References: P/2011/1902 00505/BF/P10

Address: 963 Great West Road, TW8 9AU

Ward: Brentford

Proposal: Erection of a five-storey motor dealership building, including servicing and MOT workshop and vehicle bays, external vehicle display areas, customer and staff car parking, ancillary office space, servicing and access arrangements, new electricity substation, hard and soft landscaping, boundary treatment and associate works.

Drawing numbers: Transport Statement, Energy Statement, Sustainability Statement, Design and Access Statement, Planning Statement, Flood Risk Assessment 1410-X-01-A, 1410-X-02, 1410-PD-01A, 1410-PD-02B, 1410-PD03B, 1410-PD-04B, 1410-PD-05B, 1410-PD-06B, 1410-PD-07A, 1410-PD-08A, 1410-PD-09A, 1410-PD-10A, 1410-PD-11, 1944/600D, 554.19.05, Received 13 July 2011

Application received:

13 July 2011

1.0 SUMMARY

1.1 Planning permission is sought to erect a car showroom with MOT centre on the site. The proposed building would have an L shape, with the main portion of the building fronting the elevated Great West Road, and the remainder of the building at the rear.

1.2 The principle of the proposed use on the site is considered to be acceptable in this location, which is identified as a Locally Significant Industrial Site within the Employment Development Plan Document. The proposal would generate up to 57 jobs. The proposed building would front the elevated M4 and would consist of a high proportion of glazing. The upper levels of the building would be cantilevered towards the front boundary of the site, with the building setback at ground level to allow for additional landscaping and pedestrian areas adjacent to the A4.

1.3 The development would meet the target of a 25% improvement on the requirements of the Building Regulations for carbon dioxide emissions, as a result of 230m² of photovoltaic panels that would be erected on the rear elevation of the building.

1.4 It is recommended the application is approved, subject to a section 106 agreement and conditions.

SUSTAINABLE DEVELOPMENT COMMITTEE

24 November 2011

Sarah Smaill e-mail: sarah.smaill@hounslow.gov.uk

2.0 SITE DESCRIPTION

2.1 The site is located on the southern side of the Great West Road, and is the other half of the site currently under development for the Big Yellow Storage building. The site previously contained the Sotheby’s warehouse, which has recently been demolished.

2.2 The site has an area of approximately 0.55ha in area and is at a lower level

than the adjacent Great West Road. The front boundary is currently hoarded up in association with the development works for the Big Yellow site. The planning permission granted for Big Yellow includes the construction of a new vehicular access ramp from the Great West Road.

2.3 The site is bound to the north by the Great West Road, with the Vantage

West office building and the Kensington Cemetery on the opposite side of the carriageway. The west boundary of the site adjoins the overflow outdoor carpark area for 27 Great West Road. Further east is a derelict building at 1053 Great West Road and the Whatman office building. The south and eastern boundary of the site adjoin the railway tracks, with industrial activity located around Capital Interchange Way to the east and Lionel Road South to the south of the site.

2.4 Within the Employment Plan Document (EDPD) the subject site is identified

as a Locally Significant Industrial Site (LSIS) – Kew Bridge Distribution Centre. The site is not within a conservation area; however the Gunnersbury Park Conservation Area is located on the opposite side of the Great West Road and contains Gunnersbury Park and the Kensington Cemetery.

2.5 The site is located approximately 300m north of Kew Bridge Station and

approximately 700m west of Gunnersbury Station. The Chiswick Roundabout and M4 are identified as routes of Strategic National/Regional Importance. The applicant has stated that the Public Transport Accessibility Level (PTAL) of the site is 3.

