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TRANSCRIPT
bath road car park planning brief
december 2014
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Document Title: Planning Brief for Bath Road Car Park Site, Bath Road, Hounslow TW4
Date: December 2014
Status: This Planning Brief will be submitted to the Council’s Planning Committee for approved as a material planning consideration on 26 February 2015, following the consideration of public representations to this draft version. A schedule of the consultation to be undertaken is set out in Appendix 2 of this document. The final document submitted to Planning Committee will contain a full schedule of consultation responses and actions taken.
Produced by: London Borough of HounslowDesign & Conservation Hounslow Civic CentreLampton RoadHounslowTW8 4DN
Contact: Any enquiries relating to this document can be directed to;Mathieu Proctor Principal Urban Design Officer Tel: 020 8583 5210 E-mail: [email protected]
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1. Introduction• Purpose • Background• Status
2. Site Context and Description• Location• Site Description and Wider Context • Site History • Site Access• Land Ownership
3. Planning Policy • Introduction • Key Planning Policy Issues• Heritage Issues • Loss of Car Parking • Noise
4. Land Uses • Land Use Requirements • Housing • Car Parking • Conclusions on Potential Land Use Mix
5. Urban Design • Hounslow Town Centre Masterplan 2013• Key Constraints • Urban Design Principles
◊ Contribution to Hounslow High Street◊ Building Line ◊ Active Frontages◊ Scale◊ Visual Marker ◊ Pedestrian Accessibility◊ Vehicles
6. Sustainability Objectives• Energy and Carbon Reduction • Flood Risk and Surface Water Management • Air Quality • Enhancing Local Skills
7. Required Outcomes
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8. Planning Application Requirements • Planning Performance Agreement (PPA)• Planning Documents • Community Infrastructure Levy (CIL)• Planning Conditions
Appendix 1 Planning Policy Matrix
Appendix 2 Consultation Programme
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Figure 1: Bath Road Car Park Site Location Plan (1:2500)
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purpose 1.1 This planning brief for the Bath Road Car Park site is intended to complement the LB Hounslow Local Plan 2014 (Submission Draft). This document provides additional detail on how development on the site should be approached. The Bath Road Car Park site is allocated as a development site in the Local Plan (Submission Draft), and this document can be seen as a ‘stepping stone’ between the Local Plan and the requirements of any future planning applications.
1.2 It is our intention that the information contained within this brief will be a useful tool in
• Providing good quality, consistent advice to potential applicants • Ensuring the planning process is efficient • Delivering high quality functional development that positively contribute to the surrounding context
background 1.3 The LB Hounslow submitted its Local Plan to the Planning Inspectorate in August 2014. The Local Plan allocated a number of development sites across the borough, including the Bath Road Car Park site. Allocated sites are specific deliverable sites to which specific land uses are designated. This designation carries statutory weight by virtue of its inclusion within the Local Plan.
1.4 It is possible that in the future the Council will look to move its operations from the current Civic Centre site at Lampton Road to a new building. The site allocation reference on page 302 of the Local Plan Submission states that ‘the current use must be reprovided should development of this site come forward. Reprovision should either be onsite or directed to Hounslow town centre.’ As the Bath Road Car Park site is a deliverable site in a town centre location, partially designated for ‘civic use’, it could serve as the location of a new civic centre for LB Hounslow. This would leave the Civic Centre site at Lampton Road available for re-development as a residential site, having ‘been identified through the London SHLAA 2013 as it has a potential housing capacity during the plan period.’
Status 1.5 This planning brief will become a material consideration when making decisions about planning applications for the Bath Road Car Park site.
1.6 LB Hounslow planning briefs have historically never been given the formal status of an a Supplementary Planning Document (SPD). However, planning briefs have been given weight as material considerations by undertaking a public consultation and adoption process. Public consultations have typical been of a six week duration, with the LB Hounslow Planning Committee considering the adoption of the document. The adoption report allows LB Hounslow to demonstrate how public comments have been considered.
1. introdUction
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1.7 The LB Hounslow Statement of Community Involvement (June 2013) states that an SPD should be made available to all stakeholders for a 4 week period. Hard copies should be available at the Civic Centre and local libraries, with the document also available online and as a public notice.
1.8 SPD documents should also be distributed to the local media and relevant Area Forums. Responses should then be published on the Council website with individual respondees notified. The final SPD document should then be publicised and published.
1.9 It is our intention to follow this process for the Bath Road Car Park Planning Brief, with a 6 week consultation period commencing on 5 January 2015 and concluding on Friday 13 February 2015. The Bath Road Car Park Planning Brief document will also be presented to the relevant Area Forums during this consultation period.
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2. Site conteXt and deScription
location2.1 The Bath Road Car Park site is located within the western portion of Hounslow town centre as designated in the LB Hounslow Local Plan Submission (August 2014).It is a corner site and faces onto both the A3005 and the A3006 Bath Road.
Site description and Wider context 2.2 It forms a roughly triangular shaped site between Lampton Road (A3005) and Bath Road (A3006). The main frontage of the site is onto Bath Road with servicing access from Bulstrode Road to the north.
2.3 The site occupies 0.4 hectares and is currently used a surface car park operated by the LB Hounslow. The existing Bath Road Car Park can accomodate 120 cars, with an average occupancy of 42%. The site is approximately 260 metres from Hounslow Central London Underground station on the Piccadilly Line. The site is 890 metres from Hounslow railway station which features 6 trains an hour to London Waterloo on the Hounslow Loop line.
