References: P/2017/2115 01041/C/P7

Address: Sparrow Farm Community Centre, Sparrow Farm Drive, Feltham, TW14 0EA

Ward: Feltham North

Proposal: Demolition of existing single-storey Community Centre building and construction of a part 2, part 3, part 4 storey block including 25 residential units and 325sqm of community floorspace (Class D1/D2), car parking, cycle storage, refuse and recycling facilities, amenity space and associated landscaping.

This application is being taken to planning committee as a Council’s own major scheme requiring a legal agreement and has been called in by Councillor K Malik.

1.0 SUMMARY

1.1 The application seeks to demolish the existing single storey community centre building and erect a 2-4 storey building comprising 25 affordable housing units (with a mix of 2 and 3 bed) and 325sq.m of community floor space (Class D1/D2), car parking, cycle storage, refuse and recycling facilities, amenity space and associated landscaping.

1.2 Although the proposal will result in a net reduction in community floorspace on the site it is necessary to consider whether there are any material considerations which would outweigh this matter. The proposed community centre would see a well-equipped and modern facility and flexible space which would be more functional and efficient than the current buildings on site. This loss of floor space must also be considered in light of the other benefits that the proposal will provide. In this case it would result in the sustainable development of brownfield land and the provision of 25 much needed affordable housing units for which there is considerable, unmet, demand. On balance, it is considered that the benefits of the development of the land, the more modern and higher quality community space together with the provision of 25 affordable housing units would outweigh the loss of community floorspace in this instance and therefore approval is recommended.

2.0 SITE DESCRIPTION

2.1 The site lies centrally on the Sparrow Farm estate and contains a single storey community centre building and associated parking. This parking area is uncontrolled and also used by residents. The building appears to have been extended over the years.

PLANNING COMMITTEE

Rupinder.dhoot@hounslow.gov.uk 7th September 2017

2.2 The surrounding area is made up of predominately two storey terrace dwellings with some bungalows. Opposite the site is a three storey block of terraces, Central Parade, with commercial units on the ground floor and residential above. There are green open spaces dotted around the estate as well as parking areas.

2.3 Sparrow Farm Junior school lies to the west of the site.

3.0 HISTORY

3.1 01041/C/P2(H) The erection of a Social Hall

Approved: 22nd March 1965

3.2 01041/C/P1 The erection of extension to existing social club

Approved: 5th July 1968

3.3 01041/C/P3 Retention of extension to provide bottle store

Approved: 1st October 1973

3.4 01041/C/P4 Erection of extension to hall

Approved: 17th September 1979

3.5 01041/C/P5 Erection of single storey extension to hall

Withdrawn

3.6 01041/C/P6 Erection of single storey extension to hall

27th July 1981

4.0 DETAILS

4.1 The application proposes to demolish all structures on site and erect a part 2, part 3, part 4 storey block comprising 325sq.m of community centre floorspace and 25 affordable housing units.

4.2 The residential accommodation would consist of:

2 bed (3 person): 4 apartments

2 bed (4 person): 11 apartments

3 bed (4 person): 1 apartment and 1 duplex

3 bed (5 person): 6 apartments

3 bed (6 person): 2 duplexes

4.3 325sq.m of community centre floorspace would be provided which would consist of a multi-use hall which can be sectioned into two and a meeting room. The plan below shows the detailed layout of the community centre.

4.4 There would be three wheelchair adaptable units.

4.5 18 on site spaces which would be lost on site but 30 on street parking spaces would be provided in the vicinity of the site, this would represent a net increase of 12 car parking spaces.

4.6 52 cycle parking spaces would be provided in dedicated cycle store within the site.

4.7 Storage of waste and recycling for the residential and community floorspace would be provided at ground floor level near to the western and southern frontages.

5.0 CONSULTATIONS

5.1 125 neighbouring residents and businesses were notified on 23rd May 2017 and a site notice was erected on 31st May 2017 and a press notice was published on the 2nd June 201. 275 letters of objection have been received including 264 letters delivered by hand , 1 petition with 33 signatures and 1

petition with 17 signatures and an online petition with 369 signatures objecting as follows:

Comment Response

Proposal would dominate the skyline, will be out of character

The proposal would be four storeys where it fronts on to central parade which is three storeys high and would then step down to three and two storeys where it meets two storey houses. It is considered the proposal would not harm the character of the area.

Lack of parking The proposal would re-provide the 18 spaces currently on site and a further 12 spaces on street, around the site. A transport assessment has been submitted which shows that parking stresses in the area would not be negatively impacted as a result of the proposal.

Destroy heart and soul of community- loss of community centre

The proposal would re-provide a community centre use on site.

Flats will generate crime and anti-social behaviour

The flats have been designed so that there is good surveillance of both public and private areas, entrances to the ground floor units and duplexes would be from street level again providing good surveillance. The development would bring more activity and vibrancy to the area helping to minimise any anti-social behaviour.

Noise and pollution caused by construction

A condition would be included to ensure that construction is not carried out during anti-social hours and a construction management plan would ensure the site is managed to limit any dust.

Closure of bus route There is no indication that the bus route through Sparrow Farm would be closed.

5.2 Heathrow Airport Limited were consulted and commented that the

development could conflict with safeguarding criteria unless a condition is included requiring a Bird Hazard Management Plan to be submitted. They also requested an informative in regards to the use of cranes on site. A condition and informative have been included in the report.

OBJECTIONS LIST

5.3 The application was placed on the Pending Decisions List dated 7TH to 14TH July 2017 (Week 27) and there was a request for the application to be discussed at area forum by Councillor K Malik.

5.4 The application was discussed by the Bedfont, Feltham and Hanworth Area Forum on 20th July 2017 and it was agreed that the application would be determined at Planning Committee.

6.0 POLICY

Determining applications for full or outline planning permission

6.1 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

6.2 The National Planning Policy Framework (NPPF) came into force on 27 March 2012, and from April 2014 National Planning Practice Guidance (NPPG) in the form of an online guidance resource to support the NPPF came into effect. The Local Planning Authority (LPA) considers that, where pertinent, the NPPF and NPPG are material considerations and as such, will be taken into account in decision-making as appropriate.

The Development Plan

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

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

6.5 London Plan- relevant policies

Policy 3.3 Increasing housing supply

Policy 3.4 Optimising housing potential

Policy 3.5 Quality and design of new housing (Table 3.3 minimum space standards)

Policy 3.6 Children and young people’s lay and informal recreation

Policy 3.8 Housing Choice

Policy 5.2 Minimising carbon dioxide emissions

Policy 5.3 Sustainable Design and Construction

Policy 5.13 Sustainable Drainage

Policy 6.13 Parking

Policy 6.9 Cycling

Policy 7.1 Lifetime neighbourhoods

Policy 7.4 Local Character

Policy 7.6 Architecture 6.6 Local Plan- relevant policies

SC1 Housing Growth

SC2 Maximising the provision of affordable housing

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

SC4 Scale and density of new housing development

SC5 Ensuring suitable internal and external space

CC1 Context and Character

CC2 Urban design and architecture

CI1 Providing and protecting community facilities

GB7 Biodiversity

EQ1 Energy and carbon reduction

EQ2 Sustainable design and construction

EQ3 Flood Risk and surface water management

EQ5 Noise

EQ7 sustainable waste management

EC2 Developing a sustainable local transport network

7.0 ASSESSMENT

7.1 The main planning issues to consider are:

The principle

Visual impact and design

Quality of the accommodation

Impact on neighbouring residential amenity

Parking, servicing and access

Sustainability

Environmental consideration

The principle

7.2 The NPPF states that the development plan is the starting point for decision making. Proposed development that accords with an up-to-date Local Plan

should be approved, and proposed development that conflicts should be refused unless other material consideration indicate otherwise.

