facing units.

7.41 Each unit would also have a number of windows and private balconies or terraces. It is therefore considered that living conditions within the building would be adequate.

7.42 In addition, the shared amenity space faces south, along with the majority of the balconies. It is considered that this position ensures the provision of high quality amenity space to the rear.

Amenity provision

7.43 The provision of good quality, private, useable amenity space and children’s play areas is key in all levels of the planning framework. Particular emphasis on the quality and quantity of the amenity space provided by developments of this size is necessary to ensure adequate provision and accessibility for

all residents. Section 10 of the SPG details requirements for amenity space for developments. Such space should be private and secure with safe and convenient access. For flatted developments, communal areas are generally considered to be acceptable, although areas immediately adjoining flats should have private gardens for sole use of these flats. Communal amenity space (for each flat) should normally be provided at no less than the following standards:

3 habitable rooms and under = 25m2

4 habitable rooms = 30 m2

5 habitable rooms and over = 40m2

Each of the houses should be include 75m2

7.44 The proposed development would therefore require 1135sqm of amenity space in accordance with the above criteria. The proposed development would provide the following amenity space:

• Balconies = 221m2

• Ground level private patios and gardens = 430m2

• Communal Gardens = 1400m2 7.45 The amenity space provided therefore exceeds the minimum requirements

and is therefore considered to be acceptable. Whilst the communal area is not as secure or private as would normally be desired, this has been deliberately designed to ensure that the scheme knits into the broader estate and that there are fewer barriers to the outlook of residents on the opposite side of the road.

7.46 London Plan policy 3.6 requires residential development proposals to make

provision for play and informal recreation, based on the expected child population generated by the scheme and an assessment of future needs. The estate regeneration programme includes the improvement and re provision of children’s play space throughout the estate at appropriate locations. Further information on these improvements will be provided by addendum.

View of rear of flats with terraces and balconies

Accessibility

7.47 UDP Policy ENV-B.1.1 seeks to ensure that development proposals are designed so as to be fully accessible to people with disabilities or impaired mobility. UDP Policy H.4.1 encourages developers to have regard to “housing for people with disabilities” and UDP Policy E.3.1 seeks to ensure that new commercial buildings are designed to allow access for people with disabilities.

7.48 All units proposed would meet the criteria for lifetime homes requirement, and sufficient disabled parking spaces are provided. It is therefore considered that the proposal would meet the intent of the UDP accessibility policies.

Issue 4: Impact on neighbouring land uses

Outlook and overlooking

7.49 To the south and west of the site is residential accommodation; to the north of the site is the commercial Parkway Trading Estate.

7.50 The scheme would be positioned 25m – 40m to the north of the dwellings along Brabazon Road and at least 28 m to the east of properties along the section of Brabazon Road where it connects with Cranford Lane.

7.51 As such, there is a suitable distance between all existing properties to ensure that there is no loss of privacy and no direct overlooking of any rear garden areas of existing properties. The orientation and distances also ensures that there would be no loss of light or overshadowing of any existing properties either.

7.52 In relation to outlook, it is clear that the existing outlook of Brabazon residents opposite the site would be altered due to the proposal. However,

although the subject site is currently an open piece of grassed land, the grassed piece of land is directly adjacent to the very busy Cranford Lane. It is therefore considered that the proposed development would provide a buffer from Cranford Lane to the closest residents. The outlook although altered, would be acceptable, comprising a smaller landscaped area with a building in the background and some parking along Brabazon Road.

7.53 The building would be completed with a modern, clean design, without overly bold, bright or overly contemporary features. This demonstrates the attempt to tie the proposed building in with the existing estate.

Issue 5: Environmental Considerations

Air

7.54 The whole Borough was declared an Air Quality Management Area (AQMA) in March 2006. However, whilst the designation of the AQMA is indicative of a certain level of air quality, this in itself does not prevent development.

7.55 Should the Council be minded to grant planning permission safeguarding conditions would be used with regards ventilation and hermetically sealed glazing for windows and doors.