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Figure 3: View towards Bath Road Car Park site from Lampton Road
Figure 4: View towards Bulstrode Road from Bath Road Car Park site
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2.4 The site is in close proximity to numerous bus routes including H20 Hounslow - Twickenham; 120 Hounslow - Northolt; H22 Hounslow - Richmond; 81 Hounslow - Slough; 203 Hounslow - Staines; 222 Hounslow - Uxbridge; and H32 Hounslow - Southall.
2.5 The Bath Road Carpark site is flat and bounded by seperate land ownerships to the north and west - the east of the site faces onto the publicly adopted highway at Bath Road. The site immediately adjacent to the carpark to the west is occupied by the single-storey Gospel Hall, beyond which are a pair of inter-war 2-storey semi-detached properties currently in commercial use at ground and upper floors.
2.6 The surrounding area is characterised by a mix of land uses, with commercial offices positioned above ground floor retail units a typical arrangement. There is no single architectural style in Hounslow town centre, with a diverse mix of building sizes, types and ages lining the High Street, arranged on a traditional pattern of narrow, deep plots.
2.7 The site to the north east is occupied by the 4-storey Whitelocke House, a red-brick building with a slate mansard roof dating from the 1980s. The three storey with mansard roof Hayre House is adjacent to Whitelocke House and shares the same architectural style. The ancillary parking to Whitelocke House forms a substantial part of the northern boundary to the Bath Road Carpark site. The island site to the east over Bath Road features a 2 storey structure, part of which is locally listed. This is currently used as a public house with ancillary accomodation on the upper floor, with outdoor seating provision facing the Bath Road Car Park site . Central House on the eastern side of Lampton Road is a 1980s commercial building that occupies a significant part of the southern end of Lampton Road. The building is being converted to residential use as of late 2014.
2.8 The LB Hounslow Context and Character Study (August 2014) contains the following description of Hounslow town centre’s physical character:
“Building heights are fairly consistent across Hounslow town centre, and range from three to four storeys. This creates a pleasant sense of enclosure to the public realm, which is complemented by the narrow alleyways that punctuate the High Street in a north-south axis. The streets behind the High Street and Kingsley Road are lined with late Victorian/Edwardian terraced housing. More recently larger footprint buildings have been developed in Hounslow town centre. These include the Trinity Centre office complex on Staines Road and the mixed use Blenheim Centre. These developments have generated a coarser townscape grain within Hounslow town centre which should be addressed in future.”
Site history 2.9 Bath Road car park is situated in an archaeological priority area. It is the site of Holy Trinity Priory founded in 1211. The priory developed what had been a small village into a town with regular markets and other facilities for travellers heading to and from London along the Bath Road. The priory was dissolved in 1539 but Hounslow remained an important staging post on the main route to the west country. The route of the main Roman road from London to Silchester and the west lies to the south east of the site.
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2.10 The Bath Road Car Park site was occupied by residential dwellings until the 1970s. At this point a traffic reconfiguration scheme saw the A3006 connection between Bath Road and Lampton Road developed and the site re-purposed as a surface car park.
Site access2.11 The Bath Road Car Park site can be easily accessed by pedestrians from Bath Road to the south of the site, where there is a pedestrian crossing and a bus halt operated by Transport for London. Service access to the Bath Road Carpark site is via a 7 metre vehicular route to the north between the residential 3 storey 2 Bulstrode Road and the 5 storey Days Inn on the corner of Bulstrode Road and Lampton Road.
land ownership2.12 The main Bath Road Car Park site is entirely in the ownership of the LB Hounslow. There are no restrictive covenents or protected rights of way across the site.
Figure 5: View looking east towards Bath Road and Bell Road
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Bath Road Car Park Site 1864
Bath Road Car Park Site 1934
Bath Road Car Park Site 1962
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POTENTIAL BUILDING LINE
TO HOUNSLOW CENTRAL
OVERLOOKINGCONSIDERATIONS
SERVICE SPACE
VEHICULAR ACCESS
PERFORMANCE SPACE
PEDESTRIAN ROUTE
VEHICULAR ROUTE
BUS STOPS
POTENTIAL SERVICING SPACE
VEHICULAR ACCESS POTENTIAL VISUAL MARKER
KEY ELEVATION
1-3 STOREY BUILDINGS
GRADE II LISTED BUILDING
10 STOREY BUILDING
POTENTIAL FOR OVERLOOKING
LB HOUNSLOW - BATH ROADEXISTING CONDITION ANALYSIS
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Figure 6: Bell Road Car Park Site Constraints and Opportunities
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3. planning policY
introduction 3.1 Current and emerging planning policies set an important element of context for development of the Bath Road Car Park site, and should be considered in relation to proposals for the site. The LB Hounslow draft Local Plan was submitted to the Secretary of State in August 2014, and is expected for adoption in spring/ early summer 2015.
3.2 The draft Local Plan is a material consideration in planning decisions and provides the most up to date local policy background. However, the statutory plan for the borough consists of the Unitary Development Plan (2003), the Employment Development Plan (2008), the Brentford Area Action Plan (2009) and the London Plan (2011). The Draft Further Alterations to the London Plan have been consulted on and examined, primarily to address key housing and employment issues emerging since its publication in 2011, with expected adoption in February-March 2015.
key planning policy issues 3.3 The key issues arising from the draft Local Plan 2014, the London Plan 2011, and the National Planning Policy Framework (NPPF) 2012 are summarised below. More detail and commentary on the relevant elements can be found in the Policy Matrix in Appendix 1.