3.0 HISTORY

3.1 Relevant planning history for the site is set out below:

3.2 00505/BF/P2 Demolition of existing buildings, erection of warehouse with two floors of offices over loading area, and construction of ancillary parking/loading facilities and access ramp

Approved 1 February 1978

3.3 00505/BF/P4 Demolition of existing buildings and erection of warehouse with ancillary offices

Approved 5 September 1978

3.4 00505/BF/P5 Erection of warehouse with three floors of ancillary

offices

Approved 9 August 1979

3.5 00505/BF/P8 Change of use from warehouse to B1

Approved 10 April 1990

3.6 00505/BF/P9 Redevelopment of site comprising erection of a warehouse building for self storage use (class B8) together with new vehicle and pedestrian access ramp, parking and service yard, boundary treatment, landscaping and associated works.

Approved 26 April 2010 subject to a legal agreement

Pre-application advice

3.6 The applicant originally sought pre-application advice on the proposal. It was considered that the proposed use was acceptable in principle, and the discussions focussed on the bulk, scale and design of the building. A number of amendments were made, following officer’s recommendations.

4.0 DETAILS

4.1 The application proposes the erection of a five storey, motor dealership building (car showcase), including a vehicle servicing and MOT workshop. The proposal would also include a new electricity substation, landscaping and carparking.

4.2 The proposed building has a broadly L shaped footprint, with the showroom fronting the Great West Road and the servicing and parking areas at the rear of the site. The building would provide a total gross external area of 5,061sqm, which can be broken down into the following:

Floor Level Gross Internal Area (sq.m)

Gross External Area (sq.m)

Lower Ground Floor 1,806 1,920

Upper Ground Floor and Mezzanine

717 821

First Floor 740 789

Second Floor 762 811

Third Floor 673 720

TOTAL 4,698 5,061

4.3 The lower ground floor would contain the servicing area, MOT workshop, parts store and staff and customer carparking. The ground floor would contain a showroom and pre-owned display area, with the first, second and third floors containing the remainder of the showroom. Offices and meeting rooms would also be located at the first and second floor level.

Figure: Front elevation of the building compared to height of Big Yellow

4.4 The building proposes glass facades to the northern, eastern and western elevations to ensure that the showroom is visible. The height of the building varies, due to the ground level, however it would measure 17.5m on the front eastern corner elevation, 20.6m above ground level to the top of the central rooflight and 21m above ground level when measured from the rear elevation.

Figure: Side elevation of the building with Big Yellow behind

4.5 The building is designed to showcase vehicles towards the elevated M4, and the horizontal divides of the each floor are clearly visible through the front glass façade. An atrium is proposed in the centre of the building, with a rooflight also providing light into the core. The showroom floor plates have been stepped back from the front façade to break up the horizontal appearance of the front elevation.

Figure: elevation of the proposed building from the elevated M4

4.6 The eastern and western ends of the building propose a planted climber screen. This is to provide solar shading, and would extend to the same height of the building. Each end of the building is curved, and the climber screen sits behind that. It is intended that the climber screen be deciduous to provide shade during summer months.

4.7 The rear elevation of the building would have a more solid appearance, with coloured render and cladding combined with glazing. The top section of the rear elevation would be glazed. A photovoltaic panel of 230sq.m would be located on the rear elevation.

4.8 The proposal includes 64 parking spaces, including three disabled parking spaces. It is intended that there would be 24 parking spaces for staff on site, three disabled parking spaces and 37 spaces for customers which would include the servicing and MOT spaces. Ten covered cycle spaces would also be provided; six spaces in the forecourt for visitors and four spaces at lower ground level for staff.

4.9 The opening hours are likely to be 07.30am to 19.00 Monday to Friday, 08.00 to 18.00 on Saturdays and 10.00 to 16.00 on Sundays. It is anticipated that the proposed scheme would generate approximately 57 full time jobs.

4.10 A new sub-station is proposed along the rear boundary of the site. The substation would measure 2.8m in length x 2.8m in width x 2.26m in height. The substation would be set 0.4m off the boundary.

4.11 The proposal would provide for a mature tree on the western corner frontage of the site. Additional ground level landscaping, paving and bollards are proposed for the frontage of the site adjacent to the A4.