Noise

7.57 PPG 24 states that Planning Authority’s should have regard to the advice in the appropriate Noise Exposure Category (NEC), as given below:

• NEC A – Noise need not be considered as a determining factor in granting planning permission, although the noise level at the high end of the category should not be regarded as a desirable level

• NEC B – Noise should be taken into account when determining planning application and, where appropriate, conditions imposed to ensure an adequate level of protection against noise

• NEC C – Planning permission should not normally be granted. Where it is considered that permission should be given, for example because there are no alternative quieter sites available, conditions should be imposed to ensure a commensurate level of protection against noise

• NEC D – Planning permission should normally be refused

7.56 The initial Noise Assessment provides that the facades of the development

will fall within NEC B and C. The applicant has indicated that the with regards to internal noise the adequate protection can be given through insulation details of which are to be provided by condition.

Water

7.57 The site is not within a flood zone. It is therefore not necessary to carry out

a flood risk assessment for this proposal.

Issue 6: Transport and Access

7.58 The Council’s parking standards are considered to be the maximum desirable provision, with UDP policies seeking to reduce the need to travel, reduce reliance on the private car and promote the use of sustainable mode. There are no minimum standards except in relation to disabled parking. Maximum standards for the site would be 6 parking spaces for the houses and 38 units for the flats

7.59 Each of the units proposed would have their own car parking space creating a total of 37 spaces on site. This is 7 spaces below the maximum (44). Whilst more parking could be accommodated on site, it is not considered appropriate in this instance as the aim is to provide as large a landscaped area as possible to the rear of the residential development.

7.60 Objections have been received in relation to the vehicular congestion on the Brabazon estate and the lack of car parking spaces. Part of the broader estate regeneration programme is the installation additional car parking bays opposite the shops on Brabazon Road. It is considered that this will provide for short term visitors to the shopping area. Although it will not alleviate all parking problems in the estate, it is considered that it will contribute to the improvement of the free flow of traffic around the estate.

7.61 The proposed houses would be served by standard kurbside recycling provision; however the apartments would have communal refuse storage. These areas would be located at the front of the site between the two apartment blocks and are considered to be satisfactory.

Issue 7: Sustainability

7.62 Sustainability underpins many policies of the UDP and the London Plan. These require developments to be sustainable in transport terms, to minimise waste, include energy efficiency measures and promote the use of renewable energy, and not significantly increase the requirement for water supply or surface water drainage.

7.63 The new London Plan policy 5.2 requires development proposals to make the fullest practicable contribution to minimising carbon dioxide emissions in accordance with the following energy hierarchy:

• Be Lean: use less energy

• Be Clean: supply energy efficiently

• Be Green: use renewable energy

7.64 The Mayor aims to ensure that major developments reduce carbon dioxide emissions from buildings, by reaching higher then the Target Emission Rate (TER) outlined in the national Buildings Regulations, leading to zero carbon residential buildings from 2016. The mayor has stipulated that between 2010 and 2013 residential buildings should provide a 25% improvement on

2010 Building Regulations’ which rise to 40% by 2013-2016.

7.65 The applicants have submitted a Renewable Energy Strategy that shows that a number of energy efficient measures have been included in the design to reduce the production of C02. These include:

• Reduced air permeability and reduced thermal bridging coefficient

• Incorporation of ‘free cooling’ using night time air purging and maximising solar heat gains in winder

• Windows enlarge to maximise natural daylight

• ‘users manual’ for all occupants

• All pumps fitted with speed drives,

• Mechanical ventilation,

• High efficiently lighting

• Future provision for connection to district CHP/CCHP

7.66 The report confirms that these details would result in a 31% CO2 saving compared to the scheme without these measures included.

7.67 In addition , the applicants have also submitted a Code for Sustainable Homes pre-assessment document which outlines the environmental rating and performance of new homes, based on he following criteria:

• Energy

• Water

• Materials

• Surface water

• Pollution

• Health and Wellbeing

• Management

• Ecology

7.68 Points are award on each of these categories which equates to a ‘Code Level’ (from 1-6). The higher the level, the more sustainable the home is.

7.69 The document states that the proposed development is likely to be able to achieve Code Level 4 rating. Once the development has been built and occupied, the levels gained will be confirmed and a Code for Sustainable Homes certificate will be issued.

7.70 It is considered that the proposed details as provided would achieve the Councils sustainable goals and will be conditioned accordingly to seek further documentary evidence that the scheme has met the Mayors sustainability targets.