3.4 Core to the NPPF, the London Plan and the draft Local Plan are the themes of sustainable development, economic growth, regeneration of town centres and boosting significantly the supply of housing. Local authorities are responsible for allocating and promoting development on town centre sites to meet a range of town centre needs, as well as delivering residential uses on these sites, where appropriate.
3.5 The draft Local Plan sets out the Council’s intention to promote regeneration and employment growth in LB Hounslow’s town centres. It sets policy to ensure the future vitality of town centres, with regeneration focused in Hounslow and Brentford. Regeneration in Hounslow town centre should be taken forward with reference to the Hounslow Town Centre Masterplan (2013). This document proposes a high quality civic facility on the Bath Road site, with associated community and cultural uses with the potential to boost activity and vitality in the town centre. It also posits the idea of residential use on the site, which has been included in Bath Road’s site allocation.
3.6 The NPPF states that development should create a strong sense of place, with buildings and streetscapes designed to a high quality, to create attractive, comfortable places to live, work and visit. Guidance is included in this document, the Hounslow Town Centre Masterplan, the LB Hounslow Context and Character Study and the draft Local Plan on how design can enhance the public realm at and around the Bath Road site.
heritage issues3.7 There are no statutory listed or locally listed buildings within the site. However 44-50 Bath Road, to the south west of the site, is a mid 18th century grade II listed building. It is unique in the area built in the Tudor gothic style with pointed arches on the ground floor and a crenellated parapet. To the south east of the site there are two locally listed buildings, 1 Bath Road (now Yates wine lodge) an early 20th century building with a dressed stone ground floor and brick upper floors and Neals Mansions, an early
HIGH STREET
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20th century red brick mansion block with a prominent turret on the corner of Staines Road/Bath Road and Neals Corner. Immediately adjacent to the west of the site is a late 19th century gospel hall, this building does not have a specific designation but it does have some historic merit.
3.8 The location, scale and setting of these historic assets should be considered during the design development process for a new Civic Centre at the Bath Road Car Park site.
loss of car parking 3.9 The impact of the loss of the existing car park at Bath Road needs to be considered in light of Policy EC2 Developing a Sustainable Local Transport Network contained in the draft Local Plan. The aim of the policy is to ‘secure a more sustainable local travel network that maximises opportunities for walking, cycling and using public transport, reduces congestion, improves the public realm and improves health and well-being.’
3.10 Policy EC2 therefore requires development proposals to:
• Demonstrate that adverse impacts on the transport network are avoided, through preparation of Transport Assessments for all major schemes and contributions or improvements to transport networks
• Demonstrate that sufficient public car parking remains or is re-provided in the area to serve local needs where there will be a reduction in off-street car parking. This could include consideration of available on-street car parking or involve the provision of an appropriate temporary facility. This should ensure that the development ultimately provides for existing local need, together with the resulting increase in demand arising from the development
3.11 The degree to which lost off-street parking at the Bath Road Car Park site will need to be re-provided will therefore be determined by the available alternative provision in the town centre at the time any planning application for the site is submitted. The location of the Bath Road Car Park site in relation to the location of other car parks in Hounslow town centre is important, as it acts to alleviate traffic at junctions from the west of the centre, and prevents it from congesting the town centre. Any re-provision of car parking on the Bath Road Car Park site should therefore be considered as part of a joined- up, planned approach to the regeneration of Hounslow town centre.
3.12 New car parking provision on the Bath Road Car Park site would be assessed in accordance with the criteria contained within Policy 6.13 Parking of the London Plan 2011. This states that ‘The Mayor wishes to see an appropriate balance being struck between promoting new development and preventing excesive car parking provision that can undermine cycling, walking and public transport use.’
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Building Type Provision from the outset Future provision Number of spaces for each employee who is a disabled motorist
Number of spaces for vis-iting disabled motorists
Number of enlarged standard spaces
Workplaces One space 5% of the total capacity A further 5% of the total capacity
Parking for employment usesNon-operational maximum standard for employment B1: spaces per sq m of gross floorspace LocationOuter London 1 space per 100-600 sq.m
3.13 The Parking addendum to Policy 6.13 contains maximum car parking standards which a new Civic Centre on the Bath Road Car Park site would be obliged to comply with.
3.14 In accordance with Policy 6.13 of the London Plan, a proposal should be accompanied by a transport assessment. This should consider the suitability of the Bath Road Car Park site for lower or car-free redevelopment. This would reflect the accessibility and connectivity to public transport of the site.
noise3.15 The location and design of new development should consider the impact of noise and mitigation to deal with the impact of noise. The Bath Road Car Park site falls into the 63 dB LAeq noise contour of Heathrow airport, and is also affected by noise from road traffic. It therefore falls into noise significance category C, where development should be avoided unless there are overriding economic and social reasons for it to proceed.
3.16 The regeneration potential of development at this site, outlined earlier in the brief, may be considered to provide these reasons. Development should minimise and mitigate the adverse impacts of noise, provide an Acoustic Design statement (to include a noise assessment) and meet standards for acceptable noise levels. 3.17 The policy context supports mixed use development that contributes to the future vitality of Hounslow town centre, and aids regeneration. Buildings should add to a sense of place, be of high design quality and enhance the townscape and streetscene.