7.3 Policy SC1 of the Local plan states that the Council will support proposals for new development and conversions on other sites, including small sites, in the context of presumption in favour of sustainable development.

7.4 Policy CI1 states that the Council will protect existing community facilities in the borough that continue to serve the community and direct new community facilities to the most appropriate locations. This will be achieved by ensuring that existing community facilities continue to be used for the benefit of the community where they are still providing the intended community service. The Council will therefore expect development proposals to meet the following criteria if the scheme would result in the loss of a community use and is not re-providing the existing community use elsewhere, at an equivalent capacity that suits existing and future needs and has been agreed with the Council;

i. The facility has been vacant or significantly underused for a continuous period of 18 months and is not appropriate for any other community uses as demonstrated by the applicant through evidence of sufficient marketing;

ii. The facility is no longer required by the body that operates it; and

iii. Robust evidence has shown that the use is no longer required to serve its catchment area.

7.5 The proposal would see the net loss of community floorspace on the site, the existing buildings are 677.8sq.m internally with the proposed being 325sq.m internally. No marketing evidence has been provided to satisfy point (i), nor any evidence that the facility is no longer required by the body that operates it or is no longer needed to serve the catchment area. The proposed community centre would continue to be in the ownership of the Council and it is envisaged that, much like the existing, it would be leased out to a local community group to operate and manage. If there is no community group interest then the community centre will be managed by the Council’s Housing Team. The use of the centre is likely to be for coffee mornings, toddler groups, social clubs and celebrations. The community centre would have a capacity for 300 people with a dancefloor configuration and up to 150 people for seated dining. A premises licence could be applied for to the council, which could allow the sale and consumption of alcohol and entertainment to take place.

7.6 The Council has set itself a target to secure 3,000 affordable homes within the term of the current administration, 2,600 of which are most likely to be delivered through the planning process.

7.7 The NPPF and the London Plan encourage new residential developments to provide a choice of housing with a mix of family and non-family housing needed to meet different community requirements. In addition to this need for housing mix, developments over 10 dwellings should include a

proportion of affordable homes as required by London Plan Policy 3.13. London Plan Policy 3.8, together with the Mayor’s Housing SPG, seeks to promote housing choice and a balanced mix of unit sizes in new development, with particular focus on affordable family homes.

7.8 Policy SC2 states that the Council will seek the maximum reasonable amount of affordable housing to be negotiated on a site by site basis on all sites with a capacity to provide ten or more homes with reference to the strategic borough- wide target of 40%. We will therefore expect development proposals to be accompanied by an open book viability assessment and any supporting evidence to demonstrate the maximum provision of on-site affordable housing. We will also expect a mix of 60% affordable/social rent and 40% intermediate tenures on all qualifying site; and provide an appropriate mix of both housing size and tenure in accordance with housing need set out in Policy SC3.

7.9 The application proposes to provide 100% affordable social rent units which would provide a mix of two and three bed homes for between three and six persons which will contribute towards an identified Borough Shortage of 2 and 3 bed units. The level of affordable housing and the mix of units are therefore considered acceptable and would comply with Local Plan policies.

7.10 As set out above, the proposal will result in a net reduction in community floorspace on the site and it is necessary to consider whether there are any material considerations which would outweigh this matter. The proposed community centre would see a well-equipped and modern facility and flexible space which would be more functional and efficient then the current buildings on site. This loss of floor space must also be considered in light of the other benefits that the proposal will provide. In this case it would result in the sustainable development of brownfield land and the provision of 25 much needed affordable housing units for which there is considerable, unmet, demand. On balance, it is considered that the benefits of the development of the land, the more modern and higher quality community space together with the provision of 25 affordable housing units would outweigh the loss of community floorspace in this instance.

Visual impact and design

7.11 Policy CC1 of the local plan states that the Council will recognise the context and varied character of the borough’s places, and seek to ensure that all new development conserves and takes opportunities to enhance their special qualities and heritage.

7.12 The current community centre building provides little architectural merit to the surrounding area and therefore its loss, in design terms, would not be resisted.

7.13 The Sparrow Farm estate is made up of a mixture of two storey semi-detached and terraced houses with some single storey bungalows. The exception is to the west of the site where there is a block of three storey terrace with commercial units on the ground floor and residential above. Many of the surrounding buildings are finished in exposed red brick with

tiled gable ended and hipped roofs. There are pockets of open green public spaces and parking areas in the surrounding area.

7.14 The proposed building would be a ‘U’ shape of a more contemporary style than the buildings in the surrounding area. There would be a four storey portion to the front and stepped wings to the north and south (in differing materials) lowering to three then two storey where they meet existing residential buildings. A communal garden would be provided in the central courtyard.

7.15 The building would be finished in a mixture of materials including facing bricks, render and panelling. Private balconies would be finished with glazing and rendered elements. The community centre element of the building would be highlighted with the use of render to provide focus and a sense of place and legibility. It would have full height glazed windows to the community hall making it more inviting and secure. Although the building would not mimic the style of buildings in the surrounding area it is considered that it would bring focus and interest to the street scene and would provide a central hub for the estate. The design and height of the building is considered to integrate well into the street scene and would make an efficient and sustainable use of brownfield land.

7.16 A condition will be included requiring the submission of materials prior to commencement to ensure the development is of a high quality design.

Quality of the accommodation

Internal space provision

7.17 The Nationally Described Space Standards specify minimum internal floor areas for all new residential units and are also set out in policy 3.5 of the London Plan. The proposed unit sizes compared to the minimum standards are shown below:

Flat no Unit size bed/persons

Proposed sq.m Standard sq.m Meets/exceeds/

falls short

G.04 3B4P 96 74 Exceeds

G.03 2B3P 75 61 Exceeds

G.02 2B3P 78 61 Exceeds

G.01 2B4P 73 70 Exceeds

M.03 (Duplex) 3B5P 100 93 Exceeds

M.02 (Duplex) 3B5P 100 93 Exceeds

M.01 (Duplex) 3B4P 91 84 Exceeds

1.01 2B4P 73 70 Exceeds

1.02 3B5P 92 93 Exceeds

1.03 2B4P 74 70 Exceeds

1.04 2B4P 73 70 Exceeds

1.05 2B4P 73 70 Exceeds

1.06 3B6P 95 95 Meets

2.01 3B5P 87 86 Exceeds

2.02 2B4P 73 70 Exceeds

2.03 3B5P 92 86 Exceeds

2.04 2B4P 74 70 Exceeds

2.05 2B4P 73 70 Exceeds

2.06 2B4P 73 70 Exceeds

2.07 3B6P 95 95 Meets

3.01 2B3P 63 61 Exceeds

3.02 3B5P 92 86 Exceeds

3.03 2B4P 74 70 Exceeds

3.04 2B4P 73 70 Exceeds

3.05 2B3P 68 61 Exceeds

7.18 The table above shows that the vast majority of the units would exceed the minimum standards with some meeting the minimum standards. Therefore it is considered that the proposal would provide good quality of internal accommodation.

