planning committee 10th march 2015

PLANNING COMMITTEE 10th March 2015

[email protected]

References: P/2015/3085 01054/H/P38

Address: Hounslow Heath Golf Course, Staines Road, Hounslow, London, TW4 5DS

Proposal: Development of Hobblers Heath Children's Zoo and Adventure Park, associated buildings and outdoor play structures, 9 hole golf course, floodlit golf driving range, adventure golf, associated landscaping, high ropes courses and zip line park, climbing/jump tower, car parking and alterations to two existing vehicular access points off Staines Road.

This application is being taken to Planning Committee as a Major scheme with a Legal Agreement.

1.0 SUMMARY

1.1 The proposal is for the re-development of Hounslow Heath Golf Course with a children’s zoo and adventure park, associated buildings and outdoor play structures, 9 hole golf course, floodlit golf driving range, adventure golf, associated landscaping, high ropes courses and zip line park, climbing/jump tower, car parking and alterations to two existing vehicular access points off Staines Road.

1.2 The proposal would provide a unique and diverse leisure facility for the Borough. It is considered that the development would maintain the openness, quality and permanence of the Green Belt and would protect the quantity and quality of the Borough’s biodiversity. The development complies with NPPF, London Plan and adopted Local Plan policies.

1.3 The application is recommended for approval subject to conditions and a section 106 agreement.

2.0 SITE DESCRIPTION

2.1 The site area is approximately 47.77 hectares and comprises of two parcels of land located to the north and the south of Staines Road. The site is owned by the London Borough of Hounslow.

2.2 The site is currently used as the Hounslow Heath Golf Centre which comprises of an 18 hole golf course, small clubhouse, greenkeepers’ office and car park, which provides approximately 50 car parking spaces. The golf

course greens are interspersed with both single trees and blocks of trees and scrub. Vehicle access to the land to the south of Staines Road is achieved via an existing access point from Staines Road.

2.3 The site is surrounded by a band of deciduous trees with areas of woodland extending into the site. The River Crane extends along the west and south of the site boundary and there are a number of water features on the site associated with the existing golf course. The Thames Path extends along the back of the River Crane. The public footpath which dissects the golf course site and extends to Hounslow Heath is part of the London Outer Orbital Path (LOOP).

2.4 The area to the north of Staines Road is used as the golf course, and there is a separate vehicle access point off Staines Road, although it is not currently used for vehicle access and is gated and locked. An underpass beneath Staines Road provides pedestrian access between the two sections of the golf course.

2.5 Post 1940, gravel was extracted from the site. The site was subsequently used as a landfill until the late 1960s and the golf course was established in 1977. Usage of the golf course has declined since the mid-2000s.

2.6 The adjacent Hounslow Heath is designated as a Local Nature Reserve and a Site of Important Nature Conservation (SINC). The Hounslow Heath SINC designation includes the golf course site but is not designated as a Local Nature Reserve. The application site is designated Metropolitan Green Belt and a Nature Conservation Area within the adopted Local Plan.

2.7 The site is located to the west of Hounslow, approximately 2.4km from Hounslow Town Centre. The surrounding area comprises a mix of residential, employment, town centre and other urban land uses typical of this outer London location. The site is under the flight path of Heathrow Airport which is located 4km to the north west.

2.8 Hounslow Heath adjoins the site to the east and the area of North Feltham is located to the west. Hanworth is situated to the south and a large industrial area adjoins the section of the site to the north of Staines Road.

2.9 A waste transfer station is located opposite the main golf centre entrance. This is operated by Ron Smith Recycling Ltd and offers waste disposal and recycling services, skip hire and builds and manufactures waste separation systems.

2.10 There is a Travellers site adjacent to the site accessed via Staines Road. The former Hounslow Heath Garden Centre site adjoins the eastern boundary of the site. A number of derelict buildings related to the former garden centre use are situated on the site. It is regularly used for car boot sales.

2.11 The site is bounded to the west by Donkey Wood, part of Crane Valley Park, and the River Crane, a tributary of the River Thames. Hounslow Heath is located to the east of the application site. As noted above, the golf course and the adjacent Heath are a non-statutory Site of Importance for Nature

Conservation (SINC). The SINC is made up of two designated areas, namely the Crane Corridor and Hounslow Heath.

2.12 There are three Local Nature Reserves (LNRs) within the Crane Corridor SINC – Crane Park Island, Cranebank Water Meadows and Pevensey Road Open Space. However, none of these LRNs are within the site.

2.13 The nearest bus stops are located at the junctions of Staines Road and Green Lane, the westbound stop being adjacent to the site access and the eastbound stop to the east of Green Lane, approximately 180 metres from the site access. These stops are served by four bus routes, which provide links to Hounslow, Feltham, Staines, Isleworth, Sunbury, Brentford, Bedfont and Ashford.

2.14 The site is located approximately 1.8km walking distance north east of Feltham National Rail station. Bus service number 117 and 235 run between and stop at the site and the station. Feltham rail station is operated by South West Trains and is located on the Reading to Waterloo main line.

2.15 The site is located to the south of the Piccadilly London Underground line, which runs from west to east. Hounslow West is the closest to the site at a distance of approximately 2km.

3.0 HISTORY

3.1 01054/H/P31 Demolition of the existing clubhouse and ancillary buildings and erection of a new clubhouse, construction of a car park, erection of ancillary buildings, construction of new 25-Bay Golf range and pro-shop.

Approved: 18/12/2008

3.2 01054/H/P37 Application to extend the time limit for implementation of an extant planning permission for the demolition of the existing clubhouse and ancillary buildings and erection of a new clubhouse, construction of a car park, erection of ancillary buildings, construction of new 25-Bay Golf range and pro-shop referenced 01054/H/P31 dated 18/12/2008.

Approved: 27/02/2012

3.3 01054/H/SCREEN1 A main entrance building including an outdoor pedestrian area, entry kiosks, shop, indoor play area, restaurant, office and storage space

Children's zoo and associated service buildings and animal paddocks. High ropes course (junior high ropes and high ropes/zipwire) and Climbing/Jump tower. Outdoor adventure play areas.

Environmental Impact Assessment required: 07/05/2015

4.0 DETAILS

4.1 Since the application was originally submitted, the application has been amended following the consultation process. The main amendments to the application include:

Removal of the surfing lake and associated surf lake building on land to the north of Staines Road.

Removal of the nursery building.

Minor amendments to the animal enclosures to provide an 8 metre buffer with the River Crane.

Minor amendments to the vehicle access for land to the south of Staines Road.

Amendments to the proposed westbound bus stop, including repositioning the stop closer to the site entrance.

Provision of a new bus stop within the site.

Reduction in the number of car parking spaces on the land to the north of Staines Road, from 200 (plus 200 overflow spaces) to 100 spaces.

Additional cycle stands behind the entrance barriers.

Provision of a pedestrian route through the Hobblers Heath site.

Updated car park layout on the land to the south of Staines Road to show 350 car parking spaces.

Minor amendments to the golf clubhouse building, including a revised design and the reduction of the footprint from 372sqm to 275sqm.

Minor amendments to the Hobblers Heath main building, including the repositioning of fire escapes and external louvers.

4.2 The existing clubhouse buildings used for Hounslow Heath Golf Course will be demolished. A single storey maintenance building which will be retained as part of the proposed maintenance area.

Development on Land to the South of Staines Road

4.3 The development comprises Hobblers Heath Children’s Zoo and Adventure Park, updated golf facilities, including a 9 hole golf course, driving range and adventure golf, and high ropes course.

4.4 Vehicle access to the development would be from Staines Road leading to 350 permanent parking spaces and 150 overflow parking spaces. There would be a turning circle within the site and the infrastructure for a bus stop. 40 visitor cycle parking spaces would also be provided.

4.5 The proposal would retain the existing London Loop connection across the golf course and provide a new permissive footpath link from the River crane/London Loop between the Adrenalin Village and the golf course to the site entrance.

4.6 The main buildings on the site would be clustered towards the site access point from Staines Road and in the same location as the existing buildings and the proposed buildings as part of planning permission ref: 01054/H/P31 which was approved in 2008 and extended in 2012. These buildings would

include the main building for the Hobblers Heath development, a golf clubhouse and driving range bays and three maintenance buildings (including the existing maintenance building to be retained).

Figure 4: Cluster of Proposed Buildings towards Site Entrance

4.7 The Hobblers Heath building incorporates a triple height indoor play area, restaurant and shop as well as office and storage space. The first floor level provides meeting room space to be used for party bookings and school visits.

4.8 The Hobblers Heath building has been designed as a barn-like structure reminiscent of agricultural buildings. It is a gable-ended triple height building flanked on either side by two and one-storey elements which also step back from the front elevation. The building has asymmetrical eaves meaning the eaves height is lower at the rear in comparison to the front.

4.9 The buildings elevations and roof would be clad with profiled metal sheeting. The roof would also include elements of corrugated translucent sheeting. The majority of the cladding would be black in colour with contrasting red gable ends.

4.10 The front elevation would include a wire trellis with climbing planting on the majority of the elevation and an external staircase clad in timber.

4.11 The rear elevation would include a timber clad galvanised steel two storey frame with hazel fencing balustrades topped with fabric solar shading which would cover seating areas at ground and first floor level.

4.12 All windows and doors would be aluminium framed or steel with a painted finish.

4.13 The roof of the building would include interspaced wind catches and PV panels.

Figure 5: Hobblers Heath Building Front Elevation

Figure 6: Hobblers Heath Building Rear Elevation

Figure 7: Hobblers Heath Building Side Elevations

4.14 An entrance kiosk for the Children’s Zoo and Adventure Park is provided adjoining the south-eastern elevation of the Hobblers Heath building. This building would have a similar appearance in terms of design and materials to that of the Hobblers Heath building and would be single storey.

4.15 To the north of the main entrance building is the maintenance and workshop area. This includes the existing single storey maintenance building and two additional buildings and a service yard. These buildings provide storage, workshop and maintenance, animal dens/enclosures, veterinarian facilities and office space. This area is enclosed and not accessible to visitors. These buildings would be single storey and have profiled metal sheet walls and roof covering.

4.16 The outdoor adventure park area is situated on two of the existing fairways for the golf course. It will comprise of various wooden play structures and play facilities similar to those at Hobbledown Children’s Farm.

Figure 8: Images of Hobbledown Children’s Farm, Epsom

4.17 The Children’s Zoo comprising of the animal enclosures is located south of the Hobblers Heath building. It comprises of a combination of purpose built enclosures close to the main entrance building for animals such as meerkats and wallabies. Paddock animal enclosures for grazing farm animals will be provided extending southwards from the main entrance building and east of the play area and towards the River Crane. These paddock enclosures will be defined by post and rail and deer fencing and each area will include a small single storey animal shelter/hut.

4.18 The High Ropes courses are situated west of the Adventure Park area and includes a climbing park, Adrenaline Tower (15-20 meters high), zip wire course, power zip-lines, giant swings and three climbing forests. The zip wire course will require poles to be installed with the zip wire line linking between poles. Where feasible the high ropes course will utilise existing trees within the site.

Figure 9: Examples of High Ropes

4.19 A small single storey building (shown as H1 on the Proposed Layout) for the High Ropes courses entrance is situated to the immediate north east of the Hobblers Heath building. A small single storey building for the High Ropes courses operation is provided close to the Adrenaline Tower (shown as building H2 High Ropes Hang Out on the Proposed Layout). A viewing platform, café and toilet are also provided close to the Adrenaline Tower (shown as building F on the Proposed Layout).

4.20 The updated golf facilities include a golf clubhouse, driving range, adventure golf course, synthetic practice area and a 9 hole golf course. The golf clubhouse and driving range building is located to the east of the Hobblers Heath building. The golf clubhouse is a single storey building providing shop, kitchen, seating and meeting facilities with an external terrace area. The adjoining driving range building provides 30 bays and teaching space.

4.21 The golf clubhouse would be a single storey timber clad elongated building with a slate tiled mono-pitched roof. The structure containing the driving range bays would be single storey, profiled metal clad with a profiled metal clad mono-pitched roof. Water storage tanks under the driving range bays would be screened by mesh and climber plants where the ground level changes. All windows and doors would be aluminium framed.

4.22 Drop-off car parking spaces are provided in front of the clubhouse entrance to enable golf customers to drop off heavy golfing equipment. Customers and staff will park in the main car park area.

4.23 The driving range is a grassed area extending to 260m. The perimeter fencing is 5-20m high to provide sufficient level of enclosure from the adjoining car park area and to ensure the golf balls are retained within the driving range. Floodlighting will be provided on top of the driving range bays with additional lower level berm lighting within the driving range area.

4.24 An 18 hole adventure golf course – a highly themed, family orientated putting course – is provided close to the south east of the proposed golf clubhouse. The adventure golf course includes water features; lighting and purpose built structures for each hole and provides a similar facility to the existing adventure golf course operated by Maple Leaf Golf at Horton Park Golf Club and Chichester Golf Club.

Figure 10: Adventure Golf Course Plan

4.25 The 9 hole golf course will be provided through the reconfiguration of holes 3-7 of the existing golf course. This requires only minor changes to the existing freeways and course layout.

4.26 The total floorspace proposed amounts to 4,562 square meters. A floorspace schedule of the proposed buildings is set out below:

Building Gross External Area (m2)

Hobblers Heath Building 1,928

Hobblers Heath Building External Terraces

181

Animal and Maintenance Buildings (excludes existing shed to be retained of 115m2)

551

Pedestrian Entrance Kiosk 20

Viewing Platform/Café/WC 67

High Ropes Entrance 45

High Ropes Hang Out 67

Golf Club House and Driving Range Building

985

Total 4,562

4.27 Additional planting is proposed around the site entrance and proposed buildings. Some existing trees will be removed along the Staines Road frontage and within the car park, driving range, and the location of the proposed buildings.

Development on the Land to the North of Staines Road

4.28 The existing golf course site to the north of Staines Road would provide an overflow car park area of 100 spaces with access from Staines Road.

Proposed Operational Context

4.29 Kidspace Adventures Holdings Ltd will operate the proposed Hobblers Heath Children’s Zoo and Adventure Play facility and the high ropes course. Maple Leaf Golf will manage the golf facilities.

4.30 Each leisure activity will be operated independently and customers will pay to use the separate facilities. The proposed buildings have been designed to incorporate separate entrance points. Where appropriate deer fencing will be provided across the site to separate the individual uses. There will be shared vehicular access to the site and the car park will be jointly used by customers and staff for all the proposed leisure activities.

4.31 Hobbledown Children’s Farm in Epsom attracts up to 315,000 visitors per year. The high ropes course is likely to attract another 65,000 visitors. Due to the nature of the attraction visitor numbers are expected to be highest during public and school holidays. The 9 hole golf course, driving range and adventure golf are likely to attract 95,000 visitors per year. The adventure golf would attract most visitors at weekend and in the school holidays; the driving range use is predicted to be higher in the evenings and on the weekends with the golf course use peaking on the weekends and school holidays.

4.32 The total number of visitors is predicted to be approximately 555,000 per year although this does not include linked trips between the facilities. However, the point must be made that due to the nature of the attraction the daily visitor numbers will fluctuate and are likely to pear during public school holidays.

4.33 The hours of operation will be from 7am-10:30pm. A schedule of hours of operation is set out below:

Attraction Operated by Opening Times

Staff numbers

Predicted visitor numbers (per year)

Children’s Zoo and Adventure Park

Kidspace Adventures Holdings Ltd

9am-8pm 120 315,000

Adrenaline Village (High Ropes)

Kidspace Adventures Holdings Ltd

9am-8pm with occasional evening event until 10pm

20 65,000

Golf Course, Driving Range and Adventure Golf

Maple Leaf Golf

7am-10:30pm

10 Driving range 40,000

Adventure Golf 35,000

Par 3 course/Foot golf 2,000

Environmental Impact Assessment

4.34 Owing to the nature of the proposed development, an Environmental Impact Assessment was required. Before determining the application the Council must consider the environmental information contained in the Environmental Statement (ES), as well as representations from consultees about the environmental effects of the development.

4.35 The ES assesses likely environmental impacts from the development including its construction and operation, as well as cumulative impacts from other on-going developments. The ES identifies the existing (baseline) environmental conditions and the likely environmental impacts (including magnitude, duration, and significance) and also identifies measures to mitigate any adverse impacts. A summary of potential positive and negative residual effects remaining after mitigation measures is also given.

4.36 The ES itself does not necessarily consider compliance with planning policies and so planning permission does not have to be granted or refused based on its findings, but these are material considerations. Where

significant adverse effects are found, consideration will need to be given to mitigation proposed and then ultimately to whether the remaining impact warrants refusal or if such harm is outweighed by other benefits.

4.37 The ES contains analysis of impacts for the following topics:

Ecology and Nature Conservation

Air Quality

Hydrogeology and Ground Conditions

Other Environmental Effects

5.0 CONSULTATIONS

5.1 Three-hundred-and-sixty four neighbouring residents and businesses were notified on 13/07/2015, a library and press notices were posted on 15/07/2015 and various site notices were posted on 10/08/2015. Following receipt of the amendments to the proposal, a further round of consultation was undertaken on 30/10/2015 and site notices posted on 03/11/2015. Eighty responses were received.

Comment Response

The activities described are totally inconsistent with the protection and enjoyment of the greenbelt.

See paragraph 7.5 – 7.54.

Concerns over the impact on nature conservation area.

See paragraph 7.204 – 7.219

The application should not prejudice the integrity of this valuable open space.

Noted.

Trees should be protected on the southern and western edges of the site.


Provision for tree planting has been secured by condition.

Concerns over rights of way. With the exception of the London Loop Long Distance Path with runs north-east south-west through the middle of the site on the south of Staines Road, there are no public rights of way across the site. The proposed development provides a

permissive footpath link from the River Crane/London Loop between the Adrenaline Village and the golf course to the site entrance. From here access is available to the existing subway in order to cross Staines Road to the northern part of the site. This is considered an improvement to public accessibility in comparison to the existing.

Opening times would intrude on the surrounding housing.


Concerns over increased traffic and pollution.