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4. land USeS
land use considerations and objectives4.1 The council’s objectives for the site are to:
• Add vitality to the centre, by developing a high quality, mixed use building in this key town centre location;
• Provide civic facilities and offices for Hounslow Council;• Provide a modern library;• Contribute to housing;• Enhance the public realm and contribute to highway and footway improvements.
land use requirements4.2 The site is suitable for a high quality building of townscape interest of a scale that works with the varied building heights of its surrounding buildings. A new Civic Centre should provide approximately 15,000 sq m (gross) floorspace.
car parking4.3 The existing public car parking provision on the site may have to be relocated depending on local need at the time of any future planning application. New car parking provision on the site should reflect the high level of accessibility and public transport connectivity of the site.
conclusions on potential land use mix 4.4 Development at the Bath Road site provides the opportunity to create a high quality, mixed use building, anchored by its civic use, offices and public realm. The building’s potential other uses, including a café, exhibition space and library, should make the site a hub for community and cultural activity. The mix and character of the land uses accomodated on the site should be reflected in the building design, creating a distinctive and functional development that adds to the future vitality and regeneration of Hounslow town centre.
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5. Urban deSign
hounslow town centre masterplan 2013 5.1 The Hounslow Town Centre Masterplan places the Bath Road Car Park site within the ‘Lampton Neighbourhood’, with a vision specifying that the ‘western end of the town centre is largely commercial in nature, with offices and hotels being the dominant land uses. Building on this, the Lampton Neighbourhood will become a commercial-led mixed use zone. It will have a strong civic and leisure role anchored by the new public events space, and evening economy uses, including eating and drinking, to complement the family oriented High Street offer.’
5.2 The Hounslow Town Centre Masterplan also contains ‘land use concepts’ for development sites, with the Bath Road Car Park Site identified as suitable for ‘a new civic offer’ with ‘a new landmark building at the corner of Bath Road / Lampton Road (on the Bath Road car park opportunity site) aiding legibility and move-ment between Hounslow Central station and the town centre.’
5.3 The Hounslow Town Centre Masterplan contains a number of ‘development principles’ for the Bath Road Car Park site. These principles should be used to inform the design of a high quality civic facility on the site, thus ensuring that new development works with both Hounslow town centre’s existing and emerging character.
Figure 7: Hounslow Town Centre Masterplan Concept Diagram
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key constraints 5.4 The public and service accessing to a new Civic Centre at Bath Road must not compromise the existing public highway and the setting of Bulstrode Road. Details of the servicing process, vehicle tracking, and frequency of deliveries must therefore be clarified early in the design development process.
5.5 The bus halt to the south of the Bath Road site is used as a place for drivers to prepare for their route. It is not a bus stop for public use, but is an important part of Hounslow town centre’s bus infrastructure. The bus halt must be either retained or relocated to a position acceptable to Transport for London and the bus operators. This will be a vital part of the development process. 5.6 The Bath Road Car Park site is within an Archaeological Priority Area as designated within the LB Hounslow UDP 2003. Archaeological remains constitute important evidence of Hounslow’s past and are a finite and fragile resource very vulnerable to modern development and land use. As the Council considers that the archaeology of the Borough is an important asset, with its preservation a legitimate objective against which the needs of development must be carefully balanced and assessed, appropriate archeological studies must be undertaken prior to development of the site.
Urban design principles
CONTRIBUTION TO HOUNSLOW HIGH STREET5.7 The Bath Road Car Park site is a key town centre site. It is visible as the western end of the east/west axis of Hounslow High Street; it can read as a ‘gateway’ site when entering Hounslow town centre from the west; and is easily accessible to pedestrians walking into Hounslow town centre from Hounslow railway station, Hounslow Central London Underground, and a number of bus routes.
5.8 A new Civic Centre at this location therefore has the potential to generate activity and positively influence the entire western portion of the town centre. The programme of a new Civic Centre offers a number of opportunities including:
• Signalling the status and function of a new Civic Centre through the massing, materiality and elevational treatment of the building - this might include revealing some of the internal functions of the building to the public realm through carefully considered elevations whilst providing quality workspaces.
• Ensuring the publicly accessible ground floor of the building works coherently with the public realm and pedestrian flows of Hounslow High Street, Bath Road and Lampton Road - this should be a building that members of the public feel confident approaching, accessing and using.
BUILDING LINE5.9 The size and positon of the Bath Road Car Park site means that a new Civic Centre will be required to both: • Work with existing buildings to the west and north of the site at the Gospel Hall and 2-4 Lampton Road,
avoiding over-bearing or blank elevations• Create a new street frontage that successfully addresses the corner of the site onto Bath Road and
contributes to views of the site from Hounslow High Street and Lampton Road
5.10 The shape of the Bath Road Car Park site suggests an opportunity to design a new Civic Centre with a distinctive front elevation that follows the corner of the site. This could ensure the site area is efficiently used, and presents a clearly legible ‘face’ to Hounslow town centre. A curved elevation would also be able to generate a strong building line with the potential to ‘bridge’ the different characters found to the north and west of the Bath Road Car Park site.
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5.11 If possible the internal functions of a new Civic Centre should inform the front ‘corner’ elevation, signalling the role and function of the building. The south-eastern orientation of this elevation is likely to require the inclusion of shading devices, and these should be integral to the design and status of the new building.