7.19 Three of the units on the ground floor would be wheelchair adaptable in line with the requirements of the London Plan.

External space provision

7.20 Policy SC5 of the Local Plan and the Mayors housing SPG states that each unit of up to two people should provide a minimum of 5sq.m of private outdoor amenity space and a further 1sq.m per additional occupant. The duplex units being over two storeys are taken as houses and therefore would need to be provided with 60sq.m of private outdoor amenity space. The private amenity space provision is provided below for each unit:

Unit Proposed sq.m Standards sq.m Meet/ exceed/ falls short

G.01 69 7 Exceeds

G.02 59 7 Exceeds

G.03 65 7 Exceeds

G.04 74 8 Exceeds

M.01 27 60 Falls short

M.02 23 60 Falls short

M.03 19 60 Falls short

1.01 7 7 Meets

1.02 8 8 Meets

1.03 7 7 Meets

1.04 8 7 Exceeds

1.05 7 7 Meets

1.06 13 9 Exceeds

2.01 8 8 Meets

2.02 7 7 Meets

2.03 8 8 Meets

2.04 7 7 Meets

2.05 8 7 Meets

2.06 7 7 Meets

2.07 8 9 Falls short by 1sq.m

3.01 9 6 Exceeds

3.02 8 8 Meets

3.03 7 7 Meets

3.04 8 7 Exceeds

3.05 9 6 Exceeds

7.21 The table above shows that most of the units would be provided with private amenity space which either meets or exceeds the minimum standards. The duplex units would fall short of the minimum standards for houses.

7.22 Communal amenity space should also be provided in line with Policy SC5 of the Local Plan which states that for each unit of up to 3 habitable rooms 25sq.m should be provided, 30sq.m for 4 habitable rooms and 40sq.m for 5 habitable rooms. This total would be less a reduction in private amenity space. A total of 675sq.m of communal amenity space would be required minus 480sq.m (proposed private) = 195sq. the proposal provides 525sq.m of communal amenity space which is 330sq.m above the minimum requirements. Therefore it is considered that the proposal would provide good quality, spacious and usable amenity space for future residents.

7.23 Although the duplex units would see a shortfall in private amenity space they would have direct access onto the communal amenity space in the central courtyard of the development which would see a provision way in excess of minimum standards. Furthermore all of the duplex units would exceed the minimum internal space standards and therefore on balance it is considered that the shortfall in private amenity space is outweighed by the good quality and spacious internal space provision and overprovision of communal amenity space.

7.24 London Plan policy 3.6 and the Mayor’s SPG on Providing for children and young people’s play and informal recreation states that any development for housing should include play and informal recreation. The proposed

development includes the provision of a children’s play space to the north west of the site on existing local open space. This play space would be for the use of the local area and would also help improve the appearance and usability of the existing local open space.

Daylight/sunlight/outlook

7.25 All of the proposed units would be dual aspect and would therefore be afforded with good quality outlook. Further to this, the application has been accompanied by a daylight/sunlight study based on the technical standards outlined in the Building Research Establishment (BRE) guide ‘Site Layout Planning for Daylight and Sunlight: a good practice guide.’ The study shows that each habitable room would surpass the BRE’s average Daylight Factor Targets and would therefore receive good levels of daylight. In terms of direct sunlight- living rooms which face 90 degrees of due south have been tested and show that whilst not all windows receive the ideal levels of direct sunlight, the BRE guide acknowledges that it is not always possible for every dwelling to be well situated to receive direct sunlight.

Noise and disturbance from community centre use

7.26 Although there is a current community centre on site which would have led to a degree of noise and disturbance to local residents it is important to protect neighbouring and future residents of the development and control the hours of operation. Therefore hours of operation will be restricted for the proposed community centre by way of a planning condition. A noise impact assessment has been submitted which highlights that given the construction materials of the proposed community centre external and internal noise levels would not harm the proposed residential units. Notwithstanding this, a condition will be included to ensure that the residential units are constructed with adequate sound insulation measures which are tested prior to occupation of the development.

7.27 It is considered that given the overall design of the scheme providing good quality of accommodation, amenity space and outlook the development would provide good quality of accommodation for future occupants.

Impact on neighbouring residential amenity

7.28 Policy CC2 of the Local Plan states that development proposals should provide adequate outlook, minimise overbearingness and overshadowing, and ensure sufficient sunlight and daylight to proposed and adjoining/ adjacent dwellings.

Privacy and overlooking

7.29 The site is entirely surrounded by residential units to the east, north and south with part commercial part residential to the west on Central Parade. The London Plan SPG on Housing states that a minimum of 18-21m separation distance between habitable room windows is a useful yardstick for assessing privacy.

7.30 Habitable room windows would be located to the north, south and western elevations of the development and on the inner side of the eastern elevation. All habitable room windows in the development would be between 17.5-24m away from existing dwelling habitable room windows and amenity space and therefore it is considered there would be no loss of privacy or overlooking caused to existing surrounding residents or future occupants of the development. A condition will be included to ensure that further details of balconies including privacy screens are submitted to ensure there are no issues of overlooking into units.

Overshadowing, loss of light and loss of outlook

7.31 The nearest neighbouring properties which would potentially be impacted by the development in terms of loss of outlook, light and overshadowing would be 53 and 149 Sparrow Farm Drive which adjoin the site to the north east and south east.

7.32 53 Sparrow Farm Drive is a two storey end of terrace house with a hipped roof. The community centre use of the proposed development would be 2.7m away from the side elevation of this house and although the proposal would be higher than the existing community centre building which sits on a similar building line, the proposed community centre would have a much shallower depth and would only project 2.4m beyond the rear extension of this house whereas the existing community centre projects over 25m beyond No.53’s rear elevation. Therefore it is considered that any harm caused by the extra height would be more than offset by the reduced depth, resulting in an improved outlook for this property. There is one habitable room window to the flank elevation of this property; however this is a secondary window with the main windows being to the front and rear of the house. Although there would be some loss of natural light into this window this is a west facing window and would therefore only receive the majority of the sunlight in the evenings with shadows being caste to the west. There would be a south facing window to the front of the site which would be unaffected by the development.