Issue 8: Planning Obligations

7.71 UDP policy IMP6.1 states that the Council will seek to ensure that a developer enters into a planning obligation to secure planning benefits related to the proposed development. A payment or other benefit offered pursuant to 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.

7.72 Accordingly, it is mandatory that each criterion be satisfactorily addressed

prior to granting planning permission subject to a section 106 agreement. 7.73 Government Circular 05/2005 provides guidance on the use of planning

obligations, which may impose a restriction or requirement, or provide for payment of money from the developer to make acceptable development proposals that might otherwise be unacceptable in planning terms. The Council’s Supplementary Planning Document on Planning Obligations (which was adopted in March 2008) contains guidance on the imposition of planning obligations in compliance with Circular 05/2005. These obligations may offset shortfalls in the scheme or mitigate the impacts of the development.

7.74 Although other schemes within the Heston Estates regeneration project

have not been subject to S106 contributions, as this scheme will be sold on the on the open market, and not necessarily to existing residents of the London Borough of Hounslow. It is therefore considered that the additional accommodation proposed here could but strain on the education and heath services.

7.75 It is therefore considered that, should an acceptable scheme be agreed, contributions would be sought in relation to education and health to mitigate the impacts of the new units for private sale. Given that this application is part of the broader estate regeneration programme, the funding is linked, through necessity, to a certain level of borrowing. This site has been packaged as an entirely private scheme as it will bring the best value to the programme, whilst still allowing for the provision of affordable housing elsewhere on the estates. The units could have been redistributed differently to avoid the thresholds for s106 requirements, however, this would not have produced the best quality affordable homes, or achieved the best financial result for the overall project.

7.76 It is therefore acknowledged that the s106 provision package for this application will directly affect the level of borrowing that the Council will be required to undertake and as such the viability of the scheme. However, the scheme will impact on the provision of education and health in the Borough and as such, contributions must be made.

7.77 The s106 amounts calculated against the Supplementary Planning Guidance amount to £112,826.00 for education and £39,110 for health, totalling £151,936. In view of the arrangements in place with the overall agreement and the overall benefits to be achieved it is considered appropriate that the health contribution is required as well as the education requirements relating to the larger 3 bedroom residential units. As such, a contribution of £80,000 has been agreed split evenly between the two.

8.0 EQUAL DUTIES IMPLICATIONS

The Council has had due regard to its Equalities Duties and in particular with respect to its duties arising pursuant to the Equality Act 2010, section 149. Following a relevance test, which is available at:

http://www.hounslow.gov.uk/index/council_and_democracy/equality/eias/environment_eias.htm it is considered that there will be no specific implications with regard 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.

Relevant Section of Relevance Test

Major development

9.0 RECOMMENDATION

1. That planning permission be granted subject to the following conditions 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 or other appropriate legislation, the exact terms of which shall be negotiated by appropriate officers within the Department of Environment on the advice of the Borough Solicitor.

2. The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 31st March 2012 or such extended period as may be agreed in writing by appropriate officers within the Department of Environment or Borough Solicitor’s Office.

3. If the legal agreement or unilateral undertaking is not completed by the date specified above (or any agreed extended period), then the Director of Environment or Assistant Director - Environment Department (Regulatory & Development Services) or Development Control Support Manager 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 Section 7.0 of this Report.

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, the Director of Environment or Assistant Director - Environment Department (Regulatory & Development Services) or Development Control Support Manager is hereby authorised (in consultation with the Chair of SDC and upon the advice of the Borough Solicitor) 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.

5. If planning permission is refused (for the reasons set out above), the Director of Environment or Assistant Director - Environment Department (Regulatory & Development Services) or Development Control Support Manager (in consultation with the Chair of the Sustainable Development 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.