ACTIVE FRONTAGES5.12 The position, status and function of a new Civic Centre building on the Bath Road Car Park site necessitate the inclusion of active frontages facing onto Bath Road and Lampton Road. A new Civic Centre will be required to facilitate public access to numerous areas of the building, which will require the provision of a public reception space, waiting areas, small meeting rooms and refreshment facilities.
5.13 These areas will be well used and have the potential to activate both the ground floor of the building and the public realm in front of the building. The frontage of a new Civic Centre should seek to reveal this activity where possible, whilst seizing the opportunities for contrast that more private meeting or waiting spaces, or a library, may present. The design concept for a new Civic Centre should acknowledge that an enjoyable and coherent public experience is as important for the building as the provision of a high-quality, flexible working environment.
Figure 8: Bath Road Development Site Concept Diagram (Hounslow Town Centre Masterplan)
VISUAL FOCUS VISUAL
FOCUS
PUBLIC ACCESS
PUBLIC SPACE
IMPROVED CROSSINGPROVISION
KEY VIEW
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SCALE5.14 A new Civic Centre should be of a scale that works with the character of its surrounds, creates sufficient space for its internal programme, and provides a civic focus for Hounslow town centre. The building should be visible within the townscape of Hounslow town centre, whilst avoiding any over-bearing of neighbouring buildings. The varying character around the Bath Road Car Park site suggests that a new Civic Centre building could occupy 5-8 storeys. There is the potential for taller elements to act as ‘visual markers’ for a new Civic Centre, and these are discussed in paragraph 5.19.
5.15 The change in building scale that occurs beyond the site’s western boundary at the Gospel Hall will require the western elevation of a new Civic Centre to skilfully manage the transition. This could be achieved by a step back from the boundary or through a change in massing. The elevational treatment at this juncture should be carefully considered to mitigate any impact on the buildings to the west, and to ensure that important views into the town centre from the west are successfully terminated.
5.16 The scale of the buildings surrounding the Bath Road Car Park site changes, reflecting its position at the western edge of Hounslow town centre. The buildings to the north-east and south-east of the site on Lampton Road and the corner of Bath Road/ Hounslow High Street are predominantly 4 storeys with some inhabited roof spaces and rooftop plant. The Hounslow Centre on the corner of Lampton Road and Hounslow High Street features 8 storeys of commercial accommodation on top of a ground floor plinth, and frames the junction of Lampton Road/ Bath Road/ Hounslow High Street with the historic cupola of Neals Corner. This scale of building creates a sense of enclosure at street level and an urban character befitting a Metropolitan Town Centre.
5.17 The area directly to the north and west of the Bath Road Car Park site is of a smaller scale and more residential in character, albeit with some homes now in commercial use. Buildings are predominantly 2-4 storeys and of brick construction with a mixture of pitched and parapet roofs. A number of the buildings on the southern side of Bath Road feature detailed facades with decorative cornices, pilasters and corbals. The Gospel Hall directly adjacent to the Bath Road Car Park site is an attractive single-storey brick early 20th century building with a pitched roof.
5.18 The site area to the north of the Bath Road Car Park site connecting to Bulstrode Road should be retained as servicing space and access. Sufficient room for vehicular movements, cycle storage and refuse facilities should be provided at this location, with the mass of the building fronting onto Bath Road. The relationship between a new Civic Centre and Whitelocke House should be considered to prevent the new Civic Centre prejudicing any redevelopment of Whitelocke House. It may therefore be prudent to include a controlled pedestrian access at this point, allowing staff access from Lampton Road. The impact of a new Civic Centre on residential amenity at Bulstrode Road should be assessed with daylight/ sunlight and shadow tracking studies.
VISUAL MARKER5.19 There may be an opportunity for taller elements at a new Civic Centre set back at roof level to provide visual interest. These could potentially accomodate public uses and lend a unique character to the Hounslow town centre skyline. These elements could play a useful role in ensuring the site is visible from Hounslow High Street, Lampton Road and Hounslow Central London Underground and railway stations, guiding pedestrian movement along Lampton Road. It is important that all rooftop plant is considered early in the design process, becoming an integral part of the building design.
5.20 Visual markers that show how a new Civic centre building works could also include external/ revealed circulation cores, thermal chimneys or ventilation flues, or shading devices on the front elevation. There may also be opportunities to express distinctive aspects of the programme such as the committee chamber or public library in the massing of the building whilst still retaining appropriate levels of privacy.
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PEDESTRIAN ACCESSIBILITY5.21 It is important that a new Civic Centre on the Bath Road Car Park site is easily accessible to pedestrians. The Bath Road Car Park site is well served by public transport, and its location within Hounslow town centre suggests that many visitors will travel on foot. Public entrances, reception areas and circulation spaces should be clearly legible to visitors, informing the design of elevations and the public realm.
5.22 It is likely that the section of Bath Road in front of the new Civic Centre will be subject to heavy pedestrian footfall and informal crossing. There is an existing ‘pelican’ crossing to the south towards the bus halt and public WC. However, this is likely to be insufficient and consideration should be given to additional crossings or a shared surface that prioritises pedestrians and works with the ground floor plan of a new Civic Centre.
5.23 The triangular portion of land to the east of the Bath Road Car Park site is currently in a seperate ownership. However, it does suggest an opportunity for an area of designed public realm that announces the Civic Centre from Lampton Road, enhances the pedestrian experience and manages the gap with Whiteleaf House. The inclusion of this area within the development site should be explored.