5.0 CONSULTATIONS

5.1 Consultation letters were sent to neighbouring properties on the 19 July 2011, including statutory bodies. A site notice was erected and a notice placed in the paper.

1053 Great West Road

5.2 The objection is from the owners of 1053 Great West Road, which is the site that is located west of the site beyond the overflow carparking area for 27 Great West Road.

5.3 There is an existing advertising structure at 1053 Great West Road, with an LED advertisement panel facing east, and one facing west. The panel measures 6.4m by 6.4m. The advertisement structure was allowed on appeal for a five year period. After that period the structure would fall to have deemed consent. The objection raises the following points:

Comment

Response

The proposed building would be five stories and would project well forward of the established building line in this section of the Great West Road. This would result in an overbearing impact and sense of enclosure to both the A4 and M4 motorway and would set an undesirable precedent for other developments. The proposal would have an unsympathetic relationship with the position of other buildings in the surrounding area. Request that the building be setback further into the site.

See paragraphs 7.17 – 7.22.

The existing advert structure has an average viewing time of approximately 8 seconds, which relates to the revenue generated by the sign. The location of the building would reduce the viewing time by 2 seconds, resulting in a significant reduction in revenue generated from the advert. If the building was setback to align with the 8m building line of the Big Yellow site the viewing corridor would be largely maintained.

The revenue generated by advertising is not a planning matter that can be taken into consideration. See paragraph 7.45.

The reduction in the revenue generated would impact on the ability for the landowner to offer favourable lease terms to the charitable organisation currently located within the building at 1053 Great West Road.

Whilst it is appreciated that the existing building is leased by a charitable organisation, the impact of development on lease arrangements and advertising revenue is not something that can be considered in the planning process.

The plans should be amended to show the location of the advert structure and

The proposed development, the location on the site and the relationship with the

the Big Yellow building currently under construction.

other sites is clear from the drawings.

Highways Agency

5.4 The Highways Agency has responded stating that they have no objection to the proposal. They have however recommended that if permission was to be granted that a condition be imposed which would prevent the risk of dazzle to users of the elevated M4. This could be through the use of concealed light fittings in the front façade of the proposed building.

Transport for London

5.5 At the time of writing this report, Transport for London (TfL) had provided initial comments to the application. TfL would like further justification for the high level of staff parking provision and customer parking. A trip generation estimate on the level of vehicle generation expected is requested. Conditions for detailed matters were also recommended. TfL have stated that a financial contribution would be sought to improve the pedestrian subway directly adjacent to the site, lighting and improvements to cycling facilities at the junction. The applicant offered £25,000 towards these improvements, and Transport for London has accepted this figure.

Thames Water

5.6 Thames Water has responded stating that the proposed development would be in close proximity to underground water and sewerage utility infrastructure. Accordingly, a condition is recommended that would prevent any impact piling taking place until a piling method statement has been submitted and approved by the Local Planning Authority.

Environment Agency

5.7 The Environment Agency has stated that they have no comments to make on the application.

Brentford Community Council

5.8 Comments have been received from the Brentford Community Council (BCC). They have confirmed that they have no objection to make to the application.

Land Quality

5.9 The Council’s Land Quality team have reviewed the proposal and advised that the site is located within an area that has had commercial/industrial development. A full contaminated land conditions is therefore recommended if permission was to be granted.

6.0 POLICY

Determining applications for full or outline planning permission

When determining applications for planning permission, the authority is required to have regard to the development plan, so far as is material, and to any other material considerations. In addition, the determination must be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan The Development Plan for the Borough comprises the Council's Unitary Development Plan (UDP), Employment Development Plan Document, Brentford Area Action Plan and the London Plan. The London Plan was adopted on 22 July 2011. The UDP was adopted in December 2003 and was amended and saved as of 28 September 2007 by Direction from the Secretary of State. The emerging Core Strategy On 12 July 2011, the Council's Cabinet approved that the Core Strategy "Preferred Strategy" should go out to consultation. As emerging policy, the Local Planning Authority (LPA) considers that the emerging Core Strategy is capable of being a material consideration. Given that the emerging Core Strategy is still in the consultation stages, the LPA considers that very limited weight can be given to it at this stage.