7.33 149 Sparrow Farm Drive which sits to the north east of the site is an end of terrace bungalow which is attached to a two storey mid terrace house. This property has a steep part hipped part gable ended roof. There are no flank elevation windows. The bungalow would be 1.2m away from the flank wall of the development and the proposal would project 2.2m beyond its rear elevation at two storeys. This element of the development is 1m less in depth from the other duplex units to protect neighbouring amenity at No.149. The window that would be closest to the development serves a kitchen and the development has been designed so that it is kept clear of the 45 degree angle measured from this window. Therefore it is considered the development would not unduly harm the outlook of this property. It is also noted that the boundary of this property closest to the proposed development steps in close to the rear of the house and encloses that section of the rear garden, given the configuration of the boundary it is considered that the proposal would not alter the sense of enclosure currently being experienced in the rear garden of this property.

7.34 A daylight/sunlight study for neighbouring properties has been carried out which has assessment the impact the proposed development would have on 53, 149, 149A, 170 and 172 Sparrow Farm Drive. The study is based on BRE guide ‘Site Layout Planning for Daylight and Sunlight: a guide to good practice’. A number of windows were analysed in the study and the results confirm that all habitable room neighbouring windows would pass the BRE diffuse daylight and direct sunlight tests. The development would also satisfy the BRE overshadowing to gardens and open spaces requirements.

Noise and disturbance

7.35 Although there is a current community centre on site which would have led to noise and disturbance to local residents it is important to protect neighbouring residential amenity in the future and control the hours of operation. A noise impact assessment has been submitted to show the likely impact of the community centre on two closest receptors which are No. 53 and the proposed residential units. The report highlights that the events that are likely to cause the most significant impact would be events with music. The community centre roof would be constructed with 500mm thick concrete and the walls with medium to high density blockwork to protect against the transmission of noise. The report concludes that although some noise may be audible from the community centre at peak noise levels the likely human response to the change in noise levels, against an assumed background noise level of 45dBA is an imperceptible change in loudness.

Parking, servicing and access

Accessibility

7.36 The site has a PTAL of 1a (on a scale of 1-6) and is therefore considered to have very poor accessibility to public transport. The nearest train station is Feltham Station which is less than 1mile away on foot. There is a bus stop at the commercial parade opposite the site which serves as the terminus for the H26 service to Hatton Cross Station. The service has a 20 minutes frequency on Monday-Saturday with a half hourly frequency on Sunday. The H26 also stops at Feltham Station and is an approximate 10 minute journey from the site. Accesses

7.37 There are 3 existing crossovers from the western side of the site onto

Sparrow Farm Drive. These crossovers would become redundant as a result of the proposal therefore their reinstatement to footway would be secured by condition to improve highway safety. Parking Provision

7.37 The proposal would result in the loss of an existing on-site parking area which provides 18 informal car parking spaces and is accessed via a crossover from Sparrow Farm Drive to the west of the site. No on-site parking would be re-provided as part of the proposal. 30 additional

perpendicular spaces are being proposed on the surrounding streets within a 200m walk of the site. This figure takes into account the existing parallel kerbside space that would be lost to make way for the perpendicular spaces. The 30 spaces would be publicly available and a condition attached to ensure that they are accessible prior to occupation of the proposed flats.

7.38 As all of the additional parking spaces would be on-street, and thereby

disabled bays can be provided when required to suit residents’ changing needs, the disabled bays shown on the plans are regarded as indicative.

7.39 The London Plan requires 20% active provision for EV charging points and 20% passive provision and this requirement can be secured by condition. It is expected that the charging points will be pepper-potted throughout the additional spaces proposed and available to all residents. Car Park Layout

7.40 All of the proposed parking spaces would be an appropriate size and be afforded sufficient manoeuvring space so that drivers can access and egress each space safely and with minimal movements. All of the perpendicular spaces would situated clear of the carriageway which would allow for two-way vehicle movements to continue on the adjacent road.

7.41 A Stage 1 Road Safety Audit was undertaken to assess the safety implications of an earlier iteration of the proposed parking layout. Most of the recommendations of the audit have been incorporated into the latest layout and will be refined in the highway works details, to be secured by condition. The condition will also include the requirement for Stage 2, 3, and 4 Road Safety Audits to be undertaken. Parking Impact

7.42 A residential parking survey was undertaken to ascertain the existing parking stress levels on the surrounding streets within a 200m walk and how this would be impacted by the proposal. The survey subscribed to the standard methodology. It found that stress levels were highest overnight with 77% and 81% of spaces utilised, or 63 legitimate on-street parking opportunities on the first night and 52 on the second night. Neither night surveyed had occupancy greater than 90% (the generally accepted threshold that is considered to constitute excessive parking stress).

7.43 It is worth highlighting that the perpendicular parking areas all had excessive levels of parking stress on both nights however this was counterbalanced by lower levels along unrestricted and legitimate sections of the streets. Inconsiderate and unsafe locations were not counted as legitimate parking spaces even if they were unrestricted. While it is obvious that the perpendicular arrangements were favoured, therefore heavily parked and giving the impression of excessive parking stress, there were a significant number of spaces available parallel to the kerb.

7.44 Daytime surveys at 10am and 2pm over two days saw a maximum level of 61%.

7.45 The surveys included the parking area on the site that would be lost as a result of the development. Although the parking area is not public highway, access is not restricted therefore some parking does occur that may be local residents. The surveys found that of the 18 calculated spaces in the area, 15 were unoccupied on the first night and 16 were unoccupied on the second night. The lowest number of spaces unoccupied during the daytime surveys was 14. These spaces were not included in the parking stress calculations for the surrounding streets.

7.46 Census data for the Mid-Super Output Area in which the site is located indicates that the proposed development of 25 flats would have a car ownership rate of between 12 and 18 (depending on tenure). Notwithstanding the census data, the transport statement’s more conservative rate of 1 car per flat, or an overall demand of 25 spaces, is agreeable and more robust given that the PTAL for the site is very poor.

7.47 30 additional on-street parking spaces would be provided, thereby

accommodating the potential demand as well as providing additional opportunities for existing residents. As such, parking stress levels on surrounding streets would reduce as a result of the proposal.

7.48 If the loss of the 18 existing on-site spaces is factored in and assuming a worst case scenario whereby all of these existing spaces are occupied overnight, the parking stress levels found by the parking survey would increase to 84% and 87% (50 and 39 spaces available). These figures would still be below the 90% level which is generally regarded as constituting excessive parking stress.

7.49 No dedicated parking spaces would be provide for the community centre use, however, as centre would serve the local community rather than a wider area, the lack of dedicated parking provision is supported as it would discourage visitors from driving to the site and encourage more active travel.

7.50 A separate parking beat survey was undertaken to understand the demand on parking in the area during school drop-off and pick-up times. The beats were undertaken for 10-minute periods between 08:10-09:20 and 14:30-15:40. It found that parking saturation is nearly reached during the AM and PM ten-minute peaks but dissipates quickly. The on-site car park is also at 100% capacity during these times. While parking stress is excessive during these peaks on roads closer to the school, there are spaces available on nearby roads and still within walking distance. It is not considered appropriate to provide more parking spaces than proposed closer to the school as to do so would encourage more drop-offs and pick-ups by car thereby quickly negating the additional provision.