Concerns over lighting. See paragraph 7.87 – 7.95.

Concerns of landfill and contamination.


Impact on the River Crane. See paragraph 204 – 7.219.

Inappropriate development in the Green Belt


Concerns over air pollution See paragraph 7.235 – 7.243.

Concerns over the loss of trees See paragraph 7.191 – 7.203.

Impact on Snakes and Ladders in Syon Park.

Not a valid planning consideration.

The development will turn into a theme park like Thorpe Park


This land should not have been leased.


Impact on the landscape See paragraph 7.191 – 7.203.

Future health problems due to asbestos and lead found on the site.


The development will threaten Hounslow Urban Farm


Mitigation is required to offset the damage done by this development.

Ecological and biodiversity enhancements are secured by condition.

The development will not need many buildings and will keep the heath largely green.

Agreed.

The development will bring more jobs to the area.

Agreed.

The development will be somewhere safe for children to play and have fun.

Noted.

The development will threaten plants and wildlife.


The development will destroy areas of woodland and heathland.


The surfing lake will affect the eco-structure of the River Crane.

The surfing lake has been removed from the proposal.

Loss of a municipal golf course. The golf course will be remained, albeit with 9 holes instead of 18. However, it is considered that the proposed development would invest in and facilitate an improved network of leisure offer for the Borough.

Concerns over noise effecting See paragraph 7.72 – 7.86.

neighbouring residents.

Concerns over the type of fencing to be used.

Details of ecologically sensitive fencing is secured by condition.

The development will remove my 24/7 right of free access to all areas of Hounslow Heath.

With the exception of the London Loop Long Distance Path with runs north-east south-west through the middle of the site on the south of Staines Road, there are no public rights of way across the site. The proposed development provides a permissive footpath link from the River Crane/London Loop between the Adrenaline Village and the golf course to the site entrance. From here access is available to the existing subway in order to cross Staines Road to the northern part of the site. This is considered an improvement to public accessibility in comparison to the existing.

5.2 A petition to vote against the proposed development on Hounslow Heath was received on 03/01/2016 with 46 signatures.

5.3 The following responses were received from local action and amenity groups:

Friends of the River Crane (FORCE)

5.4 FORCE submitted a lengthy response to the original application. A summary of this response is as follows:

It is clear that the proposal as it stands will have a significant negative impact on the open-ness of the heath as a whole.

Response: The impact of the development on the openness of the Green Belt however has been considered in paragraph 7.5 – 7.54. It is considered that the harm to the Green Belt that would occur as a result of the proposed development is outweighed by social and economic considerations meaning that very special circumstances do exist resulting in a proposal that is, notwithstanding other planning matters, acceptable in principle.

The “Go Ape” type development will attract a large audience of excited young and older uses and a large amount of noise is inevitable as a result.

Response: The impact of noise of the proposed development on surrounding uses has been assessed in paragraph 7.72 – 7.86. It is considered that the zip wire and high ropes course are the most noise generating uses and would be the part of the development closest to the nearest residential properties. It is not expected however that the typical noise levels associated with the high ropes and zip wire would exceed those levels associated with sports activities such as football pitches or playgrounds. These are uses that are typically located in close proximity to or within residential areas. It is therefore considered that the proposed development has been located and designed to ensure that it would not impact on surrounding uses, in terms of increased noise and disturbance.

The large number of additional people and traffic into the Hounslow Heath area alongside a number of new structures, large new car parks and associated fencing and lighting are all tending towards the urbanisation of these spaces.

Response: Planning policy does not preclude development in the Green Belt. Appropriate development, and indeed inappropriate development considered acceptable with very special circumstances, can be acceptable in the Green Belt. Such development is considered to promote the appropriate use of the Green Belt and is not considered urbanisation.

The scheme will introduce more light and disturbance into the River Crane corridor and effect the value of habitats within.

Response: The only element of the proposal that would require floodlighting is the driving range. Operational lighting would be provided for the buildings, vehicle access point and parking for safety and security. Lighting would be included in the features of the adventure golf course. Details of this will be secured by condition. All other elements of the proposal would not be lit, particularly the high ropes courses and animal enclosures adjacent the River Crane. The proposed floodlighting would be approximately 350m away from the River Crane and would be screened by dense vegetation and mature trees. This element is not dissimilar to the previously approved application ref: 01054/H/P31 in 2008 and extended in 2012.

The “Go Ape” proposals are within the active flood plain of the River Crane.

Response: This element of the proposed development does not impact on flood risk.

The implications of the proposed surfing lake have not been fully assessed.

Response: The surfing lake has been removed from the proposal.

Insufficient environmental or community mitigation measures to

counterbalance the impact on these open spaces.

Response: Biodiversity and ecological enhancements have been secured by condition.

The proposals compromise the value of the London LOOP and Crane pathway.

Response: The London LOOP and Crane pathway would remain as existing.

The proposals are not appropriate for Green Belt and Metropolitan Open Land.

Response: The impact of the development on the Green Belt has been considered in paragraph 7.5 – 7.54. It is considered that any harm to the Green Belt that would occur as a result of the proposed development is outweighed by social and economic considerations meaning that very special circumstances do exist resulting in a proposal that is, notwithstanding other planning matters, acceptable in principle.

5.5 FORCE submitted a further response to the amended proposal. A summary of this response is as follows:

FORCE welcomes the removal of the proposal for the surfing lake.

Response: Noted.

FORCE welcomes the proposal to set back the animal enclosures to provide an 8 metre buffer with the river.

Response: Noted.

Whilst FORCE notes the proposal include a public footpath through the site, it goes to the car park and main buildings of the development and does not follow the river valley, nor does it link into the existing underpass beneath the A315, nor does it continue to the north of this road.

Response: The proposed development provides a permissive footpath link from the River Crane/London Loop between the Adrenaline Village and the golf course to the site entrance. From here access is available to the existing subway in order to cross Staines Road to the northern part of the site. Details of the improvements to the underpass are secured by condition. A public footpath following the river valley would prejudice aspects of the proposed development and the proposed footpath is considered a reasonable compromise.

Other amendments proposed do not impact significantly on the project elements address in FORCE responses to date.

Response: Noted. See previous responses.

Sparrow Farm Tenants and Residents Association

5.6 The response from the Sparrow Farm Tenants and Residents Association can be summarised as follows:

Concerns over the suitability of the site given that it is well known to be a brown-fill site, in terms of the ability to maintain heavy structures and health and safety.

Response: The site was previously used as a landfill site and as such there may be contamination issues. A Phase 1 Environmental Desk Study and a Phase 2 Site Investigation Report has been submitted. The Council’s Land Quality team have reviewed the submitted information and have requested that Phased Contamination Condition.

Hounslow Urban Farm is within close proximity to the proposal.

Response: Competition is not a material planning consideration.

Increased noise and disturbance.

Response: The impact of noise of the proposed development on surrounding uses has been assessed in paragraph 7.72 – 7.86. It is considered that the zip wire and high ropes course are the most noise generating uses and would be the part of the development closest to the nearest residential properties. It is not expected however that the typical noise levels associated with the high ropes and zip wire would exceed those levels associated with sports activities such as football pitches or playgrounds. These are uses that are typically located in close proximity to or within residential areas. It is therefore considered that the proposed development has been located and designed to ensure that it would not impact on surrounding uses, in terms of increased noise and disturbance.

Concerns over the lack of prior notice given to the residents of the estate.

Response: The Council has fulfilled its statutory duty.

No access through the site should be inhibited.

Response: With the exception of the London Loop Long Distance Path with runs north-east south-west through the middle of the site on the south of Staines Road, there are no public rights of way across the site. The proposed development provides a permissive footpath link from the River Crane/London Loop between the Adrenaline Village and the golf course to the site entrance. From here access is available to the existing subway in order to cross Staines Road to the northern part of the site. This is considered an improvement to public accessibility in comparison to the existing.

5.7 Since the proposal is for a major development, the application has been drawn to members' attention on the weekly pending decision list dated 21st

– 28th August 2015 (Week 34). The application has to be determined at Planning Committee as it is a Major application with a Legal Agreement.

5.8 The application was presented to Members at the Bedfont, Feltham, Hanworth Area Forum on 17th August 2015 and the Central Hounslow and Heston and Cranford Area Forums on 24th September 2015.

External Statutory Consultation Responses

5.9 The following external bodies were notified of the application and their response are detailed where these have been received:

Greater London Authority

5.10 Green Belt: Confirmation of the need for the ‘non-outdoor recreation’ uses proposed on the basis of viability, particularly the proposed nursery and confirmation of any alternative sites of alternative development options.

5.11 Biodiversity: The application should provide an assessment of the impacts of the proposal on the Sites of Importance for Nature Conservation.

5.12 Transportation: TfL has significant concerns over the proposals for access to the site and associated transport impacts which are set out in the transport assessment. However, suggested amendments that are being discussed with the transport consultant may help to address this. Information on the number of trips by all modes needs to be provided to enable the development to be properly assessed. Further work needs to be done to provide safe facilities for buses, pedestrians and cyclists to ensure that the proposed development is compliant with transport policies in the London Plan. Consideration must also be given to reducing car parking numbers and increased cycle parking should be provided.

5.13 Further comments in relation to ecology were received on 29/02/2016, as follows:

5.14 The surveys indicate that large parts of the site has relatively low ecological value as the existing gold fairways consist of amenity grassland of low botanical diversity. However the wooded parts of the site and the river corridor are of higher ecological value; they provide habitat for bats and breeding birds and are valuable green corridors providing ecological connectivity along the River Crane Corridor Site of Metropolitan Importance (SMI) and to the adjacent Hounslow Heath SMI. The site also supports populations of reptiles that are also a consequence of the habitat connectivity with the river corridor and the heathland.

5.15 The proposed development is likely to have an adverse impact on the nature conservation interest of the site. The construction impacts are likely to be manageable and can be mitigated. The necessary mitigation is outlined in the Environmental Statement. However the operational impacts of the proposed development are likely to be more significant, particularly due to the increased use of the site and the proposal to install rope-walks, zip wires and animal enclosures into parts of the site which are currently relatively undisturbed. It is possible that these impacts could also be

managed but the current documentation available does not demonstrate how this can be achieved, nor does it appear to include any information about how the ecology of the site could be enhanced other than by the control of invasive species. Should this application be approved the local authority should require the proposed Ecological Management Plan to include details of how the river corridor, the mill stream and the woodland areas can be managed to improve their ecological value over time. Landscaping proposals for the golf course and other less intensively used areas of the site should also demonstrate how they will complement and enhance the ecology of the River Crane corridor and/or Hounslow Heath.

5.16 The amendments to the proposal were sent to the GLA on 14/10/2015. No response was received. If the Local Planning Authority resolves to grant planning permission the application must be referred back to the Mayor.

Transport for London

5.17 In summary, a number of TfL’s initial concerns have been addressed through the submission of additional information, commitments in the Travel Plan, alterations to the masterplan and changes to the westbound bus stop on Staines Road. Confirmation is required that the number of Blue Badge spaces, provision of electric vehicle charging points and the amount of cycle parking for both staff and visitors is compliant with the minimum standards in policy 6.13 and tables 6.2 and 6.3 of the London Plan.

5.18 TfL have recommended a number of conditions.

Environment Agency

5.19 The Environment Agency has recommended a number of conditions.

5.20 Historic England

5.21 The submitted Archaeological Desk-Based Assessment (AB Heritage Limited, October 2015) clearly shows that the majority of the site has been heavily impacted by past quarrying and landfill activities. Archaeological survival is likely to be limited to the areas which run adjacent to Staines Road which is presumed to follow the line of a Roman road, and the area adjacent to the River Crane. Given the limited survival an archaeological watching brief targeting any ground works within these areas would be sufficient to safeguard the archaeological interest.

5.22 Historic England have recommended a condition.

Thames Water

5.23 Running through the proposed development sits Kempton Cricklewood Pipe Track. This is a Thames Water Asset. The company will seek assurances that it will not be affected by the proposed development.

5.24 Thames Water have recommended a number of conditions.

Natural England

5.25 Statutory nature conservation sites: No objection. Based on the information provided, Natural England advises the Council that the proposal is unlikely to affect any statutory protected sites or landscapes.

5.26 Protected species: We have not assessed this application and associated documents for impacts on protected species. Natural England has published Standing Advice on protected species.

Sport England

5.27 No objection.

Heathrow Airport Limited

5.28 The proposed development without the Surfing Lake has been examined from an aerodrome safeguarding perspective and could conflict with safeguarding criteria unless any planning permission granted is subject to the conditions.

5.29 Heathrow Airport Limited have recommended a number of conditions.

London Wildlife Trust

Object to the proposal on the grounds that:

5.30 The current proposed planning application will have significant impacts on the size of area designated as a Site of Metropolitan Importance for Nature Conservation (SINC), that will result in a highly significant net biodiversity loss, and currently fails to mitigate adequately against that loss.

5.31 The London Wildlife Trust cannot envisage how the proposals for animal enclosures and an adventure park with zip wires etc. will not cause extensive disturbance to the currently rather peaceful environment causing disruption and disturbance to a host of wildlife using this important river corridor, detract from its open nature, and generally present transport problems to the local area but would welcome an extensive study into the impacts on the biodiversity of the area (some key but not exclusive impacts listed below), the impacts on the SINC and significant proposals to address any of these impacts in a positive way for a net biodiversity increase to mitigate the inevitable loss to SINC status of the site, its associated biodiversity and the intrinsic health and social values the current open green space provides to local residents.

Lighting impacts on protected bat species;

Response: The only element of the proposal that would require floodlighting is the driving range. Operational lighting would be provided for the buildings, vehicle access point and parking for safety and security. Lighting would be included in the features of the adventure golf course. Details of this will be secured by condition. All other elements of the proposal would not be lit and particularly the high ropes courses and animal enclosures adjacent the River Crane which is where most of the commuting and foraging corridors for bats are located. The proposed floodlighting would be approximately 350m away from this location.

Details of the floodlights and screening methods are secured by condition. This element is not dissimilar to the previously approved application ref: 01054/H/P31 in 2008 and extended in 2012.

Impacts on protected breeding birds (including scarce and declining species) during summer months due to disturbance;

Response: An Ecological Management Plan is secured by condition. The Ecological Management Plan is expected to include details of measures to protect breeding birds, nests and eggs from mortality/damage, injury and disturbance including avoidance by timing and/or appropriate supervision.

Disturbance to protected water vole species along river corridor (water vole use up to 50m distance from rivers and will move between side tributaries and main river);

Response: Further Water Vole specific surveys undertaken on the Mill Stream north of where the present Thames Water pipeline runs are secured by condition in order to ascertain if any evidence of Water Voles are present.

Severance of mammal movement (including badger, hedgehog) through site by animal enclosures and other barrier features;

Response: The majority of the site would remain open. Details of fencing for the individual elements of the proposal and boundary treatments are secured by condition and would be expected to be ecologically sensitive similar to the stock fences that are currently in-situ on Hounslow Heath which do not effect species spread.

Damage to bark on trees from attached zip wires and ropes;

Response: Detailed drawings of the proposed zip lines and high ropes courses are secured by condition. Tree fixings can be design out where possible.

Damage to ground flora beneath zip wires and ropes on existing wooded areas for access to equipment;

Response: The ground flora is limited to bramble and other relatively common species. This is not therefore considered harmful.

Damage to river banks from increased human pressure.

Response: The site is currently used as a golf course and golf holes are positioned adjacent the river banks. The Crane pathway also runs in close proximity to the river banks. The proposed development is not directly associated with the river banks, or the River Crane, and it is not therefore considered that the proposed development would intensify activity on the river banks.

5.32 The current proposal will have a significantly high impact on the biodiversity on the site and the wider neighbouring open spaces and in fact will highly likely sever existing wildlife connectivity with those neighbouring sites for a number of important and protected species. Should this development proceed as it stands it will significantly adversely affect the biodiversity value

of the site and likely remove a large area of Metropolitan grade SINC impoverishing the areas greenspace.

CPRE London

Object to the proposal on the grounds that:

5.33 This replaces large areas of green space with paved areas or buildings of inappropriate scale: Hounslow Heath is designated as Green Belt which national, regional and local policy all state should be protected from inappropriate development, including paving over with inappropriate amounts of parking spaces.

5.34 The proposals involve a vast increase in car parking spaces from 50 to 600 spaces plus coach parking – this is wholly unsustainable and unnecessary: any development of this type ought to be based on public transport. Not only will the expected half a million visitors per year cause massive traffic implications for the surrounding area, but the increase in vehicles will have a negative impact on air pollution for local communities. The whole Borough already has an AQMA (Air Quality Management Areas) for nitrogen dioxide and this proposal will ensure further deterioration of the existing poor air quality.

5.35 This proposal is wholly insensitive to the nature and amenity of the Heath, it being open land which the community should be able to enjoy as such – not restricted to a particular use which will only be valuable for a small proportion of the community.

5.36 The proposal will exclude the local community and general public from enjoyment of large areas of the Heath, their being excluded either because areas are charging or for health and safety.

5.37 Hounslow Heath and the Crane Corridor are some of the most important wildlife sites in London, categorised by the Mayor of London as being in the top tier category for Sites of Metropolitan Importance and Hounslow Heath contains the only area of lowland heathland habitat within the Borough and is protected as a Local Nature Reserve in addition to its SMI status. These protections should not be disregarded.

London Borough of Richmond

5.38 Object to the proposal based on a lack of sufficient information as it relates to parking and travel impacts as well as insufficient information to make an adequate assessment from an environment/ecological perspective.