The draft National Planning Policy Framework The draft National Planning Policy Framework (NPPF) was published for consultation on 25 July 2011. The NPPF is a consultation document and, therefore, potentially subject to amendment. Nonetheless, as emerging policy, the Local Planning Authority (LPA) considers that the NPPF is capable of being a material consideration. As the Planning Policy Statements, Guidance notes and Circulars remain in place until cancelled and given that the NPPF is still in the consultation stages, the LPA considers that very limited weight can be given to the NPPF at this stage. Supplementary Planning Documents Planning Obligations Air Quality These SPDs were adopted on 11/03/08, following public consultation in July and August 2007. The documents form part of the Local Development Framework.

NATIONAL AND STRATEGIC PLANNING POLICIES

6.1 The relevant national planning policies are:

• PPS1: Delivering Sustainable Development

• PPS4: Planning for Sustainable Economic Growth

• PPS5: Planning for the Historic Environment

• PPS12: Local Development Frameworks

• PPG13: Transport

• PPS22: Renewable Energy

• PPS23: Planning and Pollution Control

• PPG24: Planning and Noise 6.2 The Circulars of relevance to this planning application are:

• 11/95: Use of Planning Conditions in Planning Permission

• 05/05: Planning Obligations UNITARY DEVELOPMENT PLAN Relevant policies of the London Plan (2011)

6.3 The following London Plan policies are of relevance to the applications:

Policy 5.2 Minimising Carbon Dioxide Emissions Policy 5.3 Sustainable Design and Construction Policy 5.13 Sustainable Drainage Policy 5.21 Contaminated Land Policy 6.3 Assessing Effects of Development on Transport Capacity Policy 6.9 Cycling Policy 6.10 Walking Policy 6.13 Parking Policy 7.4 Local Character Policy 7.6 Architecture Policy 7.8 Heritage Assets and Archaeology Policy 7.14 Air Quality Policy 8.2 Planning Obligations Relevant policies of the UDP

6.4 The following UDP policies are of relevance to the applications.

Implementation Policies

IMP.1.1 Integrating patterns of land use and the provision of transport IMP.1.2 The re-use and recycling of urban land and buildings IMP.6.1 Planning Obligations

Natural Environment Policies

ENV-N.1.16 Historic parks and gardens ENV-N.2.9 Green Corridors Built Environment Policies

ENV-B.1.1 New development ENV-B.1.2 High buildings or structures affecting sensitive areas ENV-B.1.3 High buildings or structures in areas other than those listed in

ENV-B.1.2 ENV-B.1.5 Environmental improvements ENV-B.1.9 Safety and security ENV-B.2.2 Conservation Areas Environmental Protection Policies

ENV-P.1.1 Environmental sustainability: environmental impact statements and sustainability checklist

ENV-P.1.3 Surface water run off ENV-P.1.4 Waste water management ENV-P.1.5 Noise pollution ENV-P.1.6 Air pollution ENV-P.1.7 Light pollution ENV-P.2.1 Waste management ENV-P.2.4 Recycling facilities in new developments Transport Policies

T.1.2 The movement implications of development T.1.4 Car and cycle parking and servicing facilities for developments T.2.1 Pedestrian access T.2.2 Pedestrian safety and security T.2.3 Strategic and local cycle networks T.2.4 Public transport infrastructure T.2.6 Safety of public transport T.3.1 Improvements sensitive to particular uses T.4.2 Oppose overall increases in highway capacity for private

vehicle and seeks reduction in traffic levels T.4.3 Traffic implications of new development T.4.4 Road safety T.4.5 On-street parking T.5.1 Air quality implications of traffic T.5.2 Reducing traffic nuisance in residential areas T.5.3 Vehicle crossovers and hardstandings

Local Development Scheme

6.5 The Local Development Scheme (LDS) is a project plan for the production of the Borough’s Local Development Framework (LDF)1. To date, the Council has produced the Employment Development Plan Document that was adopted on 25 November 2008 and the Brentford Area Action Plan, which was adopted on 27 January 2009.