VEHICLES 5.23 Service access to the site should be from Bulstrode Road to the north. Opportunities for vehicular access to the basement car park to the west of the site from Bath Road should be explored, whilst taking care to avoid undue loss of amenity at the Gospel Hall.
Figure 10: Schematic massing showing external cores and accessible ground floor
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6. SUStainabilitY obJectiVeS
energy and carbon reduction6.1 The development will need to meet the requirements of Part L of the Building Regulations 2013. It will also need to secure 40% carbon dioxide emissions reduction in buildings as compliant with the London Plan. The development should include a detailed energy assessment to demonstrate how the 35% carbon dioxide emissions reduction is to be met within the framework of the energy hierarchy.
1 Be lean: use less energy2 Be clean: supply energy efficiently3 Be green: use renewable energy
6.2 The development should take account of layout, building orientation, massing, materials and construction techniques to minimise energy consumption.
6.3 The energy assessment should include the following details:• calculation of the energy demand and carbon dioxide emissions covered by the Building Regulations
and, separately, the energy demand and carbon dioxide emissions from any other part of the development, including plant or equipment, that are not covered by the Building Regulations at each stage of the energy hierarchy.
• proposals to reduce carbon dioxide emissions through the energy efficient design of the site, buildings and services
• proposals to further reduce carbon dioxide emissions through the use of decentralised energy where feasible, such as district heating and cooling and combined heat and power (CHP)
• proposals to further reduce carbon dioxide emissions through the use of on-site renewable energy technologies.
6.4 Evaluate the feasibility of Combined Heat and Power (CHP) systems and, where appropriate, examine the feasibility of extending the system beyond the site boundary.
6.5 Hounslow Town Centre has been identified as an opportunity location for local heat and power networks by the Carbon Reduction Evidence Base for the Local Plan. As the centralised energy networks do not currently exist in the area, the development should make provision to connect to any potential future decentralised energy network in the vicinity of the site if the development does not include a decentralised energy system.
6.6 The carbon dioxide reduction targets should be met on-site. Where it is clearly demonstrated that the 35% carbon reduction target cannot be fully achieved on-site, any shortfall may be provided off-site or met by making a financial contribution to an agreed borough-wide programme.
flood risk and surface water management6.7 The development site is located in Flood Zone 1 (area with lower flood risk). As the site is of less than 1 hectare a flood risk assessment (FRA) is not required. However the development should incorporate necessary flood resistance and resilience measures, including ensuring that adequate flood defences are in place and maintained through the lifetime of the development.
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air Quality6.8 An air quality assessment is expected and ensures that the development does not exacerbate existing air pollution “air quality neutral” and whenever possible improves air quality. The council’s Air Quality Supplementary Planning Document sets out the information required or air quality assessments and further guidance on air quality consideration.
enhancing local Skills6.9 We expect the development will deliver construction training and apprenticeships.
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7. reQUired oUtcomeS
Any proposal for a new Civic Centre on the Bath Road Car Park site should reference the following principles:
• A high-quality mixed-use building that provides an identifiable civic presence, is publicly accessible, and provides for a pleasant working environment.
• The building should realise the opportunity of the location to generate activity and make a positive contribution to the existing streetscape, skyline and public realm in the western part of Hounslow town centre through its design and function.
• The massing of the building should contribute to the setting of surrounding buildings by creating a strong building line along Bath Road, a visible presence from Hounslow High Street and public transport hubs, and a new area of public realm. Any overbearing or unacceptable loss of daylight or sunlight must be avoided. Heights of 5-8 storeys would be acceptable across the site, with taller elements positioned to terminate views along the High Street and Lampton Road. The transition in scale at the western boundary of the site should be skilfully managed by stepping back from the site boundary or a change in mass. This western elevation should be skilfully managed to mitigate against overbearing and to successfully terminate views into Hounslow town centre from the west.
• The massing and elevational design of the building should reflect and reveal how this public building functions internally where possible. External cores, circulation spaces, public receptions and a new public library all offer opportunities to activate elevations and signify the building’s civic function.
• Technical requirements for solar shading or privacy should be used as opportunities for contrast and be integral to the design of the building. The three-sided nature of the Bath Road Car Park site means that all elevations are critical, including the western elevation which terminates views along the historic Bath Road.
• Service access to the site should be provided from Bulstrode Road, with the potential for a vehicular access from Bath Road into a basement car park. The impact of vehicular movement and tracking on neighbouring buildings and uses should be carefully considered.
• The bus halt on Bath Road will need to be relocated at a position to the satisfaction of relevant transport operators.
• The requirement to relocate existing car parking spaces at the Bath Road Car Park will depend upon local need within Hounslow town centre at the time a planning application for redevelopment of the site is submitted
• A new Civic Centre should improve and animate the public realm at Bath Road and Lampton Road, with a landscape design that considers increased pedestrian flows across Bath Road and Lampton Road. The Council’s preference is to retain the segregated cycle lane on Bath Road
• The Bath Road Car Park site is within an Archaeological Priority Zone and as a consequence appropriate archaeological studies must be undertaken prior to development of the site
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8. planning application reQUirementS
8.1 The Council would advise all applicants to make a formal pre-application submission prior to making any formal planning application. Details of how to do this are available on the Council’s website at www.hounslow.gov.uk/planning.