7.51 Although it is outside the realms of this application, the schools will be encouraged to promote active travel modes such as walking and cycling

through TfL’s Stars programme, as an alternative to drop-offs and pick-ups by car. The onus is also on the schools to properly manage parking demand associated with its use and monitor and report incidences of inconsiderate and unlawful parking. Alternative arrangements will need to be explored by the school for coach parking when it is required as the parking area on the subject site will no longer be available.

7.52 The local school has been consulted and raised no objection to the development. Trip Generation

7.53 Owing to the limitations of the TRICS database in relation to comparable sites; the bespoke nature of the existing members club and proposed community centre; and the fact that both are/will be primarily used by residents within the local estate, a first principles approach has been undertaken to understand the level of trips to both uses.

7.54 The trip generation assessment for the proposed residential use has been examined through the TRICS database utilising sites with similar characteristics such as location, PTAL rating, and parking provision.

7.55 The pattern of trips relating to the proposed community centre is not expected to deviate materially from that of the existing use with peak usage occurring in the evenings and on weekends, albeit the lesser floor area, the removal of the on-site car park, and the provision of visitor cycle parking would encourage more sustainable modes of transport and fewer car trips.

7.56 Vehicle trips associated with the 25 flats, based on TICS data, indicates that AM and PM peaks would generate 7 and 4 trips respectively and 48 total trips between 7am and 7pm. This equates to less than 1 vehicle trip every 8 minutes in the peak. This is not considered a significant increase and would not severely impact on traffic flow or junction capacity on the surrounding roads. Public Transport Impact

7.57 There is likely to be no significant impact on public transport services and it is noted that TfL has no objections in this regard. Cycle storage and parking

7.58 The residential element of the proposal would require at least 50 cycle parking spaces to comply with the London Plan standards. 52 spaces would be provided, evenly divided between two enclosures to the rear of the site. 8 additional cycle spaces would be provided for the community centre use near its main entrance. The number of spaces and the location are considered to be acceptable while the details of the provisions can be secured by condition. Servicing

7.59 All deliveries to the site will be undertaken on-street, as per the existing

arrangement for residential properties in the area. Given the expected number of daily deliveries for such a development – approximately 3 per day – this would not be a concern.

7.60 2 separate refuse stores would be provided; both within 10m of the nearest on-street collection point as set out in the Recycling and Refuse SPD. A condition will be included to provide further details of the storage area for waste and recycling to ensure that they are capable of accommodation the required bin capacity. Travel Plan

7.61 The development is below the usual threshold for a Travel Plan but given the very poor PTAL it is considered that welcome packs and personalised travel planning should be provided for new residents which provide information on travel opportunities. Construction

7.62 A Design and Construction Method Statement has been submitted however a detailed Construction Logistics Plan shall be secured by condition to minimise impact on traffic flow and highway safety and to ensure that bus services are not unduly disrupted through the construction phase.

Sustainability

7.63 London Plan Policy 5.2 (Minimising Carbon Dioxide Emissions) applies to all developments and states that development should make the fullest 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 application was accompanied by a detailed Energy Assessment and Sustainability Statement detailing how the proposed development can achieve a 36.5% carbon dioxide emissions reduction against a Building Regulations Part L (2013) compliant baseline, along with details on securing compliance with the required sustainability standards. This will be achieved partly from the installation of a solar PV system.

7.65 Therefore the proposal is considered acceptable on sustainability grounds and conditions will be included to ensure the development complies with the London Plan and is implemented in accordance with the energy details submitted.

7.66 In order to achieve compliance with the ‘zero carbon’ homes standard, the applicant is required to make a financial contribution of £34,938 to the Council’s Carbon Offset Fund through a legal agreement.

Environmental consideration

Land quality

7.67 Owing to the history of the site, there may be some contamination. The NPPF advises where there is suspicion, or where evidence suggests there may be some contamination, planning permission may be granted subject to condition that development may not start before site investigation and assessment have been done and that the development itself will incorporate any remedial measures necessary. Policy 5.21 (Contaminated Land) of the London Plan and adopted Local Plan Policy EQ8 (Contamination) provide a policy context for this matter.

7.68 A Phase 1 Environmental report has been submitted with the application

which has identified that there may be some potential contamination sources including:

Naturally occurring contaminants

Hardcore under foundations and ground slabs

Former agricultural land use

Site use as parking area

Refuse and soil mound

7.69 The report therefore suggests that some preliminary intrusive environmental site investigation be conducted to determine if either contamination and, or, landfill gas are present on site.

7.70 The details have been reviewed by the Council’s Land Quality team and

they have requested that a phased contamination condition to ensure that details of intrusive site investigation are carried out in addition to the Phase 1 Desk study submitted with the application.

Noise

7.71 London Plan Policy 7.15 states that development should seek to reduce and manage noise and Policy EQ5 requires submission of a noise assessment where major schemes or a change to a more noise sensitive use are proposed. The supporting information to that policy also states that between the 63 and 57dBA LAeq contours all new built development should have high levels of sound attenuation and acoustically treated ventilation because of the effect of aircraft noise.

7.72 The site lies within a Heathrow Noise contour of 60dBA LAeq and therefore in accordance with policy EQ5 would be suitable for family housing as it is outside the 63-72dBA LAeq noise contours. Conditions will be added to ensure that the residential accommodation is constructed using adequate sound insulation measures which are tested prior to occupation.

Biodiversity/ Ecology

Trees

7.73 An Arboricultural Impact assessment has been undertaken to assess the conflict between the proposed development and existing trees on site and propose mitigation measures to protect the trees that will be retained on site. The assessment outlines that there is one tree that needs to be removed to enable development, this tree is not protected and therefore there would be no objection to its loss. Furthermore the tree has been assessed and due to its poor quality it is likely to have been removed within the next 10 years irrespective of the development. In addition there is scope for further tree planting as part of the landscape scheme of the development which will be secured via a planning condition. There are a number of trees that will be retained as part of the development and measures have been proposed to help protect these trees during construction.

Bats

7.74 A preliminary Bat Roost Assessment has been undertaken however a full assessment was not possible given access constraints. The assessment revealed that there was low potential for roosting of bats in one of the building but there was moderate potential for roosting bats in the other building. The assessment concludes that for the building where there is low potential at least one survey should be undertaken during peak season, if bats are identified then further surveys will be necessary. For the building with moderate potential for roosting bats two further surveys should be undertaken one during peak season. If either of the building surveys confirm the presence of roosting bats it will be necessary to undertake additional surveys in order to inform a Natural England licence application.

7.75 Further full assessments were carried out of both buildings in line with Bat Surveys for Professional Ecologists: a Good Practice Guide (Collins, 2016) and no bat roosts were identified. The Nocturnal Emergence and Dawn re-entry Bat Surveys are valid for 12 months from the date of survey which is 12th May 2017. Therefore a condition has been included which states that should the development not commence by this date then further surveys will be necessary.

Drainage

7.76 The Council’s Flood Risk Management Consultant has reviewed the submission and is satisfied with the principles of the drainage strategy but has requested that further infiltration testing be carried out for the site. Conditions have been included to provide detailed drainage designs for the development and prior to occupation provide evidence that drainage has been built as per the approved designs.