6.6 The purpose of the Employment Development Plan Document is to plan the future use of land for employment, including industrial and commercial uses in the London Borough of Hounslow. This is achieved through directing new employment development to appropriate locations and the management protection and release of industrial and commercial land and buildings. There is significant emphasis on the Brentford area in this document due to the significant market pressure for change in the Brentford area, especially in terms of employment land.

6.7 The Brentford Area Action Plan sets out a spatial strategy for the continued regenerated of the Brentford area. It sets out a vision for the future of the area.

6.8 Policy BAAP1 (Sustainable Development) sets out criteria that “In view of local circumstances, specifically relating to air and noise pollution, flood risk and provision of social and community infrastructure and services” will be taken into account when considering new applications.

6.9 Policy BAAP4 (The Great West Road) sets out criteria to be considered for new development impacting upon the Great West Road corridor and includes the effect that new development would have on the surrounding parks and gardens, strategic and Thames views and Metropolitan Open Land. It goes on to state that all new developments should be designed to the highest quality, maximising opportunities by the high profile road corridor to showcase innovation, sustainable design and construction to improve environmental conditions locally.

Supplementary Planning Guidance

6.10 Accessible London: Achieving an Inclusive Environment (April 2004) (London Plan Supplementary Planning Guidance)

6.11 Sustainable Design and Construction (May 2006) (London Plan Supplementary Planning Guidance)

6.12 Industrial Capacity (London Plan Supplementary Planning Guidance(2003)

Other relevant documents

6.13 Green light to clean power: The Mayor’s Energy Strategy (February 2004)

6.14 Cycle Parking Standards, TfL Proposed Guidelines

1 It outlines what planning documents the Council is proposing to produce and when.

6.15 The draft National Planning Policy Framework

7.0 PLANNING ISSUES

7.1 The main planning issues to consider are:

1. The principle of development;

2. The built form and impact upon the character and appearance of the site and surrounding area;

3. The impact of the proposal on neighbouring properties;

4. The impact of the proposal on highways, transport and access;

5. Sustainable building principles;

6. Planning obligations.

The principle of development

7.2 Government Policy in the form of PPS1 seeks sustainable economic growth, in an integrated way that delivers high levels of employment whilst achieving sustainable outcomes for communities and the environment. Suitable locations should be available for industrial, commercial and other development.

7.3 PPS4 states that the Government’s overarching objective is sustainable economic growth that will be achieved through building prosperous communities, promoting regeneration, delivering sustainable patterns of development, reducing the need to travel and promoting the vitality and viability of town centres. All planning applications for economic development should be assessed against:

• Whether the proposal has been planned over the lifetime to limit carbon dioxide emissions;

• The accessibility of the proposal, including walking, cycling and public transport and the car, the effect on local traffic levels and congestion;

• Whether the proposal secures a high quality and inclusive design, improving the character and quality of the area and the way it functions;

• The impact on economic and physical regeneration;

• The impact on local employment.

7.4 The site is identified as a Locally Significant Industrial Site in the Employment Development Plan Document (EDPD) and is therefore protected for industrial use. Policy E1 states that the Council will seek to sustain and enhance employment capacity through the management and protection of LSIS. Policy EP5 states that new industrial activities will be directed to the Borough’s LSIS and other existing industrial sites, subject to

being compatible with uses surrounding the proposal. EP6 states that the Council will promote, manage and protect LSIS for industrial uses, warehousing and related uses.