GRANT

The proposed redevelopment within the Brabazon Estate to provide one block of 3 x three-bedroom houses and two apartment blocks totalling 34 flats would result in the development of these greenfield sites to provide an appropriate mix and size of housing accommodation that would be in keeping with the residential character of the wider Brabazon Estate and would ensure sufficient provision of open space within the Estate. The scheme as amended presents a development of high design quality that would provide a good standard of living accommodation and amenity benefits without having an unduly detrimental impact on neighbouring and nearby resident’s living conditions. Furthermore, the proposal would not have a prejudicial impact on the free-flow of traffic on the local road network or highway safety in general. On balance the development is in accordance with the relevant policies of the adopted Unitary Development Plan, Supplementary Planning Guidance and the London Plan, including policies IMP.3.4, ENV-N.1.11, ENV-N.2.6, ENV-B.1.1, ENV-B.1.5, ENV-B.1.9, ENV-P.1.3-7, ENV-P.2.1, ENV-P.2.4, H.4.1, H.4.4-5, H.6.2, H.7.1, T.1.4, T.2.1, T.2.2 and T.4.3-5, T.5.2.

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: A1R

2 B1 Details – windows, balconies, privacy screens

Detailed drawings of windows, balconies and privacy screens shall be submitted to and approved by the Local Planning Authority before development commences and the development shall not be carried out otherwise than in accordance with any such approval.

(Reason. In order that the Council may be satisfied as to the details of the development and to satisfy the requirements of policies ENV B1.1 New Development)

3 B4 Materials to match/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 buildings 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: B4R

4 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 numbered as per drawing numbers therewith 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: B5R

5 C5 Restriction of Permitted Development Rights (No enlargement) REASON: C5R

6 C29 Hours of Construction No demolition or construction work shall take place on the site except between the hours of 8.00am to 18.00pm on Mondays to Friday and 9.00am to 13.00pm on Saturdays and none shall take place on Sundays and Public Holidays without the

prior agreement of the Local Planning Authority. REASON: C29R

7 D5 Waste & Recycled Storage (Implementation) REASON: D5R

8 D9 Soundproofing – External Noise Before the development is commenced a scheme for protecting the proposed residential accommodation from external noise, taking into consideration the External Building Fabric Report (17568/EBF1 Revision A) dated 19th December 2011 and including sound insulation test reports, shall be submitted to and approved by the Local Planning Authority and any works that form part of such a scheme shall be completed before any part of the development is first occupied. Reason D9R

9 E1 Landscape design proposals Hard & soft landscaping works, including boundary treatments, play strategy, cycle store and planting plans and maintenance/implementation programme. REASON: E1R

10 E15 Provision for Tree Planting If within a period of two years from the date of the planting of any tree, that tree, or any tree planted in replacement for it, is removed, uprooted or destroyed or dies, another tree of the same species and size as that originally planted shall be planted at the same place, unless the local planning authority gives its written consent to any variation. REASON: E15R

11 E16 Existing trees to be retained REASON: E16R

12 F4 Completion- Access The buildings hereby approved shall not be occupied until a means of access for vehicles and pedestrians has been constructed in accordance with the approved plans.

REASON F4R

13 G2 Parking The parking layout shown on drawing “DRAWING NUMBER” shall be provided before the dwellings to which it relates is occupied and thereafter it shall not be used for any purpose other than the parking of vehicles. REASON: G1R

14 N/S The development hereby permitted shall be designed in accordance with the Lifetime Home standards as set out in the London Plan Accessible London Supplementary Guidance Accessible London REASON: J2R

15 Cycle storage - details Prior to the commencement of development, details of the proposed cycle storage to accommodate a minimum of 42 cycles across the site, shall be submitted to and approved by the Local Planning Authority, with the approved details being completed prior to occupation of any part of the development. (Reason. To ensure that secure cycle spaces are provided and retained for the occupiers of the residential accommodation, in accordance with Hounslow Unitary Development Plan policies ENV-B.1.1 (New development), T.1.4 (Car and cycle parking and servicing facilities for developments) and T.4.2 (Oppose overall increase in highway capacity for private vehicles and seek reduction in traffic levels) and London Plan policy 6.9.

16 Details of wheelchair units Before the development is commenced, details of the wheelchair accommodation (minimum 10 units), including location and internal layouts, shall be submitted to and approved by the Local Planning Authority. Any works that form part of such a scheme shall be completed before any part of the development is first occupied. Reason: J2R

17 J12 Phased Contamination Condition

Before the development hereby permitted commences:

a. The site shall be investigated by a competent person to identify the extent and nature of contamination. A detailed site investigation report shall be prepared and submitted to the LPA. 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 LPA, for written approval. The scheme must account for any comments made by the LPA

Before the development hereby permitted is first occupied:

c. The LPA 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 LPA for approval.

d. The agreed scheme for decontamination, including amendments, must be fully implemented and a written validation (closure) report submitted to the LPA 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 desk study must be submitted with the original application. 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. The tiered risk assessment shall include a site conceptual model, 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.