8.0 EQUALITIES DUTIES IMPLICATION

8.1 The public sector equality duty applies to all council decisions.

8.2 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.

8.3 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.

8.4 This shall include, in particular, but is not limited to steps to take account of disabled persons' disabilities.

8.5 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.

8.6 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.

8.7 The relevant protected characteristics are: age; disability; gender reassignment; pregnancy and maternity; race; religion or belief; sex; marriage and civil partnership; and sexual orientation.

8.8 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.

9.0 PLANNING OBLIGATIONS

9.1 Local Plan Policy IMP3 seeks to ensure that development proposals fully mitigate the impacts of the development on the area through a Section 106 agreement, where necessary or appropriate, having regard to supplementary planning document and provide the Community Infrastructure Levy (CIL) payments required by any charging schedule, including the Mayor of London’s CIL. A payment or other benefit offered in a Section 106 or other legal 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.

9.2 The Section 106 or other legal agreement will not address all the impacts since some of these will be addressed by CIL, in order to satisfy the Regulation 122 tests above.

9.3 The NPPG provides guidance on use of planning obligations, which

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

9.4 It is mandatory that each criterion be satisfactorily addressed prior to granting planning permission subject to a satisfactory legal agreement(s) or unilateral undertaking under Section 106 of the Town and Country Planning Act 1990

9.5 The following draft Heads of Terms are likely to form the basis of the any legal agreement, all of which are considered to satisfy the three Regulation 122 tests referred to above: i. Carbon Offset Fund- £34,938

10.0 LOCAL FINANCIAL CONSIDERATION Community Infrastructure Levy

10.1 Local finance considerations means the Community Infrastructure Levy, or a grant or other financial assistance that has been, or will or could be, provided to a relevant authority (such as the Council, the Mayor of London, the Homes and Communities Agency, etc.) by a Minister of the Crown.

10.2 Some new developments granted planning permission will be liable to pay

Community Infrastructure Levy (CIL) to the Mayor of London and Hounslow.

10.3 CIL is payable on m2 of new floor space or where a new dwelling is created or the net floor area increase exceeds 100 m2

Mayors £35 per m2

Hounslow Housing

East £200 m2

Central £110 m2

West £70 m2

Supermarkets,

superstores and retail

warehousing £155 m2

Health care, education

and emergency

services facilities £0

All other uses £20

m2

10.4 This proposal would be liable to pay Community Infrastructure Levy on the community centre use only because affordable housing is exempt from CIL payments. However as the community centre floorspace would be less than the buildings to be demolished, which have been in use for 6 months for the past 36 months, no payment is required.

Current lawful floorspace: 800 Demolished floorspace: 800

Liable floorspace: 0

11.0 CONCLUSION

11.1 Although the proposal will result in a net reduction in community floorspace on the site it is necessary to consider whether there are any material considerations which would outweigh this matter. The proposed community centre would see a well-equipped and modern facility and flexible space which would be more functional and efficient than the current buildings on site. This loss of floor space must also be considered in light of the other benefits that the proposal will provide. In this case it would result in the sustainable development of brownfield land and the provision of 25 much needed affordable housing units for which there is considerable, unmet, demand. On balance, it is considered that the benefits of the development of the land, the more modern and higher quality community space together with the provision of 25 affordable housing units would outweigh the loss of community floorspace in this instance and therefore approval is recommended.

12.0 RECOMMENDATION:

That planning permission be granted subject to the following conditions and securing the abovementioned planning obligations by prior completion of a satisfactory legal agreement(s) or unilateral undertaking under Section 106 of the Town and Country Planning Act 1990 and/or other legislation, the exact terms of which shall be negotiated by appropriate officers in the Department of Regeneration, Economic Development & Environment on the Borough Solicitor’s advice. The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 1st November 2017 or such extended period as may be agreed in writing by appropriate officers

within the Department of Regeneration, Economic Development & Environment or Head of Governance’s Office. If the legal agreement or unilateral undertaking is not completed by the date specified above (or any agreed extended period), then the Executive Director Regeneration, Economic Development & Environment or Director of Economy, Enforcement and Environment or the 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 above. 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 Executive Director Regeneration, Economic Development & Environment or Director of Economy, Enforcement and Environment or the Head of Development Management is hereby authorised (in consultation with the Chair and upon the advice of the Head of 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, the Executive Director Regeneration, Economic Development & Environment or Director of Economy, Enforcement and Environment or the Head of Development Management (in consultation with the Chair) is hereby authorised to approve any further application for planning permission or listed building consent validated within 12 months of the date of refusal of either application, provided that it (a) duplicates the earlier application, and (b) that there has not been any material change in circumstances in the relevant planning considerations, and (c) that a satisfactory legal agreement or unilateral undertaking securing the obligations set out in the report is completed within any specified period of time.

Conditions:

1 A1a Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To accord with provisions of section 91 of the Town and Country Planning Act 1990.

2 B5 Detailed Applications

The proposed development shall be carried out in all respects

in accordance with the proposals contained in the application and the plans submitted (Design and Access Statement dated 10.05.2017 REV A, Design and Construction Method Statement dated 27.04.2017, Daylight and Sunlight Study (within development) dated 21.04.2017, Daylight and sunlight study (neighbouring properties), BS5837 Tree Report dated 24th April 2017, Travel Plan Statement dated May 2017, Transport Statement dated May 2017, Sustainability Statement dated 24.04.2017, Planning Statement Energy Assessment dated 27.04.2017, Statement of community involvement dated May 2017, Planning Statement dated May 2017, 2 x perspective drawings, Noise Impact Assessment Report dated 24.04.2017, Phase 1 Environmental Report dated 25th April 2017, 0100, 0300, 0110, PL_0110 E, PL_1000 A, PL_1001 B, PL_1002 B, PL_1003 B, PL_1104, PL_3000, PL-3001, PL_3002, PL_3003, PL_3004, PL_3005, PL-4000, PL-4001, PL_1200 A, PL_1101 A, PL_1102 A, PL_1103 A, H636TPP, H636TCP, SK001 B, TR001 2 of 3 B, TR001 3 of 3 B. Received 19th May 2017. Preliminary Ecological Appraisal dated March 2017, Preliminary Bat Roost Assessment dated March 2017, Nocturnal Emergence and Dawn re-entry bat survey dated May 2017. Received: 7th June 2017. Solar PV Feasibility Table and PL_1104. Received: 28th July 2017. Drainage Assessment Form dated 04.08.2017, Surface Water Drainage Strategy Final Report dated August 2017. Received: 8th August 2017. Stage 1 Safety Audit dated May 2017, Appendix B of Stage 1 Road Safety Audit, SK001 1 of 4, PL_1900 G. Received: 11th August 2017 ) 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: To ensure the development is carried out in accordance with the planning permission.

3 B4 Samples of materials No development shall take place (except demolition) until samples of the materials to be used in the construction of the external surfaces of the hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details. Reason. In order that the Council may be satisfied as to the details of the development in the interests of the visual amenity of the area and to satisfy the requirements of policies CC1 and CC2 of the adopted Local Plan.