7.5 Policy ENV-B.1.1 provides that development will be considered having regard to context, form and layout of the buildings and spaces. New development should:

• relate well to its site, scale, nature, height, massing, character and use of adjacent townscape;

• respect the proportions of existing neighbouring buildings

• enhance the townscape value of an area through good urban design;

• use durable and high quality materials that relate satisfactorily to its surroundings in terms of colour, scale, texture and pattern;

• incorporate good quality, landscape design including boundary treatment as an integral part of a development proposal;

• be designed to enhance safety and security in the environment, and so it is fully accessible to people with disabilities or impaired mobility;

• include screened areas for refuse and recycling;

• incorporate energy efficiency measures, through good design, use of materials, orientation and layout.

7.6 Industrial uses such as the proposed B2 use are encouraged at sites identified as LSIS within the EDPD. In principle, therefore the proposed development for a car showroom (Sui generis) with an MOT servicing workshop (B2) would seem to be acceptable. The use with a MOT servicing workshop will retain an industrial element to the proposed use. This is therefore consistent with the policies of the EDPD.

7.7 The proposal would result in a positive impact on local employment, as the proposed use is likely to generate approximately 57 full time equivalent jobs. The proposal would improve the appearance of the current site, and replace the previous use (Sotheby’s warehouse) that was on the site. This is in accordance with PPS4 in this regard.

7.8 This is however subject to the proposed development relating to and respecting its context (i.e. achieving high quality building and urban design) and not adversely impacting on the surrounding conservation areas.

7.9 The application has provided an assessment of the proposal in the surrounding context and an assessment of the impacts of the proposal from Kew Bridge, Gunnersbury Park and other surrounding areas. This will be discussed in more detail below.

The built form and impact upon the character and appearance of the site and surrounding area

7.10 Policy BAAP2 in the Brentford Area Action Plan (Urban Design) states that new development proposals along the Great West Road should enhance the ‘Gateway’ location and respond to its strategic role with high quality designs. Opportunities should be taken to protect and improve the contribution of the ‘art deco’ features and buildings to the road’s distinct character. Development should deliver improvements to the public realm whilst respecting the scale and amenity of surrounding residential areas and open spaces.

7.11 Policy BAAP4 (Great West Road) states that new applications will take into account the effect that new development would have on adjoining residential areas, historic buildings, parks and gardens, strategic and Thames views and Metropolitan Open Land. In addition, all new developments should be designed to the highest quality, and ‘showcase’ innovation and sustainable design and construction.

7.12 The building has been designed to be orientated towards the elevated M4, directed towards the passing traffic. The building would have a curved appearance from the east and west, with a simple appearance to allow views into the showroom floors. The vegetation curtain at either end would soften the appearance of the building, whilst providing solar shading in summer months.

7.13 The adjacent Big Yellow Self Storage Facility, currently under construction, would have a height between 20m-27m above ground level. The proposed building would have a height of around 21m above ground level, and would sit below the eaves of the Big Yellow Self Storage Facility.

7.14 The height is considered to be appropriate in this location, opposite the Vantage West building, and adjacent to the Big Yellow Self Storage Facility. A full assessment of the impact of the proposal on Gunnersbury Park has been provided. This demonstrates that the top most portion of the building would be visible from around the pedestrian walkway around the Potomac pond and from longer viewpoints in the park. The building would sit behind the existing EMC Clock Tower, and in the summer months the vegetative cover within the park would screen the proposed building.

7.15 Although the building would be visible, it would be only the top storey of the building. The top floor would have a glass façade at the front and rear, with the rooflight allowing more natural light through into the atrium. It is not considered within the setting of the other development in this location on the Great West Road that the proposal would adversely impact on the setting or heritage asset that is Gunnersbury Park.

7.16 A greater proportion of the building would be visible from longer distances within Gunnersbury Park. However, from these distances the building would be viewed in context with the existing Vantage West, EMC Building and the Worley Parsons. The Big Yellow Storage Shed would be screened from view from a high proportion of Gunnersbury Park by the existing Vantage West Building. It is not considered that the building would appear out of place when viewed in context with the surrounding development. The low height and glass façade would ensure that the proposal would not adversely impact on the setting of the park in accordance with PPS5 and Policy ENV-B.2.2 of the Unitary Development Plan.