5.39 No response received to the amended proposal.

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

The Development Plan

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

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

6.5 Relevant London Plan Policies

2.18 Green Infrastructure: The multi-functional network of green and open spaces

3.6 Children and young people’s play and informal recreation facilities

4.6 Support for and enhancement of arts, culture, sport and entertainment

4.12 Improving opportunities

5.2 Minimising Carbon Dioxide Emissions

5.3 Sustainable Design and Construction

5.12 Flood risk management

5.13 Sustainable drainage

5.14 Water quality and wastewater infrastructure

5.21 Contaminated land

6.3 Assessing effects of development on transport capacity

6.9 Cycling

6.10 Walking

6.13 Parking

7.4 Local character

7.14 Improving air quality

7.16 Green Belt

7.18 Protecting open space and address deficiency

7.19 Biodiversity and access to nature

7.21 Trees and woodlands

7.24 Blue ribbon network

7.30 London’s canals and other rivers and waterspaces

8.2 Planning obligations

8.3 Community infrastructure

6.6 Local Plan

CC1 Context and Character

CC2 Urban Design and Architecture

CC4 Heritage

GB1 Green Belt and Metropolitan Open Land

GB2 Local open space

GB4 The Green Infrastructure Network

GB5 Blue Ribbon Network

GB7 Biodiversity

GB9 Play space, outdoor sports facilities and burial space

CI4 Culture and leisure facilities

EQ1 Energy and carbon reduction

EQ2 Sustainable design and construction

EQ3 Flood risk and surface water management

EQ4 Air quality

EQ5 Noise

EQ6 Lighting

EQ7 Sustainable waste management

EQ8 Contamination

EC2 Developing a Sustainable Local Transport Network

IMP1 Sustainable development

7.0 PLANNING ISSUES

7.1 The application is a major development, which is the subject of an Environmental Impact Assessment. The accompanying Environmental Statement concludes that all of the environmental effects during the demolition and construction phases of the proposed development will be negligible or minor adverse, taking into account appropriate mitigation measures that are to be secured by condition or through the S.106 agreement.

7.2 On completion of the proposed development, all adverse residual effects have been assessed as not being significant.

7.3 The ES has also identified a beneficial residual effect on completion of the

proposed development, this being:

Socio-Economic (In relation to employment from the proposed development (during construction and operation), together with the provision of new recreational facilities. Although these effects are expected to be beneficial they are unlikely to be significant).

7.4 The ES concludes that overall the proposed development would not generate significant effects upon valued ecological receptors alone or in combination with other projects. Where adverse effects from development have been identified, mitigation through conditions or planning obligations and community infrastructure levy payments are proposed to make the development acceptable.

The acceptability in principle

7.5 The National Planning Policy Framework (NPPF) sets out the planning policy guidance from central government to be used by all local authorities in England when preparing development plans. A key principle underpinning the NPPF is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making a decision-taking.

7.6 Local Plan Policy IMP1 (Sustainable Development) states that the Council will take a plan-led approach to all growth and development within the borough that is considered to be in accordance with the principles of sustainable development as set out in the NPPF, with a balance of social, environmental and economic dimensions.

Green Belt Planning Policy

7.7 The NPPF states that the fundamental aim of the Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence.

7.8 The Green Belt serves five purposes:

To check the unrestricted sprawl of large built-up areas;

To prevent neighbouring towns merging into one another;

To assist in safeguarding the countryside from encroachment;

To preserve the setting and special character of historic towns; and

To assist urban regeneration, by encouraging the recycling of derelict and other urban land.

7.9 The NPPF states that local planning authorities should plan positively to enhance the beneficial use of the Green Belt, such as looking for opportunities to provide access; to provide opportunities for outdoor sport and recreation; to retain and enhance landscapes, visual amenity and biodiversity; or to improve damaged and derelict land.

7.10 As with previous Green Belt policy, inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.

7.11 The NPPF states that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

7.12 The construction of new buildings in the Green Belt is considered inappropriate. Exceptions to this are:

Buildings for agriculture and forestry;

Provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it;

The extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building;

The replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces;

Limited infilling in villages, and limited affordable housing for local community needs under policies set out in the Local Plan; or

Limited infilling or the partial or complete redevelopment of previously developed site (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness Green Belt and the purpose of including land within it than the existing development.

7.13 Furthermore, certain other forms of development are also not inappropriate in the Green Belt provided they preserve the openness of the Green Belt and do not conflict with the purposes of including land in Green Belt. These include engineering operations.

7.14 London Plan Map 2.8 (London’s Open Space Network) identifies Hounslow Heath and the site as Green Belt. Hounslow Heath is also identified as a Metropolitan Park.

7.15 London Plan policy 2.18 (Green Infrastructure: The Multi-functional Network of Green and Open Spaces) confirms that enhancements to London’s green infrastructure should be sought from development. Development proposals should:

Incorporate appropriate elements of green infrastructure that are integrated into the wider network;

Encourage the linkage of green infrastructure including the Blue Ribbon

Network, to the wider public realm to improve accessibility for all and develop new links, utilising green chains, street trees, and other components of urban greening.

7.16 London Plan Policy 7.16 (Green Belt) states that the Mayor strongly supports the current extent of London’s Green Belt, its extension in appropriate circumstances and its protection from inappropriate development. Inappropriate development should be refused, except in very special circumstances. Development will be supported if it is appropriate and helps to secure the objectives of improving the Green Belt as set out in national guidance.

7.17 London Plan policy 7.18 (Protecting Open Space and Addressing Deficiency) states that the loss of protected open spaces must be resisted unless equivalent or better quality provision is made within the local catchment area.

7.18 Local Plan policy GB1 (Green Belt and Metropolitan Open Land) states that the Council will protect and enhance Green Belt and Metropolitan Open Land to maintain its openness, quality and permanence. This will be achieved through the positive management of both designations and improving public access. The Council will achieve this by:

Protecting Green Belt and Metropolitan Open Land by ensuring that any development is not inappropriate and meets the purposes of the Green Belt and Metropolitan Open land; and

Working with partners to improve public access to the Green Belt and Metropolitan Open Land, including the promotion of sports, recreation, leisure and cultural uses that fall within the acceptable uses outlined in the NPPF.

7.19 The Council expects development proposals to:

Be compatible with and not inappropriate development in the Green Belt (as set out in the NPPF);

Carefully consider the cumulative impact of extensions and alterations to existing development in the Green Belt;

Conserve and enhance the nature conservation, landscape and recreation and amenity value of Green Belt and Metropolitan Open Land through positive management;

Improve public access to the Green Belt and Metropolitan Open Land; and

Maintain the openness, setting and visual amenity where it is located near the Green Belt and Metropolitan Open Land, with particular attention given to the location, setting, design, materials, height and landscaping.

7.20 Local Plan policy GB4 (The Green Infrastructure Network) states that the

Council will protect and enhance the green infrastructure networks throughout the borough, particularly those identified as part of the Mayor of London’s All London Green Grid. The network will be improved to maximise the diverse benefits and multiple functions, and improved public access to, and links between open spaces will be encouraged. The Council expects development proposals to:

Make a positive contribution to the green infrastructure network by improving its quality, functions, linkages, accessibility, design and management;

Incorporate elements of green infrastructure on site to integrate into the wider network of green infrastructure, and assist in the greening of the borough. This may include provision of green roofs, sustainable urban drainage systems, trees, squares, plazas and pedestrian access routes; and

Demonstrate that there will be no significant adverse impact on the boroughs’ green infrastructure.

Green Belt Assessment

7.21 In accordance with the NPPF, the three main planning issues to consider in determining the suitability of the proposal within the Green Belt are:

Whether the development is inappropriate development in the Green Belt.

Whether the development harms the openness and conflicts with any purpose of the Green Belt.

If so, whether there are very special circumstances which outweigh the harm to the Green Belt, and any other harm.

Whether the development is inappropriate development in the Green Belt

7.22 Paragraph 89 of the NPPF states that a local planning authority should regard the construction of new buildings as inappropriate in the Green Belt. As noted above, exceptions to this are:

Buildings for agriculture and forestry;

Provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it;

The extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building;

The replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces;

Limited infilling in villages, and limited affordable housing for local community needs under policies set out in the Local Plan; or

Limited infilling or the partial or complete redevelopment of previously developed site (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness Green Belt and the purpose of including land within it than the existing development.

7.23 The proposal includes the erection of a main entrance building (later referred to as the Hobblers Heath building), two maintenance/workshop buildings, golf clubhouse and driving range building. These buildings are by definition inappropriate development in the Green Belt since they are not included in the list of exemptions in paragraph 89 of the NPPF. As such, ‘very special circumstances’ need to be demonstrated.

7.24 Paragraph 88 of the NPPF states that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

7.25 The proposal includes various open leisure activities, such as the golf course, driving range, adventure golf, high ropes course and various ancillary structures that are associated with the proposed open leisure activities, such as the high ropes entrance, high ropes ‘hang out’ and viewing platform (H1, H2 and F respectively on the proposed plans). Paragraph 89 of the NPPF states that the provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries are not inappropriate development in the Green Belt as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it. Notwithstanding the preservation of openness and conflicts with purposes of the Green Belt, which will be discussed in turn below, these proposed open leisure activities and ancillary buildings are therefore considered appropriate development in the Green Belt.

7.26 The proposal includes a car park, pathways, fencing and internal access road. Paragraph 90 of the NPPF states that certain other forms of development are also not inappropriate in the Green Belt provided they preserve the openness of the Green Belt and do not conflict with the purposes of including land in the Green Belt. These include engineering works. Notwithstanding the preservation of openness and conflicts with purposes of the Green Belt, which will be discussed in turn below, these works fall within the definition of engineering works and are therefore considered appropriate development in the Green Belt.

Whether the development harms the openness and conflicts with any purpose of the Green Belt

Openness

7.27 Paragraph 79 states that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence. The word ‘openness’ is not defined in the NPPF and is therefore, to a large extent, subjective.

7.28 The existing golf course is free from built development and therefore the proposal would in part affect the openness of the Green Belt. This affect is mainly limited to the siting of the proposed buildings in the area close the site entrance off Staines Road. This part of the site is where the existing buildings are located, those being the golf porter-cabin, green keepers, maintenance workshop, etc, and where the previous permission ref: 01054/H/P31 included buildings for the expansion of the golf club, including a two storey golf clubhouse. Although the proposal does include larger footprints and more buildings, the principle of concentrating buildings at this part of the site has already been established.

7.29 The proposed buildings are located in an area which is close to other built development along Staines Road and is adjacent the Ron Smith Recycling Station to the north, the former Hounslow Heath Garden Centre to the east and the traveller site to the west which are all in the Green Belt.

7.30 It is therefore considered that the proposed buildings have been positioned in the most appropriate location on the site. The proposed buildings would be clustered towards the main site entrance off Staines Road and adjacent other buildings in the Green Belt which would ensure that the remainder of the site is free from built development and therefore retaining a greater degree of openness.

7.31 Whilst the cluster of proposed buildings would affect the openness of this part of the Green Belt, they are sited in the same location as the previous permission ref: 01054/H/P31 and the existing structure, albeit on a larger scale. The proposed buildings have been designed to have the appearance of agricultural/barn type structures. Although they would not be intended for agricultural use, they would have the appearance of agricultural buildings that are considered appropriate development in the Green Belt.

7.32 The harm to the openness of the Green Belt from the other proposed leisure uses, including the 9 hole golf course, children’s zoo, adventure park and high ropes course, are minimal as they are by their very nature open leisure uses which are not considered inappropriate uses in the Green Belt, in accordance with paragraph 89 of the NPPF. The 9 hole golf course is provided on part of the existing golf course and there are no structures proposed in this part of the site. The high ropes course is predominately contained within the existing tree cover on the site and there will therefore be no impact on the open nature of the site. Where elements of the high ropes course can be seen these will be glimpses of ropes and pole

structures.

7.33 The adventure park are will include wooden climbing/play structures and low level play areas/facilities. Whilst the details of these will be secured by condition, they will be mostly timber construction, be limited in scale and will not block or significantly prevent views. These will be open structures which do not enclose areas of open land but allow views through them.

7.34 The children’s zoo comprises of a combination of purpose built enclosures close to the main entrance building for animals such as meerkats and wallabies. Paddock animal enclosures for grazing animals will be provided extending southwards from the main entrance building and next to the adventure play area. These paddock enclosures will be defined by post and rail and deep fencing, details will be secured by condition, and each area will include a small single storey animal shelter/hut.

7.35 The purpose built structures are still by nature open facilities used to contain animals. As such these structures will be low level and defined by fencing. They will be sited close to the proposed buildings to minimise the impact on the openness of the site. The paddock animal enclosures will have a minimal impact on the openness of the Green Belt as these are essentially grazing paddocks defined by post and rail fencing which have the appearance of an agricultural use, which would normally not be considered to harm the openness of the Green Belt.

7.36 Whilst the car park will change the appearance of this section of the site it will remain open in nature. The pathways and fencing across the site will be minimal and will not impact on the open character of the site.

7.37 It is considered that the other proposed leisure uses would be appropriate development in the Green Belt. Whilst they would in part change the character of the site, the appropriate scale and nature of structures and fencing, in this context, would not have an unacceptable impact on the openness of the Green Belt and would therefore preserve its openness.

7.38 Conflicts

7.39 Paragraph 80 of the NPPF states that the Green Belt serves five purposes:

To check the unrestricted sprawl of large built-up areas;

To prevent neighbouring towns merging into one another;

To assist in safeguarding the countryside from encroachment;

To preserve the setting and special character of historic towns; and

To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

7.40 The policy objective of the first purpose of the Green Belt is to control the extension or ‘sprawl’ of large built-up areas into the Green Belt through a presumption against such development. In this regard, the site is within a

large built up area, and as such any buildings or other significant built development could potentially harm this purpose. The proposed buildings are concentrated in one main development area close to Staines Road, where the existing golf course car park and buildings are situated. This is also the siting of the expanded golf club and driving range buildings within the previous permission ref: 01054/H/P31. This area of the site therefore is the most appropriate for and capable of accommodating development and is located in an area which is close to other built up uses along Staines Road and is adjacent the Ron Smith Recycling Station to the north, the former Hounslow Heath Garden Centre to the east and the traveller site to the west which are all in the Green Belt. The location of the proposed buildings therefore is not considered to represent unrestricted sprawl and therefore would not harm this purpose of the Green Belt.

7.41 The other proposed uses of the site would be largely open leisure uses, associated structures and engineering operations. The retention of a leisure use and the limited man-made structures ensure that these works do not have the appearance of urban sprawl and therefore do not harm this purpose of the Green Belt.

7.42 The policy objective of the second purpose of the Green Belt is to prevent neighbouring towns from merging. In this respect, the site does not neighbour any town per se, rather residential sprawl, nor is it located between neighbouring towns such that it would either lead to a merger of towns, or have a significant effect on the potential merger of any towns as a result of occupying a significant area of land between neighbouring towns. It is therefore considered that the proposal would not harm this purpose of the Green Belt.

7.43 The policy objective of the third purpose of the Green Belt is to safeguard the countryside from encroachment. The site cannot in practice be classed as ‘countryside’ or have the appearance of open countryside as it is surrounded entirely by the urban area within which it sits. It is therefore considered that the proposal would not harm this purpose of the Green Belt.

7.44 The policy objective of the fourth purpose of the Green Belt is to preserve the setting and special character of historic towns. In this respect, the site does not adjoin or neighbour a historic town. It is therefore considered that the proposal would not harm this purpose of the Green Belt.

7.45 The policy objective of the fifth purpose of the Green Belt is to assist in urban regeneration by ensuring that the Green Belt is not developed at the expense of sites within urban area which are able to deliver the development. In this respect, the site is currently used for leisure and sporting purposes, and the proposed open leisure and sporting use could not be developed on an alternative urban site in the Borough. Furthermore, as an ex-landfill site, the continued use of the site for leisure purposes, albeit a more intensive range of leisure uses compared to the existing golf course, is an appropriate use for the site.

7.46 It is therefore considered that the proposal would not conflict with any purpose of the Green Belt as defined by the NPPF.

Summary of Harm to Green Belt

7.47 The harm to the Green Belt resulting from the proposed development relates predominately to its impact upon the openness of the Green Belt from the proposed buildings rather than the open leisure uses which retain the open nature of the site. Harm to openness is contained to one specific area, and there is very limited harm across most of the site.

7.48 Considerations Amounting to ‘Very Special Circumstances’ and Conclusions

7.49 Paragraph 87 of the NPPF states that as with previous Green Belt policy, inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.

7.50 Paragraph 88 of the NPPF states that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

7.51 The site is currently used for leisure purposes (Class D2), providing an 18 hole golf course which was opened in 1979 as a pay and play course. Planning permission was granted in 2008 and extending in 2012 for the redevelopment of the site to include a new two storey clubhouse, 25 bay golf driving range, pro shop and new green keeping accommodation. This permission was not implemented and the time limit condition means the consent is now extant. The principle of a more intensive leisure use on the site has already therefore been established.

7.52 The harm to the Green Belt resulting from the proposed development relates predominately to its impact upon the openness of the Green Belt from the proposed buildings rather than the open leisure uses which retain the open nature of the site. Harm to openness is contained to one specific area, and there is very limited harm across most of the site. This area would represent 7 hectares of the total site area of 47.77 hectares (approximately 14% of the total site area).

7.53 The remainder of the site would be in open leisure use with small scale ancillary buildings and structures which is considered appropriate development in the Green Belt and which would support recreational and sporting uses. Furthermore, this would not be considered to affect the openness of the Green Belt.

7.54 It is necessary to demonstrate that harm to the Green Belt by reason of inappropriate development is outweighed by other considerations amounting to very special circumstances. The other main planning issues to be considered therefore are:

Design and Appearance

Impact on Neighbouring Uses

Lighting

Transport, Accessibility and Access

Sustainability

Landscaping and Arboriculture


Flood Risk and Drainage

Land Contamination

Air Quality

Archaeology

Planning Obligations

Design and Appearance

7.55 London Plan policy 7.4 (Local Character) encourages new development to have regard to the form, function and structure of an area, place or street and the scale, mass and orientation of surrounding buildings. The new development should improve an areas visual or physical connection with natural features and should contribute to establishing an enhanced character for the future function of the area.

7.56 Local Plan Policy CC1 (Contact and Character) 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.

7.57 Local Plan Policy CC2 (Urban Design and Architecture) states that the Council will retain, promote and support high quality urban design and architecture to create attractive, distinctive, and liveable places.