18 Conservation of Energy No development shall take place until an energy assessment has been submitted to the Local Planning Authority which demonstrates how the hierarchy of energy efficiency, efficiency supply of energy and renewable energy generation has been observed. The assessment should show that a reduction in CO2 emissions of at least 25% will be achieved, taken from a CO2 emissions baseline as calculated. CO2 emissions figures should be calculated using SAP (Standard Assessment Procedure)/ SBEM (Simplified Building Energy Model) and the associated worksheets should be submitted as part of the application, alongside full details of the proposed energy efficiency measures and renewable energy technology(ies). The buildings 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 (Reason: To comply with the London Plan Policies 5.1-5.7 and to ensure the overall environmental sustainability of the development.)

19 Sustainable Drainage No development shall take place until details of a Sustainable Urban Drainage Scheme, including measures for (i) the harvesting of rainwater, (ii) the minimisation of water run-off from the site, aiming for greenfield levels, and (iii) the conservation and reuse as appropriate of other water supplies in the buildings have been submitted to and approved by the Local Planning Authority. The building 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. (Reason. In the interests of sustainability and to ensure the satisfactory management of surface water run-off from the development hereby permitted, including by preventing

increased risk of flooding and pollution of the water environment, and in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), ENV-P.1.2 (Water pollution and water quality), ENV-P.1.3 (Surface water run off) and London Plan Policies 5.10 (Urban Greening), 5.13 (Sustainable drainage) and 5.15 (Water use and supplies).

20 Sustainable Construction No development shall take place until a statement on the sourcing of materials to be used in the building, involving reuse, recycling and other sustainable sourcing of materials to be used in the construction of extensions and fitting out of the building wherever possible, has been submitted to and approved in writing by the Local Planning Authority. The building shall not be occupied until evidence (e.g. photographs and copies of installation contracts) have been submitted to the Local Planning Authority to demonstrate that the development has been carried out in accordance with the approved details (Reason. To ensure the development can be implemented with adequate regard to the environment in the interests of sustainability in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), London Plan Policy 5.3 (Sustainable design and construction); and Sustainable Design and Construction (London Plan Supplementary Planning Guidance May 2006.)

21 Code for Sustainable Homes – Design Stage Within 3 months of work starting on site, a Code for Sustainable Homes Interim (Design Stage) Certificate, issued by the Building Research Establishment (BRE) or equivalent licensing organisation, must be submitted for each dwelling to the Local Planning Authority to show that a minimum Level 4 rating will be achieved. (Reason: To ensure the overall environmental sustainability of the development.)

22 Code for Sustainable Homes – Post-Construction No occupation shall take place until a Code for Sustainable Homes Final (Post-Construction) Certificate, issued by the BRE equivalent licensing organisation, must be submitted for each dwelling to the Local Planning Authority to demonstrate that Level 4 has been achieved. All the measures integrated shall be retained for as long as the development is in

existence. (Reason: To ensure the overall environmental sustainability of the development.)

23 Surface Water Drainage With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system

Informatives:

1 The building contractors should take note of, and act upon advice given in the in the GLA and London Councils - Best Practice Guidance: "The Control of Dust and Emissions from Construction and Demolition

2 If site staff are instructed by a Council Officer to stop vehicle movements to and from the site if any incidents occur, they must comply with the instructions. For any further advice, contact the Council’s Community Environment Team on 020 8583 5070.

3 The building contractors should take note of, and act upon advice given in the BS5228 Code of Practice "Control of Noise on Construction Sites". Before commencement of the works the building contractors should, giving as much notice as possible, notify the occupants of properties surrounding the site of the nature and duration of works and the permitted hours of work. The building contractors should also provide such occupants with the name and telephone number of a responsible person who can be contacted for advice or in the event of a need to complain.

4 Thames Water recommends the following informative be attached to this planning permission. Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the

design of the proposed development.

Background papers

The contents of planning file ref. 00139/C/P1 save for exempt or confidential information as defined in the Local Government Act 1972, Sch. 12A Parts 1 and 2.