planning performance agreement (ppa) 8.2 A development on the Bath Road Car Park site would likely be subject to a Planning Performance Agreement. The fundamental principle of a PPA is the front-loading of activity, prior to submission, to ensure that applications are of a high quality both in terms of the material submitted and the content of the proposal. It brings together the Local Planning Authority, developer and key stakeholders from an early stage to work together in partnership throughout all stages of the planning process.
planning documents8.3 Within any planning application, we would expect to see, as a minimum, the following documents to ensure timely validation:
• All plans, drawings, images including existing and proposed• Air Quality Report• Archaeological Assessment• Arboricultural Report, including tree survey• Construction Method Statement, including phasing plan• Daylight/Sunlight Assessment• Design & Access Statement• Draft Heads of Terms• Ecological Report• Energy Statement, including achieving BREEAM ‘Excellent’ • Flood Risk Assessment• Land Contamination Assessment• Landscape Design Proposals• Noise Report• Planning Statement• Statement of Community Involvement• Transport Assessment, including Travel Plan• Viability Report
community infrastructure levy8.4 Some new developments granted planning permission on or after 1st April 2012 will be liable to pay Community Infrastructure Levy (CIL) to the Mayor of London with respect to the funding of Crossrail. This is at the rate of £35 per sqm of new floor space. The Council’s own CIL is likely to be adopted early 2015.
8.5 Development proposals for this site are likely to be CIL liable. Any application should include all relevant CIL forms (http://www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/cil). Further information can be obtained from the CIL team on 020 8583 4898/4895 or view our web page: http://www.hounslow.gov.uk/index/environment_and_planning/planning.htm
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planning conditions8.6 Planning conditions are likely to form a component of any consent for the development of this site. These may include details of materials, landscaping, Construction Management Plan or to secure elements of the permission such as cycle stores or parking layouts. Details of what will likely be re-served by condition can form part of any formal pre-application submissions.
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National Planning Policy Framework (NPPF)Town CentresPara 23: Planning policies should be positive and promote growth and competitive town centre environments.Local planning authorities should:- allocate a range of suitable sites to meet the scale and type of retail, leisure, commercial, office, tourism, cultural, community and residential development needed in town centres. It is important that needs for retail, leisure, office and other main town centre uses are met in full and are not compromised by limited site availability. Local planning authorities should therefore undertake an assessment of the need to expand town centres to ensure a sufficient supply of suitable sites;- recognise that residential development can play an important role in ensuring the vitality of centres and set out policies to encourage residential development on appropriate sites.
Design Para 57:It is important to plan positively for the achievement of high quality and inclu-sive design for all development, including individual buildings, private spaces and wider area development schemes.
Para 61:Although visual appearance and the architecture of individual buildings arevery important factors, securing high quality and inclusive design goes be-yond aesthetic considerations. Therefore, planning policies and decisions should address the connections between people and places and the integra-tion of new development into the natural, built and historic environment.
Healthy Communities Para 70:To deliver the social, recreational and cultural facilities and services thecommunity needs, planning policies and decisions should:-plan positively for the provision and use of shared space, community facili-ties (such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship) and other local services toenhance the sustainability of communities and residential environments;-guard against the unnecessary loss of valued facilities and services,particularly where this would reduce the community’s ability to meet itsday-to-day needs;- ensure that established shops, facilities and services are able to developand modernise in a way that is sustainable, and retained for the benefit ofthe community; and- ensure an integrated approach to considering the location of housing,economic uses and community facilities and services.
COMMENTARY
Supports the principle ofrelocating the Civic Centre to the Bath Road Car Park site, as part of a mixed use development, to add vitality and increase the diversity of uses within Hounslow town centre.
Supports an element ofresidential use on the site.
Supports the intention forhigh quality design at the site.
Supports the aim that devel-opment at the site should reflect the site’s character and context, improve pub-lic realm, and contribute to Hounslow town centre’s regeneration
appendiX 1 - planning policY matriX
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National Planning Policy Framework (NPPF)
Meeting the challenge of climate change: Low carbonPara 95Local authorities should plan new development in locations and ways to reduce greenhouse gas emissions, actively support energy efficiency and set local requirements consistent with the Government’s zero carbon building policy and standards..
COMMENTARY
This is supported in thebrief, and any development should meet requirements set out in the draft Local Plan (alongside national standards or guidance)
London Plan 2011
Town centresPolicy 2.15 Town CentresThe policy promotes coordinated development of town centres, as part of London’s town centre network, to sustain and enhance their vitality, viability and accommodate economic and/or housing growth. Hounslow is identified as a Metropolitan Town Centre in the Mayor of Lon-don’s and the borough’s town centre network.
The policy also supports development proposals for a diversity of town centre uses, including public services and cultural facilities.
HousingThe London Plan contains numerous policies relevant to the brief, including (but not exclusively):Policy 3.3 Increasing Housing Supply, which requires boroughs to achieve and exceed the minimum borough annual average housing target. It also states that boroughs should enable development capacity to meet the tar-gets.
Policy 3.4 Optimising Housing Potential, sets out the density matrix (Table 3.2) which should be considered alongside the borough’s Context and Char-acter study.
The brief and thedevelopment it promotes-supports the vitality and regeneration of Hounslow town centre, which should help strengthen its role as a Metropolitan Town Centre
This supports the civic and library uses proposed at the site, as well as the public exhibition space and café.
Supports an element ofresidential use on the site. The site is allocated in the Local Plan to provide hous-ing as part of a mix of town centre uses.