Figure 11: Main Site Entrance

7.58 The buildings on the site have been design to have a minimal effect on the surrounding landscape. The main buildings on the site have been clustered towards the site access, where the existing buildings are currently located and where the buildings were approved as part of planning application ref: 01054/H/P31 in 2008 and extended in 2012. The buildings are also located in a natural ‘bowl’ or dip in the landscape, meaning that there would be a restricted view of the majority of the buildings from the majority of Hounslow Heath.

7.59 When viewed as a whole, the buildings have been designed to replicate agricultural buildings which are considered appropriate development in the Green Belt. The agricultural appearance of the buildings, which uses profiled metal and timber cladding, ensure that they respect the character and nature of the site and the landscape.

7.60 The stepping down in height on gables ends of the Hobblers Heath building in addition to the large glazed window and door openings, the use of timber and hazel panels and the timber clad external frame help to reduce to bulk of this building.

Figure 12: Hobblers Heath Building

7.61 The golf clubhouse and driving range as part of planning permission ref:

01054/H/P31 which was approved in 2008 and extended in 2012 had a floor area of 950 square meters. The proposed golf clubhouse and driving has a floor area of 985 square meters. Given that the proposed is 35 square meters larger than the approved, it is considered that the golf clubhouse and driving range is of an appropriate size and scale that would respect the proportions of the site and the character and nature of the landscape.

7.62 The appearance and use of materials for the golf clubhouse and the driving range bays would be similar to the Hobblers Heath building. The driving range would include 30 bays and a grassed area beyond. The driving range would include 5-20m perimeter netting to ensure that the golf balls are retained within the driving range, similar to the catch netting approved as part of planning permission 01054/H/P31 in 2008 and extended in 2012.

7.63 The perimeter netting has been designed so that the height is kept to a minimum along the length of the driving range, for example the netting would be 10m in height near the driving bays, 20m in the middle third and 5m towards the end. Whilst the netting will, in places, be at a height of 20m, the netting is not considered to detract from the openness of the site and the adjacent Hounslow Heath. Additional tree planting on the southern boundary of the driving range will be secured by condition to further reduce the impact.

7.64 Although the development would result in 4,562 square meters of floor space on the site, the size of the proposed buildings is considered to provide the minimum amount of floor space necessary for the operation of the proposed uses.

7.65 The 18 hole adventure golf course would be a highly themed and family oriented putting course and include water features, lighting and purpose

built structures for each hole. It would be located close to the golf clubhouse and would share these facilities in order to reduce the amount of development on the site. It would however include a small ticket booth to be used during peak times. The course would be an appropriate leisure use for the site and its close proximity to the cluster of buildings near the site entrance ensures that the openness of the site is maintained. The details of the course will be secured by condition.

7.66 The 9 hole golf course will be created through the re-landscaping of the existing 3-7 of the current golf course. The 9 hole golf course will retain the same character and nature as this part of the existing course.

7.67 The outdoor children’s play areas are located to the south of the main cluster of buildings with some located on the existing fairways and others integrated into the existing mature vegetation on the site. The play areas will consist of various wooden structures similar to those at Hobbledown Children’s Farm, Epsom. The timber framed construction is considered to respect the character and nature of the site and the location of some of the play areas within the existing vegetation would reduce the impact on the openness of the site. Details of the play areas and associated structures will be secured by condition.

7.68 The animal enclosures will be located around the fringe of the children’s play areas in the areas of the existing fairways and along the eastern edge of the site adjacent the River Crane. Each animal enclosure will include an animal house/shelter which will be a low level timber structure with green roofs. Similarly to the children’s play areas, the timber framed construction is considered to respect character and nature of the site and the green roofs help with the greening of the site. Details of the animal houses/shelters will be secured by condition.

7.69 The high ropes courses and the zip wire course will be located in and

amongst the existing trees of the site. These courses will therefore be heavily screened from view from the rest of the site and the surrounding area and will utilise the resources on the site, where possible, ensuring the character of the site is maintained.

7.70 The proposed car park to the south of Staines Road would be located on the first hole of the existing golf course. Although this car park would provide 350 permanent spaces, it would be finished with a stone road surface and would include landscaped areas throughout the car park. The overflow car park to the east would be grassed. The access road would again be finished with a stone road surface with the exception of the access junction which would be tarmac. All footpaths around the car park, the entrance to the buildings and through the site would be stone. Landscaped areas would be include throughout the car park, site entrance, turning circle and around the proposed buildings. The enhanced landscaping around the site entrance and the arrival points have a far more appropriate appearance for the Heath setting than is currently on site and would improve the visual appearance of this area whilst ‘softening’ the engineering works.

7.71 The proposed car park to the north of Staines Road would provide 100 overflow spaces. The car parking would use the same materials as the main car park to the south. The amount of car parking has been kept to a minimum and the materials used ensure that the car park is ‘softened’ in its appearance to respect the surrounding landscape. The car park is located to the south of this section of the site close to Staines Road behind tree cover. The car park is therefore screened from view from Staines Road and allows the majority of this section of the site to remain open and grassed maintaining its character and nature as open landscape. The Impact on Neighbouring Uses

7.72 The site area is approximately 47.77 hectares and comprises of two parcels of land located to the north and the south of Staines Road. The main uses of the site are located on the land to the south of Staines Road.

7.73 The site is surrounded by a band of deciduous trees with areas of woodland extending into the site. The River Crane extends along the west and south of the site boundary and there are a number of water features on the site associated with the existing golf course.

7.74 Hounslow Heath adjoins the site to the east and the area of North Feltham is located to the west. Hanworth is situated to the south and a large industrial area adjoins the section of the site to the north of Staines Road.

7.75 A waste transfer station is located opposite the main golf centre entrance. This is operated by Ron Smith Recycling Ltd and offers waste disposal and recycling services, skip hire and builds and manufactures waste separation systems.

7.76 There is a Travellers site adjacent to the site accessed via Staines Road. The former Hounslow Heath Garden Centre site adjoins the eastern boundary of the site. A number of derelict buildings related to the former garden centre use are situated on the site. It is regularly used for car boot sales.

7.77 Given the location of the site and the surrounding context, it is considered that the main impact on neighbouring uses would be the impact of the increase in noise levels associated with the high ropes course and the zip wire course will have on the residential properties to the east of the site in the Sparrow Farm Estate.

7.78 Local Plan policy EQ5 (Noise) states that the Council will seek to reduce the impact of noise from aviation, transport and noise-generating uses, and require the location and design of new development to have considered the impact of noise, an mitigation of these impacts, on new users and surrounding uses according to their sensitivity.

7.79 The applicant has submitted a Noise Assessment which considers the potential impact of the proposed development on surrounding uses.

7.80 The main noise generating parts of the proposed development would be:

Duo Zip line Course (high ropes), noise from safety apparatus, no raised voices.

Power Zip lines (high ropes), noise from safety apparatus, noise from people shouting on zip line.

Climbing Forest (high ropes), raised voices on platforms, noise from people shouting on zip line.

Outdoor Play areas (non-high ropes), ground play areas and raised apparatus, raised voices, shouting.

Car parks and vehicle movements, up to 250 vehicles entering / 250 vehicles exiting per hour at full capacity.

7.81 The Noise Assessment predicts that there will be a low impact of noise from the operation of the proposed development at the boundary of the noise sensitive receptors on Baber Bridge Parade, Beeston Way, Viola Avenue and Carlton Avenue.

7.82 The Noise Assessment states that the highest predicted rating level (BS4142:2014) was 49dB, 1 dB below the background level (50dB LA90,T), calculated on land at the rear of 63/65 Beeston Way. This is based on a full capacity scenario and calculated beyond the boundary of the properties (rear of 63/65 Beeston Way). As the report states as defined in BS4142 “Where the rating level does not exceed the background sound level, this is an indication of the specific sound source having a low impact, depending on the context”. The rating levels at other receptors varied from -7 to -1dB for peak scenarios and -10 to -5dB for off peak scenarios.

7.83 It is not expected that the typical noise levels associated with the high ropes and zip wire would exceed those levels associated with sports activities such as football pitches or playgrounds. These are uses that are typically located in close proximity to or within residential areas.

7.84 The outdoor play areas and the main car park are approximately 200m away from the nearest noise sensitive receptors and it is therefore considered that these would not impact upon neighbours’ living conditions.

7.85 The Council’s Environmental Heath team were consulted and are satisfied that the methodology used for the Noise Assessment is sound and the assessment itself addresses the noise issues.

7.86 It is therefore considered that the proposed development has been located and designed to ensure that it would not impact on surrounding uses, in terms of increased noise and disturbance, and would accord with Local Plan policy EQ5 (Noise).

Lighting

7.87 London Plan policy 3.19 (Sports Facilities) states that consideration must be given to any demonstrable harm to residential communities or biodiversity caused by sports lighting.

7.88 Local Plan Policy EQ6 (Lighting) states that the Council will reduce the light pollution impacts of development, and promote reduced light pollution and sky glow across the borough. The Council will achieve this by:

Assessing the potential light impact of development proposals;

Encouraging proposals to introduce automated timing systems to operate on ‘night-time mode’ when buildings are not in use; and

Refusing proposals which result in an adverse impact on local and residential amenity, wildlife and biodiversity.

7.89 The Council expects development proposals to:

Minimise light pollution by providing the minimum amount of light necessary to achieve its purpose and energy efficiency measures;

Incorporate energy efficiency measures;

Provide adequate protection from glare and light spill to sensitive receptors;

Demonstrate that proposals will not adversely impact on biodiversity and environments; and

Submit a light assessment report where necessary, and mitigate the level of illumination, glare and spillage of light, in line with guidance produced by the Institute of Lighting Engineers and Building Research Establishment.

7.90 The only element of the proposal that would require floodlights is the driving range. Operational lighting would be provided for the buildings, vehicle access point and parking for safety and security. Lighting would be included in the features of the adventure golf course. Details of this will be secured by condition. All other elements of the proposal would not be lit. The closest residential properties are approximately 200m away.

7.91 The Abacus Berm System is proposed for the lighting of the driving range. The floodlights would be located at ground level within the range behind earth mounds termed berms. Floodlights would be arranged at regular intervals within the range and usually in pairs and would illuminate the airspace above the range. Utilising far lower wattage floodlights than conventional range lighting, the system would not provide the same large halo effects associated with conventional systems. Berm lighting minimises the light spill beyond the driving range as it can be directed and screened.

Figure 1: Example of Berm Lighting

7.92 In order to illuminate the first 15 metres of the range, foreground lighting is proposed from low powered floodlights mounted along the front edge of the bays. These lights would be operated on a push button system, meaning that they are not illuminated when they are not in use, in accordance with Local Plan policy EQ6.

7.93 Notwithstanding the low level and least harmful lighting systems being used, a lux plan has been submitted which shows there is the possibility of obtrusive light outside the range. On this basis, mitigation is proposed in the form of additional planting/natural screening, along the driving range boundaries. Details of planting will be secured be condition.

7.94 The proposal provides the minimum amount of light necessary to illuminate the parts of the site that would operate in hours of darkness only whilst using low impact methods of illumination. It is considered that the lighting proposals do minimise, and through addition planting/natural screening, mitigate light pollution.

7.95 It is therefore considered, and given the proximity of the nearest residential properties, the lighting proposal would not result in adverse impact on local and residential amenity, in accordance with Local Plan policy EQ6. The impact of the lighting proposals on wildlife and biodiversity is discussed in the Ecology and Nature Conservation section.

Transport, Accessibility and Access

Highway Status

7.96 The site is located on the A315 Staines Road which is part of the TfL Strategic Road Network. Staines Road has “No Waiting or Loading at any time” restrictions.

7.97 Staines Road has a junction with Green Lane approximately 60m to the east. This junction is controlled by traffic signals although there are no dedicated pedestrian facilities. There are central islands on both of the Staines Road approaches that allow pedestrians to cross the road in 2 stages.

7.98 Staines Road is two-way but has a reduced width across Baber Bridge to the west of the site. This makes it difficult for two large vehicles to pass although two cars can pass each other at this point. Larger vehicles are noted to have to wait for opposing traffic to pass before crossing.

7.99 Green Lane links the A315 to the A30 and A4 to the north and is primarily commercial in nature.

7.100 There is a footway along the southern side of the site between the existing site access and the Green Lane junction. This footway measures approximately 1m in width but the width is reduced by overgrown vegetation. There is no footway on the southern side of Staines Road to the west of the existing site access.

7.101 There is a continuous footway along the northern side of Staines Road west from Green Lane although this is reduced in width in the vicinity of Baber Bridge.

7.102 Opposite the site’s southern access is the access to Ron Smith Recycling. This currently has a right turn pocket that allows vehicles to pull out of the flow of traffic whilst waiting to turn into the site.

7.103 To the east of the northern access to the site, on the southern side of the road, is the access to the Baber Bridge caravan site.

Accessibility 7.104 The site is located within an area of low public transport accessibility and

has a PTAL score of 2 which is classed as poor on a scale of 1-6.

7.105 Three bus routes serve the site, the 116, 117, and 235. These currently stop westbound at a stop in the existing golf club access. The eastbound stop is to the east of Green Lane.

7.106 Routes 116 (from Ashford Hospital to Hounslow Bus Station) and 117 (from West London Mental Health Trust to Staines Bus Station) use double deck buses, whilst the 235 (Brentford Three Fishes to Great West Quarter) is a single deck bus.

7.107 Route 237 terminates on Barrack Road approximately 700m to the east of the site.

Proposed Vehicular Access 7.108 The main site access is located on the southern side of Staines Road

approximately 60m to the west of its junction with Green Lane and in the location of the existing golf club access. It will have a right turn-pocket to

allow vehicles turning right into the site to wait clear of the flow of traffic.

7.109 The access has been located so that the existing right turn pocket into the waste site opposite can be retained. Although there would be opposing traffic movements both right-turn pockets can be accommodated.

7.110 The access will be provided with the recommended visibility splays.

7.111 A Road Safety Audit was undertaken on the originally submitted access proposals but following discussions with officers these have changed. A new Road Safety Audit has been undertaken and the works will be subject to the recommendations in this report.

7.112 The access would accommodate two-way traffic and has also been designed to accommodate coaches and buses. A roundabout is proposed within the site that leads to the car park and an area for coaches and buses to set down and pick-up passengers. Coaches would then park within the overflow car park. The drop-off point is located directly outside the main pedestrian entrance to the site.

7.113 The car park would be accessed from the internal roundabout and would be set out with directional arrows to ensure that cars did not block the access road on peak days.

7.114 The access road would be provided with footways on both sides and a crossing point would be provided.

7.115 The highway works would be secured by condition and undertaken either by Hounslow highways or by the applicant’s contractor under a s278 agreement. These works would also secure a new westbound bus stop to replace the existing one which is located at the site access.

7.116 The access to the northern overflow car park would be in the location of the existing site access. This would be improved to allow two-way traffic and provide visibility splays that meet current standards. Footways would also be provided to allow pedestrian access. These works would also be secured by condition.

Proposed Pedestrian Access and Site Layout 7.117 Although the majority of trips are predicted to be by car it is important to

ensure that pedestrian access to the site is improved. Currently there are few facilities for pedestrians. The main site junction and the access to the northern car park will be provided with footways linking to Staines Road. A direct pedestrian access to the car park will also be provided from Staines Road.

7.118 Currently, the nearest eastbound bus stop is located on Staines Road to the east of the junction with Green Lane. Pedestrians would then have to cross at the junction with Green Lane which has traffic signals. However, there is currently no dedicated pedestrian facility at this junction. As part of the proposals a contribution towards the provision of a pedestrian facility on the Staines Road (east) side of the junction has been agreed. This will provide a

safe route between the site and the bus stop. The contribution will be secured in the s106 agreement.

7.119 A new pedestrian island will be provided to the west of the main site access. This will be provided as part of the highway works.

7.120 A new footway will be provided to the west of the site access lining to the new westbound bus stop.

7.121 The existing footway along the northern side of Staines Road from Baber Bridge to the site is narrow but cannot be widened within the existing highway boundary. The council is currently improving cycle facilities on Staines Road eastwards from Green Lane but there is an aspiration for this to be extended to the west. As part of this application the applicant has agreed to safeguard a 10m strip fronting Staines Road across the full width of the site. This will allow the council to provide improved pedestrian and cycle facilities along this stretch of Staines Road linking Baber Bridge to Green Lane.

7.122 The River Crane is also a key pedestrian (and cycle) link to the site. This provides off-street routes to the south of the site in particular. The London Loop currently crosses the site from the River Crane to Hounslow Heath.

7.123 The proposed development will retain the existing London Loop connection across the golf course, as at present. The applicant is also proposing to provide a permissive footpath link from the River Crane/London Loop between the Adrenalin Village and the golf course to the site entrance. From here it will be possible to cross Staines Road using the existing subway to the northern part of the site.

7.124 Currently it is not possible to travel from the northern part of the site to the north where there is a nature reserve. However, the applicant has agreed to safeguard a 5m strip of land across this site to allow a future extension of the footpath. This would also provide an improved cycle route. Given that there are currently no firm proposals for this footpath the exact route of this footpath would be reserved for agreement with the applicant.

7.125 The two safeguarded strips of land will either be secured in the s106 agreement or the lease agreement between the applicant and the council.

Trip Generation

Hobblers Heath 7.126 The existing Hobbledown site is based near Epsom in Surrey. This is not an

accessible site and therefore is very much a car based attraction with very few visitors arriving by other modes of transport. It is not considered to be a good comparison site, therefore, although the applicant has undertaken surveys that provide information in relation to car occupancy rates which can be applied at this site.

7.127 The normal way of estimating trip generation is to use the TRICS database which holds information on trip generation from large number of sites

throughout the country. However, there are no sites on the TRICS database that could be said to be comparable to Hobblers Heath. In cases such as this, alternative ways of predicting trip generation were investigated. In was considered that Chessington World of Adventures (CWoA) in the Royal Borough of Kingston-upon-Thames is a site that could potentially be used to estimate trip generation and modal share. Although it is a much larger and different site, it has a similar (slightly lower) PTAL score and is located in south-west London.