4 Energy Statement

Prior to first occupation of the building(s) evidence (e.g.

photographs, installation contracts and As-Built certificates under the Standard Assessment Procedure 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. Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan Policy 5.2 and the London Borough of Hounslow Local Plan Policy EQ1.

5 Water efficiency

Prior to first occupation of the building(s) evidence (schedule of fittings and manufactures literature) 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 internal water use calculations. Reason: in order to protect and conserve water supplies and resources in accordance with London Plan Policy 5.15 and the London Borough of Hounslow Local Plan Policy EQ2.

6 Sustainable sourcing of materials The development 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 sustainable sourcing of materials standards. 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 Detailed Drainage Designs

Notwithstanding the submitted details, prior to commencement of works above ground level (except demolition), the applicant must submit for review and approval by the Lead Local Flood Authority final detailed drainage designs (including drawings), and details of additional storage in relation to attenuating further surface water at ground level (or evidence that it is impractical to locate these on site and they will not provide any further benefit reduce flood risk on and off site ), an associated detailed maintenance plan for each of the drainage feature components (including routine maintenance tasks and

frequencies and the responsible body/bodies) and evidence of the necessary approvals from Thames Water to allow surface water runoff to enter their sewer network. Reason: To prevent the risk of flooding to and from the site in accordance with the approved Flood Risk Assessment (July 2016) and the Sustainable Drainage Systems Assessment (May 2016) documents and relevant policy requirements including but not limited to London Plan Policy 5.13, the Non- Statutory Technical Standards for Sustainable Drainage Systems and Hounslow Council’s Local Plan Policy EQ3.

8 Drainage evidence

Prior to occupation, the applicant must submit for review and approval by the Lead Local Flood Authority evidence that the drainage system has been built as per the final detailed drainage designs through the submission of photographs and copies of installation contracts, and written confirmation that the drainage features will be managed as per the detailed maintenance plan for the lifetime of the development. Reason: To ensure that the methods to mitigate the risk of surface water flooding have been constructed as agreed and that the drainage system is suitably managed.

9 Highway works

Prior to the commencement of development (except demolition), the applicant shall have entered into a Highways Agreement under s278 of the Highways Act 1990 with the Local Highways Authority to ensure that the highways improvements and parking spaces as shown on the submitted plans hereby approved are implemented.

The parking spaces as approved shall be made available prior to occupation of the development and retained as such thereafter.

Reason: To ensure that the proposed development does not prejudice the free flow of traffic or conditions of general highway safety along the adjoining highway and to accord with policies CC2 (New Development) and EC2 (Developing a Sustainable Local Transport Network) of the adopted Local Plan.

10 Play space

Prior to commencement of the development (except demolition) full details of the proposed play space as shown on the submitted plans shall be submitted to and approved in writing by the Local Planning Authority and the shall be

implemented in strict accordance with the approved details prior to occupation of the development and retained as such thereafter.

Reason. To ensure that adequate play space is provided in line with the London Plan policy 3.6 and the Mayors SPG -Providing for children and young people’s play and informal recreation.

11 J12 Contamination

“Before the development hereby permitted commences: a. Details of an 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. If required, a scheme for decontamination of the site shall be submitted to the Local Planning Authority, for written approval. The scheme shall account for any comments made by the Local Planning Authority before the development hereby permitted is first occupied. During the course of the development: c. The Local Planning Authority shall be notified immediately if additional contamination is discovered during the course of the development. A competent person shall assess the additional contamination, and shall submit appropriate amendments to the scheme for decontamination in writing to the Local Planning Authority for approval before any work on that aspect of development continues. Before the development is first brought into use: d. The agreed scheme for decontamination referred to in clauses b) and c) above, including amendments, shall be fully implemented and a written validation (closure) report submitted to the Local Planning Authority for approval. Reason. Contamination is known or suspected on the site due to a former land use. The 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 will need to be submitted and will include investigation into outstanding potential 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 landquality@hounslow.gov.uk or by post on a cd or dvd wherever possible.

12 Restrictions of community centre use

Notwithstanding the provisions of the Town and Country planning (Use Classes) Order 1987, as amended, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification the hereby approved community centre shall not be used for any other purpose other than for community centre use and there shall be no changes of use to a use within use class D1/D2 or any other use class for the duration of the development. Reason. In the interests of the amenity of the area and to satisfy the requirements of policies CC1, CC2, CC4, TC4 and EQ5 of the adopted Local Plan.

13 Noise mitigation

(A). Prior to commencement of works above ground level (except demolition) a scheme of acoustic insulation including secondary glazing and any other necessary means of ventilation to be provided is submitted to and approved by the Local Planning Authority. Such a scheme shall include details of measures to ensure the residential accommodation does not exceed the levels in Table 4 of BS8233:2014 and that through the application of good acoustic design, private amenity areas and external communal amenity areas do not exceed the noise levels set out in BS8233:2014 or such other standard as agreed in writing with the Local Planning Authority. The details shall include material specification and predicted performance of the materials proposed. Any works that form part of such a scheme shall be completed as approved before any part of the development within the relevant phase is first occupied.

(B). Prior to the development being occupied, measurement reports demonstrating compliance with the scheme approved under Part A of this condition, shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure satisfactory environmental conditions for the occupiers of the proposed building in accordance with Local Plan Policy EQ5.

14 Hours of construction

No demolition or construction work shall take place on the site except between the hours of 8am to 6pm on Mondays to Friday and 9am to 1pm on Saturdays and not at all on Sundays and Public Holidays. Reason: In order to safeguard the amenities of adjoining residents and the amenities of the locality in accordance with Local Plan policies CC1, CC2 and EQ5 and Policies 7.15 (Reducing noise and enhancing soundscapes) and 5.3 (Sustainable design and construction) of the London Plan.

15 Community Centre- Hours of operation

The hereby approved community centre use shall not be used outside of the following times 08:00- 22:30 Monday to Thursday, 08:00-23.30 Friday and Saturday and 08:00- 22:00 on Sundays and public holidays.

Reason. In the interest of neighbouring residential amenity.

16 Construction Management Plan

No development shall take place, including any works of demolition, until a Construction Management and Logistics Plan has been submitted to, and approved in writing by, the local planning authority. The approved Plan shall be adhered to throughout the construction period. The Plan shall include:

a site plan (showing the areas set out below)

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

provision for the parking of vehicles of site operatives and

visitors

provisions for loading, unloading and storage of plant and

materials within the site

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

details of vehicle routeing from the site to the wider

strategic road network

the erection and maintenance of security hoarding

including decorative displays and facilities for public viewing, where appropriate

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

a scheme for recycling/disposing of waste resulting from

demolition and construction works

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

commitment to liaise with other contractors in the vicinity

of the site to maximise the potential for consolidation and to minimise traffic impacts.

avoidance of peak hours for deliveries and details of a

booking system to avoid vehicles waiting on the public highway

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

details of the construction programme and a schedule of

traffic movements

the use of operators that are members of TfL’s Freight

Operator Recognition Scheme (FORS) Reason: To ensure highway safety is maintained and preserved in accordance with policy EC2 (Developing a sustainable local transport network) of the Local Plan

17 Cycle parking Prior to occupation of the hereby approved residential units and community centre use and notwithstanding the approved drawings, full details (including manufacturers’ specifications) of cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall conform to current guidance such as the TfL London Cycling Design Standards in design and layout and be fully implemented and be made available for use before the first occupation of the development and thereafter retained for use at all times without obstruction.