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London Plan 2011
Policy 3.5 Quality and Design of Housing Developments, sets out that the design of new housing development should enhance the quality of local places, local character and relationships with public, communal and opens spaces. It also outlines that boroughs should set minimum space standards.
Policy 3.8 Housing Choice, outlines that new development should offer a range of housing choices in terms of mix of sizes and types, taking account of housing needs of different groups. All new homes should be built to Lifetime Homes Standards
Policy 3.11 Affordable Housing Targets and 3.12 Negotiating Affordable Housing set the process to ensure the maximum reasonable amount of affordable housing on site
Economy Policy 4.2 OfficesThe Mayor of London and boroughs should support mixed use development of offices to improve London’s competitiveness and address wider objectives. Local Plans should enhance office locations in terms of physical attractiveness, amenities and supporting activities.
Design and the public realm Policy 7.2 An Inclusive Environment outlines the requirement for new development to achieve the highest quality of accessible and inclusive design.
Policy 7.3 Designing Out CrimeDevelopment should seek to create safe, secure and appropriately accessible environments, by ensuring routes and spaces are legible, well maintained and encourage human activity appropriate to the location.
7.4 Local CharacterDevelopment should be designed to a high quality of design that responds to local character, as outlined in detail in the policy
7.5 Public RealmThis policy outlines that development should make the public realm comprehensible at a human scale, using gateways, focal points and landmarks as appropriate to help people find their way. Landscape treatment, street furniture and infrastructure should be of the highest quality, have clear purpose and contribute to the easy movement of people through space
COMMENTARY
Supports the designguidance provided in the brief, and also in the Hounslow Town Centre Masterplan.
Supports an appropriate mixof residential use, including affordable housing, on the site.
This supports the mixed usedevelopment, and the public realm and street scene improvements put forward in the brief, intended to improve and help regenerate Hounslow town centre.
Together with Policy 3.5 ondesign and quality of housing development, this policy is highly relevant to the comprehensive development of the site.
Supports the designguidance in the brief, alongside guidance on local character in the Local Plan (draft)
This is of particular relevance due to the gateway location of the site at the western end of Hounslow High Street.
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London Plan 2011
Carbon reduction The Mayor’s policies and standards on minimising carbon dioxide emissions, and sustainable design and construction (Policy 5.2 and 5.3) should be used with regard to any development.
COMMENTARY
LB Hounslow Local Plan Submission - August 2014
Spatial vision A key part of the borough’s spatial vision is that town centres become hubs for cultural leisure, community and retail activity that supports the growing population. They will also be promoted as locations for economic growth, as places to do business.
Town CentresPolicy TC1 Town Centre Network seeks to maintain a network of successful town centres, manage town centres and support development to help them fully meet their place in the network.
Policy TC2 Ensuring the Future Vitality of Town Centres, promotes regenera-tion particularly in Hounslow and Brentford town centres.
Policy TC4 Managing Uses in Town Centres seeks to ensure scope for a diversity of uses that contribute to the vitality and viability of town centres. This includes making effective use of upper floors to contribute to vitalityand regeneration, including business or residential use.
Economic DevelopmentPolicy ED1 Promoting Employment Growth and Development supports new office-based employment on appropriate sites in the borough’s town centres
Housing Policy SC1 Housing Growth seeks to maximise supply to meet housing need, to exceed London Plan target. It will do this by allocating sites for develop-ment and supporting proposals for new housing development, in the context of the presumption in favour of sustainable development.
Policy SC2 Maximising the Provision of Affordable Housing seeks an overall quantum of 40% additional housing to be affordable.
Policy SC3 Meeting the Need for a Mix of Housing Size and Type outlines the housing mix requirements for new development.
These aims are supportedby the brief. The brief puts forward a mix of uses that will diversify uses in the centre and add vitality and viability, as supported by policy.
This supports the brief andan office/ civic facility led mixed use development.
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LB Hounslow Local Plan Submission - August 2014
Policy SC4 Scale and Density of New Housing Development states the coun-cil’s objective to optimise housing output taking account of policies for con-text and character, design standards and public transport accessibility.
Site allocationThe site is identified for civic use, offices and potential for some residential. Development is expected between 2015-20.
Hounslow Town Centre Masterplan
The Masterplan outlines a vision for the town centre to 2021. It introduces the concept of three quarters in the town centre, and outlines development principles for opportunity sites. The Bath Road site is put forward for civic use with potential for community and cultural uses. It includes detail on active frontages, scale and pedestrian accessibility.
The Masterplan supports the brief. It is background to the draft Local Plan policies and site allocation, which should be read alongside it.
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appendiX 2 - conSUltation programme
key dates
November 2014 Bath Road Car Park Site Site Planning Brief completed
December 2014 Sign off of Bath Road Car Park Site Planning Brief by Leader of the Council and Chief Executive
5 January-13 February 2015 Public consultation - copies of the Bath Road Car Park Site Planning Brief made available to all stakeholders for 6 week period. Hard copies to will be made available at the Civic Centre and at LB Hounslow’s 11 local libraries. The document will also be available online, as a public notice, and distributed to the local media
15 January 2015 Presentation to Cranford & Heston Area Forum
22 January 2015 Presentation to Central Hounslow Area Forum16 February 2015 Public consultation responses reviewed,
scheduled and incorporated into revised document where appropriate
26 February 2015 Bath Road Car Park Site Site Planning Brief presented to Planning Committee
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