7.128 The CWoA travel plan included surveys of modal split which measured car trips as being over 80% of the total number of trips, with a commitment to reduce this to 81% after five years of the travel plan being in operation. However, given that Hounslow Heath has better access by public transport it was considered that more trips would take place by public transport and especially by bus. Therefore, the percentage of car trips has been reduced to 70% with increases in the number of public transport and walk/cycle trips. This is considered to be a more reasonable representation of trip generation in the absence of comparison sites that share similar characteristics.

7.129 The modal split has then been applied to the predicted visitor numbers which are based on surveys and visitor numbers at the existing site in Epsom. The applicant has used figures from a typical term-time weekday (road network peak traffic flow), a typical term-time Saturday, and a development peak day during school holidays. The applicant has advised that the development peak occurs during school holidays and typically on a half term public holiday and the scenario that has been tested is based on data from the 31st May 2013 which was the peak day for that year.

7.130 The site would be open from 9am in the morning so the impact on weekday morning peak hour trips would be minimal. The number of development related trips in the weekday afternoon peak would also be spread over time.

7.131 The peak days of operation, based on information collected from the existing site, would be school holiday periods but term time weekends wold also be more popular than weekdays. At these times background traffic would be lower than on term time weekdays.

Golf course 7.132 Trip generation information has been used from comparison sites using

standard methodology. The comparison sites are not in London, however, and therefore the percentage of car borne rips has been reduced to take into account the site location and nature (ie. 9 hole course rather than 18 hole). It is recognised that golfing can be a car based activity and this is reflected in the modal split, but it is considered that this is a worst case scenario for traffic modelling purposes.

Adrenalin Village 7.133 This has a fixed capacity of 265 people per hour and therefore the trip

generation has taken this into consideration. The trip rates are based on those at Hobbledown in the absence of similar sites on the database that

can be used for comparison. All visits to the adrenalin village will need to be pre-booked so people cannot turn up and pay on the gate.

7.134 The original application did not include any possibility of linked trips. However, it is considered that there is a significant likelihood of linked trips between the Hobblers Heath and the adventure golf, for example. Therefore, the applicant has tested two scenarios where 5% and 10% of those trips are linked to see how this affects trip generation.

7.135 In the absence of a direct comparison site this assessment is considered to be acceptable.

7.136 It should be noted that the travel plan will include a requirement to undertake surveys when the site is operating, and further monitoring so that the actual modal split can be recorded and, if higher than that predicted, measures put in place to reduce the number of car borne trips in particular.

Traffic Impact 7.137 The applicant undertook traffic surveys in the vicinity of the site in 2015 to

measure the existing traffic conditions. These were then used as a basis for the traffic modelling. All of the traffic modelling calculations and results have been independently checked for the council and are acceptable. It should be noted that the applicant’s traffic modelling for the Staines Road/Green Lane signalised junction indicates that the junction is already over capacity in the morning peak hour. However, in the view of officers this is not considered to representative of the situation as observed, leading to predicted impacts that would be worse than would occur in reality.

7.138 The main traffic impact is predicted to be at the junction with Green Lane. However, as stated above the majority of traffic generation is predicted to be

outside the main weekday peak hours. The traffic generation is predicted to affect the operation of the signalised junction at Staines Road and Green Lane but there are specific reasons for this. In particular, the introduction of a pedestrian facility exacerbates delay at the junction. It has been assumed in the traffic modelling that a pedestrian phase is called every two cycles. However, given that the site does not open until 9am the likely level of pedestrian flow in the peak hour will be low which means that in reality this situation is unlikely to occur and there would be a negligible impact on traffic flow.

7.139 Outside of peak times the proposed development is not predicted to have a significant impact on traffic flow or junction capacity, even with the additional pedestrian facility.

7.140 It should also be noted that without the provision of the pedestrian facility the development would not have a significant impact at this junction.

7.141 The scenarios that link trips have not been modelled, however, it is presumed that this has not been done because the impact will be reduced when compared to the modelling results with ‘no trip linking’.

7.142 The traffic modelling indicates that on peak days (school holidays and Saturdays) all junctions operate within capacity. This is due to the fact that traffic flows are lower (as is also the case for weekday off-peak periods). Therefore, although the traffic generated is higher the additional traffic can be accommodated on the network. However, this would be subject to traffic management at the site access (through the use of marshals and signage) at peak periods.

7.143 The access junction is predicted to operate within capacity at all times.

Parking Provision 7.144 As stated above, the proposed development provides a total of 350

permanent and 150 over flow spaces parking spaces in the main site, together with a further 100 overflow spaces on the northern side of Staines Road. This number has been reduced significantly following discussions with the applicant in order to ensure there is not an over-provision that might positively encourage car use.

7.145 The applicant has submitted an assessment of parking accumulation based on the trip generation. This assessment covers weekdays, Saturdays and school holiday peak periods and also includes assessments of what happens when linked trips are included.

7.146 The assessment shows that during term time weekdays the car park will retain plenty of spare capacity with a maximum predicted accumulation of 65 vehicles. This reflects the likely low number of visitors during school term time.

7.147 At term time weekends, the maximum accumulation is predicted to be 359 vehicles which means that the southern overflow car park may be required. Use of that car park will be restricted by condition so that it is only open for

use at times when it is required. This is likely to vary over the course of the day as visitor numbers build up from opening and then reduce as the afternoon goes on. The northern overflow car park is not predicted to be needed and the use of this car park will also be controlled by condition.

7.148 The applicant predicts that peak days occur during school holidays. However, the applicant’s experience from the existing site is that although these are the busiest times there are around 15 peak days in school holidays and on public holidays. At these times parking accumulation is predicted to be around 470 vehicles which means that the southern overflow car park is likely to be required for most of the day and may require use of the northern overflow car park as well. At other times, the level of traffic generated, and therefore the parking accumulation would be lower.

7.149 The applicant has also run sensitivity tests that include an element of linked trips. In both of these scenarios (with 5% and 10% linked trips) the potential parking accumulation is reduced. It is predicted that in both cases the need to use the over flow car parking may only be required at peak school holiday times.

7.150 Use of the overflow car parking needs to be a last resort and therefore strictly controlled. The Transport Assessment indicates that parking accumulation would only require use of the overflow car parks on a maximum of 13 peak days per year. Initially it is considered that the overflow car park would only be used on these peak days and this should be secured in the Travel and Visitor Management Plan (TVMP). However, this would need to be reviewed to ensure that this was not leading to wider problems on Staines Road.

7.151 It would be expected that the main overflow car park would be opened first to ensure that traffic continued to use the main site access which has been designed to accommodate more traffic than the northern overflow car park. However, the advantage of the northern car park is that it would provide for vehicles approaching from the west which could then turn left into the site and avoid causing congestion at the main site access.

7.152 An exemption from this restriction would be needed in exceptional circumstances if the level of traffic was found to be causing problems on Staines Road. However, the applicant should then look at how this can be dealt with in the TVMP. Therefore, this is to be written into the Visitor Management and Travel Plan. At times when the overflow parking is used, traffic management measures will need to be employed to ensure that traffic congestion does not occur on the A315.

7.153 The applicant is committed to promoting sustainable travel and this will be secured through physical works and TVMP. Of particular note is that the applicant has agreed that an additional charge will be levied for use of the car park (initially £5) in order to try and discourage car trips. This will cover all uses on the site.

7.154 On balance, therefore, it is considered, therefore, that the proposed level of car parking provides an appropriate balance between providing enough to

ensure that the development does not have an adverse impact on traffic flow on Staines Road through queuing to access the site, but not so much that car trips are positively encouraged.

Car Park Layout 7.155 The car park layout has been designed to ensure that traffic does not back

up onto Staines Road. Access to the car park is taken from the end of the site access road which allows for queuing to occur within the site. The car park itself then provides 3 one-way aisles allowing vehicles to circulate within the site without leading to conflicting movements.

7.156 The overflow car park is located beyond the main car park and therefore means that any queuing on peak days if the overflow car park is required. The layout of the northern over flow car park is also considered to be acceptable. Details of the surfacing and access to the overflow car parks should be secured by condition so that their use can be controlled.

7.157 Although it is considered that the layout is acceptable in principle, the TVMP should ensure that this is monitored and reviewed on a regular basis and that any necessary changes can be made.

7.158 The London Plan (2015) requires the provision of disabled accessible parking spaces and also Electric Vehicle charging points. A total of 24 disabled parking spaces are being provided and although no EV charging points are shown on the application drawings it is considered that some should be secured by condition.

Parking Impact 7.159 The applicant’s parking accumulation study has indicated that the predicted

number of car borne trips can be accommodated on the site. However, it is noted that surrounding streets do not have parking controls and therefore the TVMP will need to ensure that visitors are discouraged from parking in surrounding residential streets. This should be monitored as part of the TVMP with initial surveys undertaken prior to opening with follow-up surveys in line with other surveys set out in the TVMP. This may lead to the need to review parking and waiting restrictions in surrounding streets.

Public Transport 7.160 Promotion of public transport use will be essential in order to reduce the

level of traffic generation. The applicant has agreed to set targets for number of public transport trips in the TVMP and this will be reviewed on an annual basis.

7.161 The existing westbound bus stop will be relocated to the west of the site access as part of the junction improvement works. The nearest eastbound bus stop will remain in its current location to the east of Green Lane, with a pedestrian facility provided at that junction to improve pedestrian access to the bus stop.

7.162 TfL has reviewed the trip generation information supplied by the applicant and is satisfied that the existing bus services that serve the site have adequate capacity to accommodate the additional number of trips, especially as the majority will be outside of peak hours.

7.163 However, the council has a longstanding ambition to extend the 237 from its current terminus at Barrack Road and this development provides the ideal opportunity to provide a new terminus. This would have the added advantage of providing a direct bus route eastwards to Hounslow and other destinations such as Isleworth, Brentford, Chiswick and Hammersmith with buses stopping directly outside the entrance to the proposed development.

7.164 The applicant has agreed to this in principle and the design of the access road will accommodate buses including bus stand and bus stop provision directly outside the access gates. The access road would be adopted as public highway.

7.165 However, whilst TfL has agreed that the provision of facilities could accommodate buses in the future they have assessed the business case for extending the 237 and this currently would not support the extension of the 237, or another route without third party financial support for 5 years. For viability reasons it is not considered that this application could support a bus route extension and TfL are also satisfied that existing bus capacity is adequate.

7.166 Therefore, whilst officers believe that extending the 237 would deliver a significant benefit in terms of accessibility and be likely to assist in reducing the number of car borne trips it is considered on balance that the “passive provision” of bus stand and bus stop facilities is acceptable. A further requirement would be for bus drivers at the end of their route to be able to use toilet facilities within the development.

Servicing 7.167 All servicing will take place within the site. A Delivery and Servicing

Management Plan will be secured by condition.

Cycle Storage 7.168 It is proposed to provide 40 visitor cycle parking spaces. The trip generation

exercise predicts there could be around 120 walking and cycling trips on a peak day. The applicant needs to commit to monitoring use of the cycle stands on a regular basis and if 80% capacity is reached an additional 20% cycle parking is to be provided. The cycle parking should comprise Sheffield stands and be in a covered and secure (overlooked) location. Details can be secured by condition.

7.169 No staff cycle parking is shown on the application drawings but the applicant has confirmed that some will be provided. Details of the staff cycle parking should be secured by condition and submitted and approved prior to opening.

7.170 Cycle parking must be located in an easily accessible location with visitor parking close to the entrance and staff parking in a convenient and secure location. It is proposed to locate the visitor cycle parking close to the entrance barrier so that use can be monitored. It would be beneficial if discount could be provided to people who have cycled and this should be explored in the travel plan.

7.171 The council has ambitions to improve cycle facilities on the A315 in the vicinity of the site. A major restriction is Baber Bridge where the carriageway is too narrow to provide dedicated cycle facilities. The applicant has agreed to provide a strip of land to the north of Staines Road that will allow for a future off-carriageway cycle track to be provided linking in to potential future improvements to Baber Bridge.

Travel Plan 7.172 The applicant has submitted a Travel and Visitor Management Plan that

promotes travel by sustainable modes. This document is considered to be acceptable in principle but there are areas that need amendment and therefore it is considered that a condition requiring submission and approval of a travel plan is secured.

7.173 The TVMP will need to clearly set out a monitoring schedule to ensure that targets and mitigation measures are appropriate. It is considered that a “soft opening” will be needed to ensure that adverse traffic impacts are minimised (ie. outside of peak times and with an appropriate level of publicity). However, it is likely that visitor numbers and travel patterns may be “abnormal” in the first weeks after opening so the timing of surveys will need to be carefully chosen.

7.174 Initial travel surveys will need to be undertaken a short time following opening to provide a baseline assessment of travel patterns to compare to the predicted numbers but exact timings will need to be agreed in advance with the council and these will depend on when the use opens to the public. This will ensure that the surveys provide an accurate assessment of the impacts. Surveys on a weekday, term-time Saturday, and peak day will be needed. It is recommended that further surveys are undertaken annually with a specific review after 5 years. If targets have not been met at this time a further 5 year monitoring period should be undertaken with reviews at 7 and 10 years.

7.175 Given the essential nature of the travel plan it is recommended that specific measures are secured in the s106 agreement.

Construction 7.176 TfL has produced guidance for Construction Logistics Plans and a plan will

need to be submitted for approval prior to commencement of construction. This will need to ensure, amongst other things, that highway safety is maintained, appropriate vehicle routeing is proposed, appropriate hours for deliveries are agreed (ie. outside of peak times), and details of the site layout are submitted. An appropriate condition will be required.

Conclusion 7.177 It is considered that the proposed development is acceptable in principle but

this is subject to the following conditions and s106 obligations.

Sustainability

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

7.179 London Plan policy 5.2 requires developments to make the fullest practicable contribution to minimising CO2 emissions following this energy hierarchy:

Be Lean: use less energy

Be Clean: supply energy efficiently

Be Green: use renewable energy

7.180 The Mayor aims to ensure that major developments reduce carbon dioxide emissions from buildings, by reaching higher than the Target Emission Rate (TER) outlined in the national Buildings Regulations, leading to zero carbon non-domestic buildings from 2019.

7.181 Local Plan policy EQ2 (Sustainable Design and Construction) states that the Council will promote the highest standards of sustainable design and construction in development to mitigate and adapt to climate change. The Council expect development proposals to:

Incorporate established principles for design and construction as set out in the London Plan, including passive solar design, water efficiency standards, sustainable urban drainage, the reuse and recycling of construction materials, green roofs and urban greening;

Be assessed against the standards for sustainable design and construction set out in Table EQ2.1 and submit relevant documentation to demonstrate that minimum specified levels are met or meet any national standards that subsequently supersede these; and

Prepare a sustainability statement, where major developments are proposed.

7.182 Table EQ2.1 (Standards for Sustainable Design and Construction) states that all new non-residential development over 500sqm should be assessed against BREEAM and meet a rating of ‘Excellent’ as minimum.

7.183 The applicant has submitted a Sustainability Checklist which is intended to assist developers to consider the potential effects of their proposals and encourage implementation of measures to ensure adverse effects are minimised.

7.184 The applicant has submitted an Energy Statement showing how the development will follow the hierarchy of energy efficiency, decentralised energy and renewable energy technologies to secure a 36.6% reduction in regulated CO2 emissions below the maximum threshold allowed under Part L (2013).

7.185 The applicant has submitted a BREEAM Pre-assessment Report and a Sustainability Report. The Pre-assessment report concludes that the development is targeted to achieve a 47.39% BREEAM rating which is described as ‘Good’.

7.186 Any BREEAM assessment recognises that certain credits will not be achievable depending on the site history and configuration. The ability to achieve BREEAM Excellent relies on the ability to realise a significant number of credits related to site specific criteria. The nature of the proposed development also restricts the ability to achieve certain BREEAM credits. BREEAM credits that have been lost due to site specific criteria and the nature of the development include:

Public transport accessibility.

Proximity to amenities.

Contaminated land.

Flood zone.

7.187 It is recognised that the location and nature of the site and the nature of the proposed development would result in some BREEAM credits being difficult to obtain. In this instance, permitting a reduced BREEAM rating is only acceptable where it has been clearly demonstrated that the specific characteristics of the development means that addition credits are not feasible. The submitted Sustainability Report provides a full technical breakdown of which additional credits cannot be achieved and the reasons for this.

7.188 Whilst the proposed development does not achieve a BREEAM ‘Excellent’ rating, it does perform well in other aspects in relation to sustainability. As well has achieving a 36.6% reduction in regulated CO2 emissions below the maximum threshold allowed under Part L (2013), the buildings will contain at least five a-rated building elements, large windows and roof lights will provide some passive solar gain in winter and the solar canopy will provide shading during hotter months. Furthermore, a 25% increase in performance of water consumption over ‘standard’ fittings will be achieved, external operational lighting will be LED and automatically timed, a Travel and Visitor Management Plan is secured by condition in order to minimise car use and cycle parking will be provided.

7.189 It is considered that whilst the proposed development is restricted by the location and nature of the site, elements of the proposal, where possible, have been designed to maximise the sustainability of the development.

7.190 It is therefore considered that, whilst the proposed development fails to comply with Local Plan policy EQ2 (Sustainable Design and Construction), it would, on balance, result a sustainably designed and constructed development. A condition is therefore attached to ensure that the proposed development achieves an overall BREEAM rating of ‘Good’, along with ensuring that an ‘Excellent’ standard at the post-construction stage in relation to water usage and energy consumption is secured.

Landscaping and Arboriculture

7.191 London Plan Policy 7.21 (Trees and Woodlands) states that existing trees of value should be retained and any loss as the result of development should be replaced following the principle of ‘right place, right tree’. Furthermore, wherever appropriate, the planting of additional trees should be included in new developments, particularly large-canopied species.

7.192 Local Plan policy GB4 (Green Infrastructure Network) states that the Council will protect and enhance the green infrastructure networks throughout the borough, particularly those identified as part of the Mayor of London’s All London Green Grid. The network will be improved to maximise the diverse benefits and multiple functions, and improved public access to, and links between open spaces will be encouraged. The Council expect development proposals to demonstrate that there will be no significant adverse impact on the borough’s green infrastructure.