Reason. In accordance with policy 6.9 (Cycle parking) of the London Plan and Local Plan policy EC2 (Developing a sustainable local transport network).

18 Road safety audits

Stage 2, 3 and 4 road safety audits shall be carried out and submitted to and approved in writing by the Local Planning Authority during relevant stages of the works agreed under s278 of the Highways Act 1990.

Reason. To ensure that the proposed development does not prejudice the free flow of traffic or conditions of general highway safety along the adjoining highway and to accord with policies CC2 (New Development) and EC2 (Developing a Sustainable Local Transport Network) of the adopted Local Plan.

19 Vehicle charging points

Prior to occupation of the development full details of vehicle charging points including 10% active and 10% passive shall be submitted to and approved in writing by the Local Planning Authority. The charging points shall be made available prior to first occupation of the development and retained as such thereafter.

Reason. In accordance with policy 6.13 (parking) of the London Plan and EC2 (Developing a sustainable local transport network) of the Local Plan.

20 Bird Hazard Management Plan

Development shall not commence (except demolition) until a Bird Hazard Management Plan has been submitted to and approved in writing by the Local Planning Authority. The submitted plan shall include details of: - Management of any flat/shallow pitched/green roofs on buildings within the site which may be attractive to nesting, roosting and “loafing” birds. The management plan shall comply with Advice Note 8 ‘Potential Bird Hazards from Building Design’ attached (See informative below for further information) The Bird Hazard Management Plan shall be implemented as approved and shall remain in force for the life of the building. No subsequent alterations to the plan are to take place unless first submitted to and approved in writing by the Local Planning Authority.

Reason: It is necessary to manage the flat roofs in order to minimise its attractiveness to birds which could endanger the safe movement of aircraft and the operation of Heathrow Airport.

21 Existing crossovers

Prior to first occupation of the hereby approved uses the three existing crossovers to the site shall be permanently closed and reinstated to footway in consultation with the Local Highways Authority.

Reason. To improve highway safety in accordance with Local Plan policy EC2 (Developing a sustainable local transport network).

22 Waste and recycling

Prior to commencement of the development (except demolition) and notwithstanding the approved plans full details for the storage of waste and recycling for both residents and the community centre use shall be submitted to and approved in writing by the local planning authority.

Reason. To ensure the storage areas are suitable to accommodate the number and size of bins required for both uses and in accordance with policy EQ7 (Sustainable waste management)

23 E1 Hard and soft landscaping

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

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

programme)

Reason: In the interest of biodiversity, sustainability, and to ensure that a satisfactory standard of visual amenity is provided and maintained in accordance with policies CC1 Context and character and CC2 Urban design and architecture of the adopted Local Plan.

24 E5 Boundary treatment

No development shall take place (except demolition) until there has been submitted to and approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed before the building is occupied. Development shall be carried out in accordance with the approved details.

Reason: To safeguard the visual amenities of the locality and privacy of adjoining properties in accordance with policies CC1 Context and character and CC2 Urban design and architecture of the adopted Local Plan.

25 Retained trees

The development shall be carried out in accordance with the details outlined in the BS5837 Tree Report dated 24th April 2017. If any trees identified in the report as being retained on site are damaged during construction of the hereby approved development then a suitable replacement tree shall be planted in a similar location during the first planting season following completion of the development.

Reason. In the interests of visual amenity of the site and biodiversity in accordance with policy GB7 (biodiversity).

26 Bat Roosting

If the hereby approved development, including demolition, has not commenced by the 12th May 2018 then further Bat Surveys shall be carried out in accordance with the submitted Nocturnal Emergence and Dawn re-entry Bat Surveys dated May 2017 before any works commence on site, should bats be found on site then further surveys shall be undertaken in accordance with relevant guidance.

Reason. To ensure that bats are not roosting on site and if they are found that they are protected accordingly.

27 Wheelchair user dwellings

A minimum of three Wheelchair User Dwellings, built to Building Regulations M4(3) standards, shall be provided in

accordance with the approved plans. These units shall be retained as such for the duration of the development.

Reason. To ensure a socially inclusive and sustainable development in accordance with Local Plan Policy SC3 and policies 3.5 (Quality and design of housing developments) and 7.2 (creating an inclusive environment) of the London Plan.

28 Balconies

Notwithstanding the details shown on the approved drawings, prior to the commencement of the development (except demolition), details of the external balcony arrangements shall be submitted to and approved in writing by the Local Planning Authority, demonstrating compliance with the relevant standards of the London Plan Housing SPG, and including details and sections of the finished treatment (e.g. soffit, balustrades, privacy screens etc.). The development shall be carried out strictly in accordance with the details so approved and maintained as such thereafter.

Reason: In order that the Council may be satisfied as to the details of the development in the interests of the visual amenity of the area and to ensure an acceptable standard of private amenity space for future residents in order to satisfy the requirements of policies CC1, CC2, CC3, SC4 and SC5 of the Local Plan and London Plan Policy 7.6 and the London Plan Housing SPG (2016).

Informatives:

1 Approved following pre-app To assist applicants, the London Borough of Hounslow has produced planning policies and written guidance, which are available on the Council's website. The Council also offers a pre-application advice service. In this case, the scheme was submitted in accordance with guidance following pre application discussions.

2 Travel welcome packs It is recommended that travel welcome packs and personalised travel planning should be provided for new residents of the hereby approved development which provides information on sustainable modes of travel opportunities in the local area.

3 Bat roosting In the unlikely event that a bat is found during site works all works in

that area must immediately cease and a suitably qualified ecologist should be contacted.

4 Bird hazard management plan The Bird Hazard Management Plan must ensure that flat/shallow pitched roofs be constructed to allow access to all areas by foot using permanent fixed access stairs ladders or similar. The owner/occupier must not allow gulls, to nest, roost or loaf on the building. Checks must be made weekly or sooner if bird activity dictates, during the breeding season. Outside of the breeding season gull activity must be monitored and the roof checked regularly to ensure that gulls do not utilise the roof. Any gulls found nesting, roosting or loafing must be dispersed by the owner/occupier when detected or when requested by the Heathrow Airside Safety Department staff. In some instances it may be necessary to contact Heathrow Airside Safety Department staff before bird dispersal takes place. The owner/occupier must remove any nests or eggs found on the roof. The breeding season for gulls typically runs from March to June. The owner/occupier must obtain the appropriate licences where applicable from Natural England before the removal of nests and eggs.

5 Cranes Given the nature of the proposed development it is possible that a crane may be required during its construction. We would, therefore, draw the applicant’s attention to the requirement within the British Standard Code of Practice for the safe use of Cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in Advice Note 4, ‘Cranes and Other Construction Issues’ (available at http://www.aoa.org.uk/policy-safeguarding.htm)