7.17 It is recognised that Gunnersbury Park is identified as Metropolitan Open Land within the Unitary Development Plan. Policy ENV-N.1.7 (Development near the Metropolitan Open Land Boundary) states that development proposals near the Metropolitan Open Land boundary must be designed so that it does not detract from the open aspect or visual amenities of the MOL. It is considered that the proposal has been designed as to not impact on the character or open aspect of Gunnersbury Park or the Kensington and Chelsea Cemetery. The proposal is therefore considered to comply with this policy.

7.18 In regards to the impact of the proposal on the street environment, the proposed building would be set fronting the Great West Road and will be cantilevered towards the elevated M4. The building would however be contained within the site boundary. The building would be set 4.46m from the site boundary at its closest point at ground level, which is on the eastern curved façade. The remainder of the building would angle away from the road frontage to be 8.95m away at its furthest point at ground level.

7.19 The building would sit forward of the Big Yellow Storage building, so that when travelling westbound, the eastern corner of the development is apparent.

7.20 The site adjoins the Great West Road on the frontage; the railway tracks on the southeast side and rear of the site and has an outdoor carpark area on the western boundary. The site is located within Character Area 12 of the

BAAP, which states this is a small group of high-rise office buildings, of a contemporary design, with glass and metal exteriors. All of the buildings are set back from the road frontage.

Figure: elevation of the building from the A4 Great West Road

7.21 It is noted that the upper levels of the building would be angled towards the front boundary of the site and the elevated M4. This would result in the building being between 11.3m and 14.7m from the elevated M4 carriageway. This is similar to the Audi building, which is 11m from the elevated M4 at eaves level, with the remainder of the building being set 14m from the elevated M4.

7.22 It is recognised that the building would be set forward of the Big Yellow building that is currently under construction, and the remaining buildings that are located on the Great West Road. The setback has been retained at ground level, along with improvements incorporated to the frontage of the site. The improvements at ground level will enhance the public realm in this location. Whilst it is recognised the setback of the building would be less than the buildings in the immediate surroundings, it is not considered that this would be necessarily harmful in this instance. The building has a very thin profile, and a vertical rear wall. This, combined with the curved ends, provide the building with an elegant appearance. The building is angled away from the site boundary, and it is therefore not considered that the building would dominate the appearance of the surroundings.

7.23 The building has been positioned so it is setback from the Great West Road frontage at ground level. Landscaping is proposed at the western end of the building frontage, and within planter boxes leading to the pedestrian entrance to the building. The planting proposed is considered to improve the local environment for pedestrians and cyclists at ground level.

7.24 From ground level travelling westbound the building would appear thin, as the showroom component of the design has a depth between 11-18m. The vertical nature of the back wall of the building would provide visual interest, and would reduce the appearance of bulk on the site.

7.25 The vertical wall on the rear elevation would consist of photovoltaic panels,

the green climber screens at each end, green coloured cladding and glass panels. The differing materials would break up the appearance of the elevation, and it would not have a strictly industrial appearance. It is noted that the rear elevation has been amended to include an additional 170m² of photovoltaic panels, totalling 230m². It is not considered that the additional photovoltaics which would be located on the vertical rear face, would adversely impact on the overall appearance of the development.

7.26 It is noted that future advertising has the potential to impact on the overall appearance of the development. Any advertising would require separate advertisement consent under the Advertising Regulations. However, the application has shown the location for potential advertisements at each internal level. A full assessment would need to be made within the application for advertisement consent.

7.27 The impact of lighting and design will have an impact on the overall appearance of the building, particularly at night and in low light conditions. It is considered appropriate to request a lighting management plan for the overall development. This will ensure that the proposed lighting is appropriately designed within the building, to ensure that this is not excessive and ensure the proposal does not impact on Gunnersbury Park.