7.193 Local Plan policy GB7 (Biodiversity) states that the Council will protect and enhance the London Borough of Hounslow’s natural environment and seek to increase the quantity and quality of the borough’s biodiversity. The Council will achieve this by encouraging the greening of the borough, through landscaping and tree planting, and protecting existing trees through Tree Preservation Order (TPOs).

7.194 A Landscape and Visual Assessment has been submitted to support the application. The Landscape and Visual Assessment concludes that upon completion of the development, the site would remain in leisure use while introducing new landscape elements. The boundary treatments would remain almost entirely intact, maintaining the green corridor along the River Crane and around the rest of the site.

7.195 The site has a significantly high number of existing trees and shrubs due to its current use as a golf course. No trees are subject to a Tree Preservation Order nor are they in a Conservation Area – as such, planning permission is not required to remove trees on the site.

7.196 The majority of the existing trees and shrubs on the site will be retained. Additional planting is proposed to enhance the landscape around the main entrance area, the car park and around the proposed buildings. A landscape management plan will be secured by condition which will set out the parameters for future landscape management of the site as well as further planting.

7.197 A tree constrains survey has been undertaken in accordance with the British Standard BS5837:2012 and an Arboricultural Impact Assessment (AIA) report has also been submitted.

7.198 As a result of the proposal, 108 individual trees and 29 tree groups would be removed, of which 84 individual and 27 groups are classified as Category C trees. Category C trees have limited amenity value and should not be considered a constraint to development (BS5837:2012). When these are excluded from the total, 23 individual and 2 groups are considered as Category B and 1 individual Category A tree would be removed.

7.199 In addition, 17 individual and two groups of trees were identified as having no retention value and therefore classified within Category U for removal in accordance with BS5837:2012. These trees are likely to die or become dangerous within a period of ten years irrespective of any development proposal. As such, they are not considered to be a material consideration in the planning process. The removal of such trees is a matter of good husbandry and recommended.

7.200 The majority of trees and groups of trees that will be removed are from the proposed car park area to the south of Staines Road. The majority of trees and groups of trees that are to be removed fall within the Category U and C with a small minority of Category B trees, which is reflected in the overall numbers listed above. All Category A trees and groups of trees will be retained at this part of the site. The proposed car park would however include landscaped areas which would, to an extent, mitigate the loss of some trees in this location.

7.201 Notwithstanding the Category of trees that will be removed at this part of the site, the removal of trees in this location will reduce the tree cover along the boundary of the site with Staines Road. Given that this tree cover is an important visual break between the urban nature of Hounslow and Feltham at this point of Staines Road, it is recommended that additional tree planting is sought to mitigate the loss of these trees. Additional tree planting will be secured by condition.

7.202 The site is contaminated with invasive species, most particularly by Japanese knotweed, Himalayan balsam and Giant hogweed. Correct treatment of the invasive species would help to reduce and manage the presence of the Japanese Knotweed that occupies large patches within the site and along the boundaries. The recognisable stands of Knotweed would be replaced once the Knotweed has been eradicated, with appropriate species that reflect the local landscape character. New planting to complement the managed existing vegetation, would increase biodiversity and strengthen the existing native habitats that are present. This would strengthen and support the heathland landscape to the east of the site.

7.203 It is therefore considered that, given the extent of tree cover on the site as a whole, the limited loss of Category A and B trees, the additional tree planting and proposed landscape works, the proposed schedule of works to trees and shrubbery on the site would not detract from the natural environmental or the greening of the borough as the site will remain heavily

planted and landscaped, in accordance with Local Plan policy GB7. Furthermore, it is considered that the proposed development and associated landscaping works would not result in unacceptable adverse effects on the character of the landscape of the nearby visual receptors, in accordance with Local Plan policy GB4.


7.204 London Plan policy 7.19 (Biodiversity and Access to Nature) provides guidance on Sites of Importance for Nature Conservation and explains that development proposals should:

Give the highest protection to sites with existing or proposed international designations (SACs, SPAs, Ramsar sites) and national designations (SSSIs, NNRs) in line with the relevant EU and UK guidance and regulations.

Give strong protection to sites of metropolitan importance for nature conservation (SMIs). These are sites jointly identified by the Mayor and boroughs as having strategic nature conservation importance.

Give sites of borough and local importance for nature conservation the level of protection commensurate with their importance.

7.205 Local Plan policy GB7 (Biodiversity) states that the Council will protect and enhance the London Borough of Hounslow’s natural environment and seek to increase the quantity and quality of the borough’s biodiversity. The Council will achieve this by;

Permitting development only where it can be shown that significant adverse impact on biodiversity is avoided, mitigated, or as a last resort, compensated;

Protecting designated international, national and local nature conservation areas, as set out in Figure GB7.1 and supporting facts, and supporting ne designations;

Promoting the qualitative enhancement of biodiversity sites, including improvements to access, connectivity and the creation of new habitat;

Working with partners, including the Hounslow Biodiversity Partnership, the Crane Valley Partnership, the Brent Catchment Partnership and the Thames Landscaping Strategy to improve conditions for biodiversity; and

Encouraging the greening of the borough through landscaping and tree planting and protecting existing trees through Tree Preservation Orders (TPOs).

7.206 The Council expect development proposals to:

Contribute to the greening of the borough, by incorporating green roofs and walls, landscaping, tree planting and other measures to promote biodiversity such as bat and bird boxes, through the preparation of

ecological plans and strategies where major developments are proposed, thereby resulting in a gain for biodiversity in the borough; and

Contribute to the action plans set out in the Hounslow Biodiversity Action Plan.

7.207 A Preliminary Ecological Appraisal has been carried out on the site in March 2015. This work included a desk study including contacting Greenspace Information for Greater London (GiGL) to gather any relevant protected species records and details of designated sites and an extended Phase 1 Habitat Survey.

7.208 The key findings of the Preliminary Ecological Appraisal summarised below:

Habitats at the site included improved an semi-improved grassland, dense scrub, tall ruderal, broad-leaved woodland, running and standing water, scattered trees and buildings.

One building on the site was assessed as having high potential to support roosting bats. A comprehensive bat tree assessment was not undertaken, but mature woodland and scattered trees provide high potential for roosting bats.

Habitats within the site had high potential to support reptiles and breeding birds.

The River Crane and Mill stream have high potential to support water vole and low potential to support otter.

Standing water on and adjacent to the site was assessed as having a medium potential to support great crested newts.

There is low potential for the site to support badger, white-clawed crayfish and dormice.

7.209 Details of the proposed protected species surveys are provided below:

Preliminary Bat Roost Assessment (to include all trees on the site and one building identified as having bat roost potential).

Aerial Tree Inspection of trees found to have bat roost potential.

Bat Activity Survey (conducted monthly between May and October comprising three transect and static surveys).

Breeding Bird Survey (three survey visits during the breeding season April, May and June).

Reptile Survey (seven survey visits in May and June).

Badger Survey.

Great Created Newt Habitat Suitability Assessment and Presence/Absence/Population Estimate surveys if required (undertaken on all suitable water bodies within 500m of the site unless separated by barriers to dispersal such as roads and rivers).

Water Vole Survey (if proposals could have any effect on water courses comprising suitable habitat).

7.210 The presence of valued ecological receptors on the site, and within the zone of influence of the site, has therefore been assessed by a combination of desk study and field survey. The potential impacts resulting from construction and operation have been considered. The information gathered from the surveys has been used to inform avoidance, mitigation and/or compensation measures.

7.211 No nationally or internationally designated sites of nature conservation importance are present on the site or within the zone of influence of the proposed development. The site is however part of two locally important Sites of Importance for Nature Conservation (SINC) and is located adjacent to a Local Nature Reserve where it is considered the more important ecological features of the Heath largely lie.

7.212 The Environment Statement concludes that the habitat blocks on site are generally of relatively low intrinsic ecological value and are characterised by low diversity swards and species-poor communities. The best habitat is that present within the riparian corridors and on the peripheries of the site, although much of this is significantly degraded by the presence of problematic non-native plant species which is to be removed as part of the scheme.

7.213 The majority of the habitat on site is therefore considered of low or negligible ecological value, although habitat on the peripheries and in the riparian corridors is identified in the local Biodiversity Action Plan. As such, the proposed development includes an 8 metre buffer between and the development and the River Crane to mitigate the impact of the development on these riparian corridors. It is therefore considered that this mitigation would allow the proposal to meet biodiversity, as well as flood defence and the Water Frame Directive, requirements.

7.214 The site is contaminated with invasive species, most particularly by Japanese knotweed, Himalayan balsam and Giant hogweed. Some sustained management of areas of these invasive plants is evident. The proposed development would include an invasive species management plan, secured by condition, that would ensure that contamination beyond the site does not occur and to prevent the site being compromised by these species in both the construction and operational phases.

7.215 A number of protected species are present on site or commute and forage on the site. Although the proposed development would directly impact upon these, mitigation solutions are available that reduce the risk of any significant negative impact being caused to these groups and there is

confidence that the Favourable Conservation Status of species can be, at least, maintained on site.

7.216 The mitigation measures proposed include a Invasive Species Management Plan and an Ecological Monitoring Plan. These will be secured by condition and include:

Invasive Species Management Plan

- Accurate assessment of the states of existing contamination.

- Construction management plan.

Ecological Monitoring Plan

- Reptile translocation scheme

- Details of measures to protect breeding birds, nests and eggs from mortality/damage, injury and disturbance including avoidance by timing and/or appropriate supervision.

- Detailed of the ecological-clerk-of-works supervision to be put in place to monitor the clearance of vegetation to ensure no impact on undiscovered badger setts or other unexpected faunal encounters.

- An ecological lighting plan.

- Details of ecological opportunities for enhancement and biodiversity gain.

7.217 The elimination of problematic species would produce a net biodiversity gain across a range of contaminated habitat types onsite but most notably would produce significant improvement in the condition of the riparian corridors. Structural planting with genetically appropriate native and local species would be employed to prevent soil erosion from areas cleared of problematic species.

7.218 With regards to ecological and biodiversity enhancements, secured by condition, the Council would expect:

De-silting of the Mill Stream channel for Water Vole enhancement and clearance of scrub along the Mill Stream to open up to light.

Creation of backwater linking Frogs Pond to River Crane.

Installation of suds Reedfen/Reedbeds south of the travellers site to clear up pollution from North Feltham Industrial Estate.

Thinning of trees by 70% along River Crane bankside on Northern Golf Course.

Bird and bat boxes for specific species, for example: Owls, Kestrel, Starling, etc.

Creation of bee banks with gravel/sand.

Creation of deadwood habitat through the site.

Production of a maintenance plan for ecological features.

7.219 The Environment Statement demonstrates that the proposed development would not have a significant adverse impact on the existing protected species. Whilst it is recognised that the development would have some impact on existing protected species, this impact can be mitigated and the development provides opportunity for ecological and biodiversity enhancements for the site, Hounslow Heath and the River Crane. It is therefore considered that, on balance, the proposal would avoid significant adverse impact on biodiversity and would seek to enhance the quantity and quality of the borough’s diversity, in accordance with London Plan policy 7.19 (Biodiversity and Access to Nature) and Local Plan policy GB7 (Biodiversity).

Flood Risk and Drainage

7.220 London Plan policy 5.12 (Flood Risk Management) outlines the importance of compliance with the flood risk assessment and management requirements set out in the NPPF and associated technical guidance, and Catchment Flood Management Plans.

7.221 London Plan policy 5.13 (Sustainable Drainage) highlights the importance of new developments utilizing sustainable urban drainage systems (SUDS) unless there are practical reasons for not doing so. Policy further states that development proposals should aim to achieve greenfield run-off rates and ensure that surface water run-off is managed as close to its source as possible. Policy goes on to provide a drainage hierarchy for development proposals to refer to. The hierarchy includes rainwater harvesting and discharge to watercourses.

7.222 London Plan policy 5.14 (Water Quality and Wastewater Infrastructure) requires development proposals to provide adequate wastewater infrastructure capacity.

7.223 Local Plan Policy EQ3 (Flood Risk and Surface Water Management) states that the Council will ensure that flood risk is reduced by ensuring that developments are located appropriately and incorporate any necessary flood resistance and resilience measures. In addition, surface water will be managed through an increase emphasis on sustainable urban drainage. The Council will achieve this by:

Promoting the opening up of river corridors and making space for water through the creation of buffer zones to water courses and increasing floodplain connectivity.


Prepare flood risk assessments, consistent with the requirements of the Environment Agency and the Strategic Flood Risk Assessment, and apply the sequential approach within site boundaries to ensure flood risk is further deceased.

7.225 A Flood Risk Assessment (FRA) has been submitted which identifies and addresses any flood issues associated with the proposed development from surface water run-off (pluvial and fluvial) and details the proposed surface water drainage strategy.

7.226 The FRA sets out appropriate levels for building finished floor levels in accordance with the Hounslow Strategic Flood Risk Assessment (SFRA). A berm will be created at the site entrance to defend against highway waters should the surface water drainage system become overloaded.

7.227 It is intended that surface water drainage will be discharged to the watercourses on site at Greenfield run-off rates. An attenuation storage tank or collection of tanks would be provided to temporarily store water which is attenuated by the restricted flow control prior to discharge to watercourses. Ground infiltration is not proposed.

7.228 The FRA also sets out off site impacts of the proposed development and concludes that the development will not adversely affect development and properties off site.

7.229 The majority of the proposed development falls within Flood Zone 1 and as such the need for a Sequential test is not considered necessary.

7.230 The Environment Agency and the Council’s Flood Risk Consultant has reviewed the submission and is satisfied with the information provided at this stage of the application subject to a number of conditions.

Land Contamination

7.231 London Plan policy 5.21 (Contaminated Land) states that adequate measures should be taken to ensure that development on previously contaminated land does not activate or spread contamination.

7.232 Local Plan policy EQ8 (Contamination) states that the Council will ensure that contamination is properly considered and promote the remediation of land where development comes forward, consistent with the Council’s Contaminated Land Strategy and the NPPF. The Council will achieve this by:

Assessing development proposals to determine the suitability of the proposed use in relation to conditions on site;

Promoting the remediation of contaminated of potentially contaminated land, and the improvement of land conditions and water quality in all areas, as regeneration takes place and development proposals come forward; and

Supporting the provision of infrastructure for decontamination and soil remediation.


Present adequate site investigation information, including an assessment of the site’s history, potential contamination sources, pathways and receptors, and where appropriate, physical investigation, chemical testing, assessment of ground gas risks and assessments of risk to groundwater;

Present proposals for the control of any risks from contamination that may be present;

Demonstrate that contamination has not been caused during development, including demonstrating that imported materials are of suitable quality;

Have regard to the sustainability considerations where remediation is required, including controlling the quantities of material removed from or imported to the site;

Present evidence to demonstrate that following completion the risks from contamination have been controlled effectively in accordance with the development proposals; and

Ensure that the contamination of water is avoided, and where possible include measures to improve water quality through sustainable design and construction.

7.234 The site was previously used as a landfill site and as such there may be contamination issues. The applicant has submitted a Phase 1 Environmental Desk Study and a Phase 2 Site Investigation Report. The Council’s Land Quality team have reviewed the submitted information and have requested that Phased Contamination Condition.

Air Quality

7.235 The NPPF says that planning decision should ensure that any new development in Air Quality Management Areas is consistent with the local air quality action plan. It also requires the planning system to prevent both new and existing developments contributing or being put at unacceptable risk or being adversely affected by unacceptable levels of air pollution.

7.236 London Plan policy 7.14 (Improving Air Quality) aims to improve air quality in London and requires development to minimise exposure to existing poor air quality, make provision to address local air quality problems and promote the greater use of sustainable transport modes through travel plans, and ultimately be ‘air quality neutral’ through no leading to a deterioration of existing air quality.

7.237 Alongside the Council’s Air Quality Supplementary Planning Documents (SPD), Local Plan policy EQ4 (Air Quality) states that the Council will seek

to reduce the potential air quality impacts of development and promote improved air quality across the borough, in line with the Air Quality Action Plan. The Council will expect development proposals to:

Carry out air quality assessments where major developments or change of use to air quality sensitive uses are proposed, considering the potential impacts of air pollution from the development on the site and neighbouring areas, and the potential for end users to be exposed to air pollution, consistent with requirements established in the Air Quality SPD, the London Plan and in government and European policy are met;

Incorporate mitigation measures where air quality assessments show that development could cause or exacerbate air pollution, or where end users could be exposed to air pollution.

7.238 Although noting the entire Borough is an AQMA, current Local Plan policy and government advice sets out guidance on reducing and assessing the air quality implications of development and providing mitigations as appropriate rather than prescribing the acceptability of development in areas where air quality is currently poor, unless mitigation is not practical.

7.239 The site is within the Air Quality Management Area (AQMA) that’s covers the whole Borough and by definition suffers from poor air quality. AQMA’s do not differentiate levels of pollution between different areas and, in reality, there are differences on the ground. Whilst the designation of an AQMA is indicative of a certain level of air quality, this in itself does not prevent development in such areas.

7.240 It is recognised that the increased traffic movements associated with the development (both construction and operational) would be the main impact on air quality. Although the development will result in more traffic movements in the area, the site was granted planning permission for a golf club house, driving range and associated car parking in 2008.

7.241 Whilst the site has poor public transport accessibility the proposed development provides the infrastructure for a future extension to the 237 bus route and also includes cycling provision for visitors and staff.

7.242 The applicant has submitted an Environment Statement which considers the potential effects on air quality at sensitive receptor locations within the AQMA during the construction and operational phases. These may include fugitive dust emissions associated with construction works and road traffic exhaust emissions from vehicles travelling to and from the site during the operational phase. The Environment Statement concludes that the residual impacts will be satisfactory with appropriate mitigation. In this regard construction impacts would be minimised through detailed on site management to reduce emissions associated with construction traffic and dust and other airborne pollutants from construction. Residual impacts from the construction are considered short term, negligible and reversible.

7.243 For the completed development there is predicted to be a negligible change in NO2, PM10 and PM2.5 concentrations are predicted to be not significant at

all sensitive receptor locations including at all the schools within the vicinity of the site. Residual impacts from the operation are considered long term, negligible and local. Mitigation measures include a Travel Plan and ecology enhancements. This mitigation is to be secured by conditions and planning obligations.

Archaeology

7.244 The NPPF (Section 12) and London Plan policy 7.8 (Heritage Assets and Archaeology) emphasise that the conservation of archaeological interest is a material consideration in the planning process. Paragraph 128 of the NPPF says that applicants should submit desk-based assessments, and where appropriate undertake field evaluation, to describe the significance of heritage assets and how they would be affected by the proposed development. This information should be supplied to inform the planning decision. If planning consent is granted paragraph 141 of the NPPF says that applicants should be required to record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) and to make this evidence publicly available.

7.245 Local Plan policy CC4 (Heritage) states that the Council will identify, conserve and take opportunities to enhance the significance of the borough’s heritage assets as a positive means of supporting an area’s distinctive character and sense of history. The Council expect development proposals to have regard to any harm to, or loss of, the significance of a non-designated heritage asset, including from both direct and indirect effects. Non-designated heritage assets include locally listed buildings, Archaeological Priority Areas and areas of special local character.

7.246 With regards to sites of Archaeological Importance, the Council will expect development proposals to submit an Archaeological Evaluation Report if the proposal falls within or adjacent to an Archaeological Priority Area.

7.247 Historic England have reviewed the submitted Archaeological Desk-Based Assessment (AB Heritage Limited, October 2015) and state that it clearly shows that the majority of the site has been heavily impacted by past quarrying and landfill activities. Archaeological survival is likely to be limited to the areas which run adjacent to Staines Road which is presumed to follow the line of a Roman road, and the area adjacent to the River Crane. Given the limited survival an archaeological watching brief targeting any ground works within these areas would be sufficient to safeguard the archaeological interest. Historic England have requested a Written Scheme of Investigation to be submitted to and approved by the local planning authority in writing before demolition or development commences. This has been secured by condition.

Planning Obligations

7.248 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.

7.249 Local Plan policy IMP3 (Implementing and monitoring the Local Plan) states that the Council will ensure that new development in the borough contributes towards the provision of infrastructure needed to support growth and will achieve this by supporting the delivery of infrastructure through the use of Hounslow CIL receipts and planning obligations and expecting development proposals to mitigate the impacts of the development on the area through a section 106 agreement, where necessary and appropriate.

7.250 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.

7.251 If approval were to be considered, the main areas listed below are to be included in any legal agreement:

Travel and Visitor Management Plan (to include a Parking Management Plan, site and traffic management at peak times and details of monitoring and review mechanisms) provided prior to occupation of the development.

Highway works (works to be undertaken under a s278 agreement including accesses, etc) agreed prior to commencement and works completed prior to occupation of the development. This will comprise relocation of the existing vehicular access, relocating the kerb line, a new right turn pocket for the southern vehicular access together with any necessary road widening and closure of the existing access, relocation of the westbound bus stop to the west of the new vehicular access, a new 2m wide footway from the vehicular access to the bus stop, a new central pedestrian island, improvement to the Green Lane traffic signals to provide pedestrian crossing facilities on the eastern arm of the junction, and improvements to the northern site access.

Road to be built to adoptable standard and offered for adoption as public highway and bus infrastructure provided.

Car park charging.

Control of the use of the overflow car parks to peak times only and to be agreed with the council.

8.0 EQUALITIES DUTIES IMPLICATIONS

8.1 In response to its Equalities Duties and the Equality Act 2010 it is considered that there are no relevant implications that the Council needs to assess further in this case and that, in determining this application, the Council has complied with its duties.

9.0 COMMUNITY INFRASTRUCTURE LEVY

9.1 Some new developments granted planning permission will be liable to pay Community Infrastructure Levy (CIL) to the Mayor of London and Hounslow.

9.2 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 £200m2

Central £110m2

West £70m2

Supermarkets, superstores and retail warehousing:

£155 m2

Health care, education and emergency services facilities: £0

All other uses:

£20m2

9.3 This proposal would be liable to pay Community Infrastructure Levy.

9.4 380m2 of currently leisure floorspace would be demolished and 4,562m2 of leisure floorspace created, leaving 4,182m2 of chargeable new floorspace.

9.5 This creates a CIL charge of £146,370 for the Mayor and £83,640 for Hounslow.

10.0 CONCLUSION

10.1 Whilst the Hobblers Heath building, two maintenance/workshop buildings, golf clubhouse and driving range building are by definition inappropriate development in the Green Belt, due to the benefits as a result of the proposal, including the increased leisure offer for the Borough, increased job provision, removal of invasive species, ecological and biodiversity enhancements and Community Infrastructure Levy contributions, it is considered that these are considered to amount to very special circumstances that outweigh the harm to the Green Belt by way of inappropriate development.

10.2 The harm to the Green Belt resulting from the proposed development relates predominately to its impact upon the openness of the Green Belt from the proposed buildings rather than the open leisure uses which retain the open nature of the site. Harm to openness is contained to one specific area, and there is very limited harm across most of the site. This area would represent 7 hectares of the total site area of 47.77 hectares (approximately 14% of the total site area).

10.3 The remainder of the site would be in open leisure use with small scale ancillary buildings and structures which is considered appropriate development in the Green Belt and which would support recreational and sporting uses. Furthermore, this would not be considered to affect the openness of the Green Belt.

10.4 The proposed development represents an investment of approximately £25 million on site to develop and enhance leisure facilities in the borough. The proposal development would introduce additional open leisure facilities which will be accessible to the local community. The type of leisure uses, including a children’s zoo, adventure play and high ropes course are also unusual in such an urban area thereby providing a more diverse mix of leisure facilities in the Borough. It is anticipated that approximately 150 jobs will be directly created by the proposed development.

10.5 The proposal development would support the growth of local economies, in the spirit of the NPPF, and would contribute to the economy of the area as well as promoting the wellbeing of families by providing an outdoor recreational and educational facility in an urban setting.

10.6 The majority of the existing trees and shrubs on the site will be retained. A landscape management plan, provision for tree planting and an Ecological Management Plan, including details of ecological enhancement and biodiversity gain, is secured by condition which will set out the parameters for future landscape management and ecological and biodiversity enhancements of the site as well as further planting.

10.7 The proposed buildings have been designed to have the appearance of agricultural/barn type structures, in terms of scale, design and massing, that would typically be found in a rural context. Although they would not be intended for agricultural use, they would have the appearance of agricultural buildings that are considered appropriate in this location.

10.8 Although the development would result in 4,562 square meters of floor space on the site, the size of the proposed buildings is considered to provide the minimum amount of floor space necessary for the operation of the proposed uses.

10.9 The proposal would provide a unique and diverse leisure facility for the Borough. It is considered that the development would maintain the openness, quality and permanence of the Green Belt and would protect the quantity and quality of the Borough’s biodiversity. The development complies with NPPF, London Plan and adopted Local Plan policies. It is recommended that the application be granted subject to conditions and a legal agreement.

11.0 RECOMMENDATION: APPROVE

11.1 That planning permission be granted subject to the following conditions and securing the abovementioned planning obligations by prior completion of a satisfactory legal agreement or unilateral undertaking 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 Head of Governance’s advice.

11.2 The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 10/05/2016 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.

11.3 If the legal agreement or unilateral undertaking is not completed by the date specified above (or any agreed extended period), then the Director Regeneration, Economic Development & Environment or Assistant Director – Community Safety, Environment and Regulatory Services 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.

11.4 Following the grant of planning permission, where (a) requested to enter into a deed of variation or legal agreement in connection with the planning permission hereby approved and by the person(s) bound by the legal agreement authorised in paragraph 1 above, and (b) where the planning obligations are not materially affected, and (c) there is no monetary cost to the Council, the Director Regeneration, Economic Development & Environment or Assistant Director – Community Safety, Environment and Regulatory Services 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.

11.5 If planning permission is refused, the Director Regeneration, Economic Development & Environment or Assistant Director – Community Safety, Environment and Regulatory Services 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 the provisions of Section 92(1) of the Town and Country Planning Act 1990 (as amended).

2 B1 Detailed Drawings (Childrens Play Structures)

Detailed drawings of childrens play structures, including:

- Play structures

- Samples of materials and finishes;

- Surfacing materials and landscaping;

- Boundary treatment;

shall be submitted to and approved by the Local Planning Authority before development commences and the development shall not be carried out otherwise than in

accordance with any such approval.

Reason: In order that the Council may be satisfied as to the details of the development, and to ensure accordance with the development plan.

3 B1 Detailed Drawings (Animal Enclosures)

Detailed drawings of animal enclosures and shelters, including:

- Animal shelters




shall be submitted to and approved by the Local Planning Authority before development commences and the development shall not be carried out otherwise than in accordance with any such approval.


4 B1 Detailed Drawings (High Ropes Course)

Detailed drawings of high ropes course, including:




- Tree fixings;

- Pole locations;



5 B1 Detailed Drawings (Adventure Golf Course)

Detailed drawings of adventure golf course, including:

- Golf structures



- Planting plan;


- Lighting;



6 B1 Detailed Drawings (Green Keepers Facility)

Detailed drawings of green keepers facility, including:






7 B1 Detailed Drawings (High Ropes Entrance)

Detailed drawings of high ropes entrance, including:






8 B1 Detailed Drawings (Viewing Platform / Café / WC’s)

Detailed drawings of viewing platform, café and WC’s,

including:






9 B4 Details/samples of materials No development shall take place until samples of the materials to be used in the construction of the external surfaces of the play barn, maintenance buildings, golf clubhouse, golf driving range bays, adreniline tower and Buildings F, H1 and H1 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.

10 B5 Detailed Applications

The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted therewith and approved by the Local Planning Authority, or as shall have been otherwise agreed in writing by the Local Planning Authority before the buildings are occupied.

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

11 C14 Use Restriction

The premises shall be used for the purposes specified in the application and for no other purpose.

Reason: The Council is satisfied that the use hereby approved would not result in detriment to adjoining properties in the interests of amenity.

12 C27 Hours of Use – Driving Range

The driving range shall not be open to customers outside the hours of 07:00 hours to 22:30 hours Monday – Sunday.

Reason: In order to safeguard the amenities of adjoining residential properties and to ensure that the proposed development does not prejudice the amenities of the locality in accordance with policies CC1, CC2 (New Development) and EQ5 (Noise pollution) of the adopted Local Plan.

13 C27 Hours of Use – 9-hole Golf Course

The 9-hole golf course shall not be open to customers outside the hours of 07:00 hours to 22:30 hours Monday –

Sunday.


14 C27 Hours of Use – Adventure Golf Course

The adventure golf course shall not be open to customers outside the hours of 07:00 hours to 22:30 hours Monday – Sunday.


15 C27 Hours of Use – High Ropes Course

The high ropes course shall not be open to customers outside the hours of 07:00 hours to 22:30 hours Monday – Sunday.


16 C27 Hours of Use – Childrens Play Barn

The childrens play barn, childrens play areas and animal enclosures shall not be open to customers outside the hours of 07:00 hours to 22:30 hours Monday – Sunday.


17 C29 Hours of Construction

No demolition or construction work shall take place on the site except between the hours of 8:00am to 6:00pm on Mondays to Friday and 9 :00am to 1:00pm on Saturdays and none shall take place on Sundays and Public Holidays without the prior agreement of the Local Planning Authority.

Reason: 1. In order to safeguard the amenities of adjoining residential properties. 2. To ensure that the proposed development does not prejudice the amenities of the locality in accordance with policies CC1, CC2 (New Development) and EQ5 (Noise pollution) of the adopted Local Plan.

18 D4 Refuse Storage and Recycling

The use hereby permitted shall not be begun until details of the arrangements for storing of waste and recycled materials have been submitted to and approved by the Local Planning Authority. The arrangements for storing waste and recycled materials shall not be carried out otherwise than in accordance with any approval given and shall be completed before any part of the accommodation hereby permitted is occupied.

Reason: To safeguard the amenities of the area and in accordance with policies CC1, CC2 (New Development) and EQ7 and WLWP (Recycling Facilities in New Developments) of the adopted Local Plan.

19 D7 Floodlighting (Details)

Details of any floodlighting, including lux levels, direction and screening of any floodlighting, shall be submitted to and approved in writing by the Local Planning Authority before the use hereby permitted commences and the buildings are occupied. Development shall be carried out in accordance with the approved details.

The development is close to the aerodrome and/or aircraft taking off from or landing at the aerodrome. Lighting schemes required during construction and for the completed development shall be of a flat glass, full cut off design, mounted horizontally, and shall ensure that there is no light spill above the horizontal. Reason: In order that the Council may be satisfied as to the details of the floodlighting in the interests of the visual amenity of the area and to avoid endangering the safe operation of aircraft through confusion with aeronautical ground lights or glare.in accordance with policies CC1, CC2 (New Development), EQ6 (Light Pollution) and EC2 (Road Safety) of the adopted Local Plan.

20 E1 Landscape Design Proposals

No development shall take place until full details of hard, soft and water landscaping 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). Details must comply with Advice Note 3, ‘Potential Bird Hazards from Amenity Landscaping & Building Design’ available at www.aoa.org.uk/operations & safety/safeguarding. asp) and shall include:

- The species, number and spacing of trees and shrubs No subsequent alterations to the approved landscaping scheme are to take place unless submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved. Reason: In the interest of biodiversity, sustainability, and to ensure that a satisfactory standard of visual amenity is provided and maintained and to avoid endangering the safe movement of aircraft and the operation of Heathrow Airport through the attraction of birds and an increase in the bird hazard risk of the application site, in accordance with policy CC1, CC2 (New Development) of the adopted Local Plan.

21 E5 Boundary Treatment

No development shall take place 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 and details of boundary treatments (e.g. walls and fences) in the 1 in 100 flood event plus an appropriate allowance for climate change extent. The boundary treatment shall be completed before the use hereby permitted is commenced. Development shall be carried out in accordance with the approved details and any subsequent amendments shall be agreed in writing with the local planning authority. Reason:

1. To safeguard the visual amenities of the locality and

privacy of adjoining properties in accordance with

policy CC1, CC2 (New Development) of the adopted

Local Plan.

2. Walls and fences can have a significant impact on

flood water flow and to some extent flood water

storage, especially if they are constructed across a

flood flow route. This can lead to higher flood water

levels on the upstream side potentially increasing the

flood risk to nearby areas. Therefore walls and fences

should be permeable to flood water. Openings in walls

and fences will always be required (except where

permitted development [PD] rights apply) and any

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planning permission for these will include conditions to

this effect.

22 E6 Landscape management plan

A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all hard and soft landscape areas, [other than small, privately owned, domestic gardens] shall be submitted to and approved by the local planning authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use. The landscape management plan shall be carried out as approved.

Reason: In the interest of biodiversity, sustainability, and to ensure that a satisfactory standard of visual amenity is provided and maintained in accordance with policy CC1, CC2 (New Development) of the adopted Local Plan.

23 E14 Provision for tree planting

No works or development shall take place until full details of all proposed tree planting, including along the northern boundary of the car park and the boundaries of the driving range, and the proposed times of planting, have been approved in writing by the local planning authority, and all tree planting shall be carried out in accordance with those details and at those times.


24 E15 Provision for tree planting

If within a period of two years from the date of the planting of any tree, that tree, or any tree planted in replacement for it, is removed, uprooted or destroyed or dies, (or becomes, in the opinion of the local planning authority, seriously damaged or defective,) another tree of the same species and size as that originally planted shall be planted at the same place, unless the local planning authority gives its written consent to any variation.


25 E16 Existing trees which are to be retained

In this condition "retained tree" means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the

occupation of the Hobblers Heath building for its permitted use.

(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard[3998 (Tree Work)] or any other BS replacing.

(b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority.

(c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

Reason: To enable the Local Planning Authority to ensure the retention of the maximum number of trees on the site and their protection from damage, in the interests of biodiversity and visual amenity area and to accord with policies CC1, CC2 (New Development) and GB7 (Tree Preservation Orders) of the adopted Local Plan.

26 G7 Parking

The parking, loading and turning spaces shown on drawing No. A-PL-005 Rev. B shall be constructed and available for use before first occupation of any part of the development and such spaces shall not be used for any other purposes.

Reason: In order to prevent obstruction and inconvenience to users of the adjacent highway and the premises, and in the interests of road safety.

27 J12 Phased Contamination

Before the development hereby permitted commences:

a. A contaminated land Phase 1 desk study report shall be submitted to, and approved in writing by the Local Planning Authority. Should the Phase 1 report recommend that a Phase 2 site investigation is required, then this shall be carried out and submitted to, and approved in writing by the Local Planning Authority. The site shall be investigated by a

competent person to identify the extent and nature of contamination. The report should include a tiered risk assessment of the contamination based on the proposed end use of the site. Additional investigation may be required where it is deemed necessary.

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

During the course of the development:

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

Before the development is first brought into use:

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

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

Supporting notes:

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

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

c. In some instances the LPA may require work on site to be ceased whilst the nature of additional contamination is

investigated fully.

d. The validation report shall revisit the site conceptual model, and provide evidence that each aspect of the decontamination scheme was carried out correctly and successfully. This report shall prove that the development is suitable for its new use.

e. We request that site investigation reports or site plans be sent electronically to [email protected] or by post on a cd or dvd wherever possible.

28 Construction Logistics Plan

No development shall take place until a Construction Logistic Plan (CLP) covering the construction stages has been submitted to and approved in writing by the Local Planning Authority covering the application site and any adjoining land which will be used during the construction period. The CLP shall cover:

i. a site plan ii. a pre-start record of site conditions on the adjoining public

highway will be undertaken and agreed with the council iii. provision for the parking of vehicles of site operatives and

visitors iv. provisions for loading and unloading of plant and materials

within the site v. provision for the storage of plant and materials used in

constructing the development vi. the erection and maintenance of security hoarding including

decorative displays and facilities for public viewing, where appropriate

vii. wheel washing facilities at the site exit viii. measures to control the emission of dust and dirt during

construction ix. a scheme for recycling/disposing of waste resulting from

demolition and construction works x. appropriate vehicle routes to and from the site xi. measures to ensure the safety of all user of the public highway

especially in the vicinity of the site xii. Details of cranes and other tall construction equipment

(including the details of obstacle lighting) – Such schemes shall

comply with Advice Note 4 ‘Cranes and Other Construction

Issues’(available at www.aoa.org.uk/operations &

safety/safeguarding. asp).

The approved CLP (or any variation approved in writing by the Local Planning Authority) shall be implemented for the duration of the construction period. Reason: To ensure that: the development does not prejudice the free flow of traffic or conditions of general safety along the adjacent highway; construction work and construction equipment on the site and adjoining land does not breach the Obstacle Limitation Surface

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(OLS) surrounding Heathrow Airport and endanger aircraft movements and the safe operation of the aerodrome, and; the development does not endanger the safe movement of aircraft or the operation of Heathrow Airport through interference with communication, navigational aids and surveillance equipment.

29 Improvements to Pedestrian Underpass (a) No development shall take place until details of improvements to

the pedestrian underpass under the A315 have been submitted to

and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved

details.

(b) Prior to the occupation of any of the development hereby

permitted, the approved works for the improvements to the

pedestrian underpass under the A315 shall be completed.

Reason: To ensure that the development does not prejudice the free flow of traffic or conditions of general safety along the adjacent highway in accordance with Local Plan policy CC1 (Context and Character), CC2 (Urban Design and Architecture) and EC2 (Developing a Sustainable Local Transport Network).

30 Entry and Exit Signage (a) The development hereby approved shall not be commenced until

details of the entry and exit signage have been submitted to and

approved in writing by the Local Planning Authority. Development

shall be carried out in accordance with the approved details.

(b) Prior to the occupation of any of the development hereby

permitted, the entry and exit signage will be erected and

maintained at all timed thereafter.

Reason: To ensure that the development does not prejudice the free flow of traffic or conditions of general safety along the adjacent highway in accordance with Local Plan policy CC1 (Context and Character), CC2 (Urban Design and Architecture) and EC2 (Developing a Sustainable Local Transport Network).

31 Cycle storage Prior to the occupation of any of the development hereby permitted, details of the provision to be made for both visitor and staff cycle parking, including provision of hard surfaced access routes, shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be provided in accordance with the approved details before the buildings hereby permitted are occupied and shall thereafter be retained solely for its designated use. Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport in accordance with the London Plan.

32 Car Park Management Plan

The development hereby approved shall not be occupied until a Car Park Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include the following:

Details and location of parking spaces for people with disabilities;

Details and location of 20% electric vehicle charging points and details of a further 20% passive provision;

Details of measures proposed to restrict parking to designated bays only and prohibit parking on the access road.

The car parking areas shall thereafter be managed in compliance with the approved Car Park Management Plan. Reason: To ensure that the car park is appropriately managed in accordance with Local Plan policy EC2 (Developing a Sustainable Local Transport Network).

33 Delivery and Servicing Plan

No development shall take place until a delivery and servicing plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall provide details to how deliveries and servicing will be undertaken within the site, the measures proposed to restrict loading and unloading on the public highway and how the delivery bay will be managed and enforced to ensure that it is kept clear of parked vehicle at all times. All deliveries and servicing of the site shall thereafter be managed in compliance with the approved Delivery & Servicing Plan. Reason: In order to safeguard the amenities of surrounding residential properties and ensure minimal disruption of traffic in the locality, in accordance with Local Plan policies CC1 (Context and Character), CC2 (Urban Design and Architecture), EQ5 (Noise) and EC2 (Developing a Sustainable Local Transport Network) and the London Plan 2015.

34 Overflow Parking Prior to the occupation of any of the development hereby permitted, details of the overflow car park surfacing and access arrangements shall be submitted to and approved in writing by the Local Planning Authority. The overflow car park shall be provided in accordance with the approved details before the buildings hereby permitted are occupied and shall thereafter be retained solely for its designated use. Reason: To ensure that the development does not prejudice the free flow of traffic or conditions of general safety along the adjacent highway in accordance with Local Plan policy EC2 (Developing a Sustainable Local Transport Network)

35 Noise The rating level of sound emitted from or associated with the development shall not exceed background sound levels by more than 5dB(A) between the hours of 0700-2300 (taken as a 15 minute LA90 at the nearest sound sensitive premises) and shall not exceed the background sound level between 2300-0700 (taken as a 15 minute LA90 at the nearest sound sensitive premises). All measurements

shall be made in accordance with the methodology of BS4142 : 2014 (Methods for rating and assessing industrial and commercial sound) and/or its subsequent amendments. Reason: To prevent noise disturbance to nearby properties in accordance with policies with policy CC1, CC2 (New Development) and EQ5 (Noise pollution) of the adopted Local Plan.

36 Energy Statement The development shall be implemented in accordance with the approved Energy Strategy and shall not commence above ground until full Design Stage calculations under the National Calculation Method have been submitted to and approved in writing by the Local planning Authority to show that the development will be constructed in accordance with the approved Energy Strategy, and any subsequent approved revisions. Prior to first occupation of the building(s) evidence (e.g. photographs, installation contracts and as-built certificates under the National Calculation Method should be submitted to the Local Planning Authority and approved in writing to show that the development has been constructed in accordance with the approved Energy Strategy, and any subsequent approved revisions. 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. (Energy and Carbon Reduction).

37 BREEAM

Within three months of work starting on site a BREEAM Design Stage certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a ‘Good’ rating (with ‘Excellent’ standards for the ENE01 and WAT01 credits) will be achieved. Prior to first occupation of the building(s) a BREEAM Post Construction Review certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a ‘Good’ rating (with ‘Excellent’ standards for the ENE01 and WAT01 credits) has been achieved. Reason: To ensure that the development has an acceptable level of sustainability in accordance with the London Borough of Hounslow Local Plan Policy EQ2 (Sustainable Design and Construction).

38 Surface Water Run-Off (i) No development shall take place until the details of a Sustainable Urban Drainage scheme (SUDs), including measures for (i) the harvesting of rainwater, (ii) the minimisation of water run-off from the site, aiming for greenfield levels, and (iii) the conservation and reuse as appropriate of other water supplies in the buildings have been submitted to and approved by the Local Planning Authority. (ii) The building(s) shall not be occupied until evidence has (e.g. photographs and copies of installation contracts) have been submitted to the Local Planning Authority and approved in writing to demonstrate that the development has been carried out in accordance with the

approved details. Reason: In the interests of sustainability and to ensure the satisfactory management of surface water run-off from the development hereby permitted, including by preventing increased risk of flooding and pollution of the water environment, and in accordance with adopted Local Plan policy EQ3 (Flood Risk and Surface Water Management) and the London Plan (2015).

39 Ecology Survey Work No development shall take place until further Water Vole specific surveys are undertaken on the Mill Stream north of where the present Thames Water pipeline runs in order to ascertain if any evidence of Water Voles are present. Such surveys shall be submitted to and approved in writing prior to commencement of any phase of the development. Any recommendations arising from the further survey work shall be implemented prior to occupation of any phase of the development. Reason: To ensure that proper regard is given to nature conservation interests, in accordance with the Environmental Impact Assessment and Local Plan Policy GB7 and Policy 7.19 (Biodiversity and access to nature) of the London Plan.

40 Ecological Management Plan No development shall take place until an Ecological Management Plan is submitted to and approved in writing by the Local Planning Authority. The Ecological Management Plan shall incorporate: - Reptile translocation scheme.

- Details of measures to protect breeding birds, nests and eggs from mortality/damage, injury and disturbance including avoidance by timing and/or appropriate supervision.

- Detailed of the ecological-clerk-of-works supervision to be put in place to monitor the clearance of vegetation to ensure no impact on undiscovered badger setts or other unexpected faunal encounters.

- An ecological lighting plan.

- Details of ecological enhancement and biodiversity gain.

- Details of how the enhancement measures will be monitored, managed and maintained as such.

The development shall then be carried out in accordance with the approved details and retained thereafter. Reason: To ensure that proper regard is given to nature conservation interests, in accordance with the Environmental Impact Assessment and Local Plan Policy GB7 and Policy 7.19 (Biodiversity and access to nature) of the London Plan.

41 Invasive Species Management Plan No development shall take place until a Invasive Species Management Plan is submitted to and approved in writing by the Local Planning Authority. The Invasive Species Management Plan shall

incorporate: - Accurate assessment of the states of existing contamination.

- Construction management plan.

The development shall then be carried out in accordance with the approved details and retained thereafter. Reason: To ensure that proper regard is given to nature conservation interests, in accordance with the Environmental Impact Assessment and Local Plan Policy GB7 and Policy 7.19 (Biodiversity and access to nature) of the London Plan.

42 Bird and Bat Boxes No development shall take place until a scheme for the provision of bird and bat boxes within the development shall be submitted to and approved in writing by the Local Planning Authority. The boxes so approved within each phase of the devleopment shall be completed and available for use prior to the occupation of the buildings.

Reason: To ensure that the development enhances biodiversity in the interest of nature conservation and biodiversity protection in accordance with Local Plan policu GB7 (Biodiversity) and Policy 7.19 (Biodiversity and access to nature) of the London Plan.

Historic England

43 Archaeology No demolition or development shall take place until a written scheme of investigation (WSI) has been submitted to and approved by the local planning authority in writing. For land that is included within the WSI, no demolition or development shall take place other than in accordance with the agreed WSI, which shall include the statement of significance and research objectives, and

A. The programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works

B. The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the WSI.

Reason: To safeguard the archaeological interest.

Thames Water

44 No impact pilling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning

authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement. Reason: The proposed works will be in close proximity to underground water utility infrastructure. Piling has the potential to impact on local underground water utility infrastructure. The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the details of the piling method statement.

Transport for London

45 Relocated Bus Stop The development hereby permitted shall not be commenced until the detailed design of the relocated westbound bus stop has been submitted to and approved in writing by Transport for London and the Local Planning Authority. The detailed design of the relocated westbound bus stop shall be provided in accordance with the approved details before the buildings hereby permitted are occupied and shall thereafter be retained solely for its designated use. Reason: In the interests of road safety.

Environment Agency

46 Infiltration systems shall only be used where it can be demonstrated that they will not pose a risk to groundwater quality. A scheme for surface water disposal needs to be submitted to and approved by the local planning authority. The scheme shall be implemented as approved. Reason: To protect the quality of controlled waters in the local area.

47 The development hereby permitted shall not be commenced until such time as a scheme to dispose of foul and surface water drainage has been submitted to, and approved in writing by, the local planning authority. The scheme shall be implemented as approved. Reason: The Thames river basin management plan requires the restoration and enhancement of water bodies to prevent deterioration and promote recovery of water bodies.

48 The development hereby permitted shall not be commenced until such time as a scheme to treat and remove suspended solids from surface water run-off during construction works has been submitted to, and approved in writing by, the local planning authority. The scheme shall be implemented as approved. Reasons: The Thames river basin management plan requires the restoration and enhancement of water bodies to prevent deterioration and promote recovery of water bodies. Without this condition, the impact could cause deterioration of a quality element to a lower status class.

Informatives:

1 The written scheme of investigation will need to be prepared and implemented by a suitably professionally accredited archaeological practice in accordance with Historic England’s Guidelines for Archaeological Projects in Greater London. This condition is exempt from deemed discharge under schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order

2015. An archaeological watching brief involves observation of groundworks and investigation of features of archaeological interest which are revealed. A suitable working method with contingency arrangements for significant discoveries will need to be agreed. The outcome will be a report and archive.

2 This site, or part of this site, lies within the Public Safety Zone. Please refer to DFT Circular 1/2010 ‘Control of Development in Airport Public Safety Zones’ for further information.

3 Wind Turbines can impact on the safe operation of aircraft through interference with aviation radar and/or due to their height. Any proposal that incorporates wind turbines must be assessed in more detail to determine the potential impacts on aviation interests. This is explained further in Advice Note 7, ‘Wind Turbines and Aviation’ (available at http://www.aoa.org.uk/operation & safety/safeguarding.htm).

4 Heathrow (Lighting) - For further information please refer to Advice Note 2 ‘Lighting Near Aerodromes’ (available at www.aoa.org.uk/operations & safety/safeguarding. asp). Your attention is drawn to the Air Navigation Order 2005, Article 135, which states that, "A person shall not exhibit in the United Kingdom any light which: (a) by reason of its glare is liable to endanger aircraft taking off or landing at an aerodrome; or (b) by reason of its liability to be mistaken for an aeronautical ground light is liable to endanger aircraft." The Order also grants the Civil Aviation Authority power to serve notice to extinguish or screen any such light which may endanger aircraft. Further information can be found Advice Note 2 ‘Lighting Near Aerodromes’ (available at www.aoa.org.uk/operations & safety/safeguarding. asp).

5 Heathrow (Landscaping) - Stands of trees with the potential to provide canopy’s for bird species such as Rooks, Crows should be planted at 4 metre centres or greater.

Tree species such as Oak (Quercus sp., Scots Pine (Pinus Sylvestris), and Beech (Fagus Slyvatica) should be excluded from the planting scheme.

Large quantities of berry bearing species should be avoided. If they are essential to the integrity of the proposed planting scheme, low numbers of berry bearing plants may be dispersed amongst other non berry species to reduce the total food supply for birds. In this location, berry bearing species should be kept below 5% of the total planting palette.

6 With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is

http://www.aoa.org.uk/policy-safeguarding.htm




recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

7 Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

8 There are large water mains adjacent to the proposed development. Thames Water will not allow any building within 5 metres of them and will require 24 hours access for maintenance purposes. Please contact Thames Water Developer Services, Contact Centre on Telephone No: 0800 009 3921 for further information.

9 The applicant should contact Thames Water to discuss their proposed development in more detail. All enquiries from developers in relation to proposed developments should be made to Thames Waters Developer Services team. Their contact details are as follows: Thames Water Developer Services Reading Mail Room Rose Kiln Court Rose Kiln Lane Reading RG2 0BY Tel: 0800 009 3921 Email: [email protected]

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

11 This development is liable to pay the Community Infrastructure Levy. A Liability Notice will follow shortly. For further information please view our CIL web page: http://www.hounslow.gov.uk/index/environment_and_planning/planning.htm or the planning portal web page: http://www.planningportal.gov.uk/wps/portal.

Drawing Numbers:

mailto:[email protected]

http://www.hounslow.gov.uk/index/environment_and_planning/planning.htm

http://www.hounslow.gov.uk/index/environment_and_planning/planning.htm

http://www.planningportal.gov.uk/wps/portal

A-PL-P001 Rev. A, A-PL-P002, A-PL-004 Rev. A, A-PL-016 Rev. A, A-PL-031 Rev. A, A-PL-032 Rev. A, A-PL-033 Rev. A, A-PL-041 Rev. A, A-PL-042 Rev. A, A-PL-043 Rev. A, KSH/15/G2, A00482 Rev. 02, A00489 Rev. 00, A00500 Rev. 01, A00501 Rev. 01, A00502 Rev. 01, A00503 Rev. 00, A00504 Rev. 00, A00505 Rev. 01, A00506 Rev. 01, UKS11014, JKK8526 _FIGURE 01.01, JKK8526 _FIGURE 01.02, JKK8526 _FIGURE 01.03, JKK8526 _FIGURE 01.04, JKK8526 _FIGURE 01.05, JKK8526 _FIGURE 01.06, JKK8526 _FIGURE 01.07, JKK8526 _FIGURE 01.08, JKK8526 _FIGURE 01.09, JKK8526 _FIGURE 01.10, JKK8526 _FIGURE 01.11, JKK8526 _FIGURE 01.12, JKK8526 _FIGURE 01.13, JKK8526 _FIGURE 01.14, JKK8526 _FIGURE 01.15, JKK8526 _FIGURE 01.16, JKK8526 _FIGURE 02.01, JKK8526 _FIGURE 02.02, JKK8526 _FIGURE 02.03, JKK8526 _FIGURE 02.04, JKK8526 _FIGURE 02.05, JKK8526 _FIGURE 02.06, JKK8526 _FIGURE 02.07, JKK8526 _FIGURE 02.08, JKK8526 _FIGURE 03.01, JKK8526 _FIGURE 03.02, JKK8526 _FIGURE 03.03, JKK8526 _FIGURE 03.04, JKK8526 _FIGURE 03.05, JKK8526 _FIGURE 03.06, JKK8526 _FIGURE 03.07, JKK8526 _FIGURE 03.08, Design and Access Statement 03_07_2015, Aboricultural Impact Assessment 22 June 2015, Drainage Strategy Statement March 2015, Proposed Golf Range Lighting, Landscape and Visual Impact Appraisal June 2015, Draft Planning Statement 7 July 2015, Transport Assessment. Received: 10/07/2016. Environment Statement Volume 1, Volume 2 and Non-Technical Summary July 2015. Received: 13/08/2016. Flood Risk Assessment March 2015. Received: 19/08/2015. Breeding Bird Survey 21.08.2015. Received: 04/09/2016. 100. Rev. A, 101. Rev. B, 102. Rev. C, 103. Rev. C, 104. Rev. A, 105. Rev. A, A-PL-003 Rev. G, A-PL-005 Rev. B, A-PL-006 Rev. B, A-PL-007 Rev. B, A-PL-008 Rev. B, A-PL-011 Rev. C, A-PL-012 Rev. C, A-PL-013 Rev. C, A-PL-014 Rev. C, A-PL-015 Rev. C, A-PL-044 Rev. B, A-PL-045 Rev. B, JNY8426-103 Rev. B, Archaeological Desk Based Assessment 03/09/2015, Geo-Environmental Site Investigation Report September 2015, BREEAM 2014 Pre-assessment Report Rev. 1. Received: 29/10/2015. Framework Travel and Visitor Management Plan 18 November 2015. Received: 18/11/2015. Sustainability Report 2 February 2016. Received: 24/02/2016. Noise Assessment Rev. 0 25 February 2016. Received: 26/02/2016.