Accessibility

7.28 UDP Policy ENV-B.1.1 seeks to ensure that development proposals are designed so as to be fully accessible to people with disabilities or impaired mobility.

7.29 Three disabled spaces have been provided for in the customer carpark. These are located close to the entrance to the building. A pedestrian access would be provided from the A4 Great West Road, and this would be accessible by both pedestrians and wheelchair users. The door would have a width of 1.15m.

Traffic, parking and transport issues

Traffic generation

7.30 The Transport Assessment provided with the application has assessed the previous traffic generation, combined with the expected traffic generation at the Big Yellow Storage site, and the proposed car showroom development. This concludes that overall the proposed development would result in 16 less vehicles in the weekday morning rush hour than the previous Sotheby’s development.

7.31 The Council’s Traffic Development Team has viewed the application and information provided. It is recognised that the Big Yellow storage development is not a big trip generator, and therefore the combination of the two uses on the site is considered to be acceptable.

Car parking

7.32 Planning Policy Guidance Note 13 (PPG 13) promotes use of sustainable modes of travel and to discourage use of private cars to reduce traffic congestion and pollution. New development should include the minimum amount of parking necessary to encourage use of public transport as well as walking and cycling.

7.33 Policy T.1.4 of the UDP states that all developments must provide parking and servicing facilities in accordance with the Council’s standards with provision to be made for people with disabilities. The parking standards are a maximum with there being no minimum requirement except in relation to disabled parking. Operational requirements such as space for deliveries and loading must also be met on site.

7.34 TfL assessed the proposal against the London Plan standards. The application proposes 64 parking spaces, of which 24 spaces are provided for staff, 37 for customers and three disabled spaces. The requirement for these spaces has been based on the operational requirements of the proposed showroom. The parking ratio would be 1 space per 64sqm of gross internal area. This was then compared to an existing Motor World premises in Manchester.

7.35 It is recommended that a Car Parking Management Strategy be required by way of condition. This would allow the end occupier to detail planned operations, and approval of this would be required prior to occupation of the site. The proposed levels of carparking have been reviewed by the Council’s Transportation Manager. Although these may be higher than in other car showrooms, the situation means that all parking and servicing must be contained within the site. A car park management plan would allow this to be approved and controlled. It is not considered that this is unreasonable in this location.

7.36 A draft Travel Plan has also been provided and following amendments this

is considered to be acceptable. The Council’s Travel Plan coordinator has recommended that the fundamental principles of a travel plan be agreed, and if permission was to be granted this could be incorporated within a section 106 agreement.

Cycle parking

7.37 The proposal would provide for six cycle parking spaces on the forecourt and four within the lower ground floor. These would be in the form of Sheffield stands. TfL have stated that this is appropriate at the site. Council officer’s support the installation of cycle stands in this location.

Access and servicing

7.38 The proposal would utilise the access that has approval via the planning permission for the Big Yellow Storage Facility on the remainder of the site. This provides for both pedestrians and vehicles and is sufficient in width. This is currently under construction and is considered appropriate as an access point to the site. The application would not require a section 278 agreement.

7.39 A Delivery and Servicing Plan would be required by way of condition. Transport for London have recommended that servicing vehicles plan their journey to avoid the AM and PM peak hours on the adjacent road network. The condition would require the submission and approval of this prior to the occupation of the development.

Impact on the amenity of adjoining properties

7.40 The subject site is located alongside the Great West Road. The Big Yellow Storage building is currently under construction alongside the eastern boundary of the site, and the sites will share an access point. There would be no adverse impacts on this property.

7.41 To the rear of the site is the Network Rail railway line. The proposed development would be set off the rear boundary and would not impact on the rail lines. It is noted that the substation would be situated along the rear boundary of the site however it is not considered that this would adversely impact on Network Rail. Network Rail were consulted and no response has been received.

7.42 To the immediate west of the site is the overflow carpark for the Whatman building. The proposed building would be set off this boundary and it is not considered that it would be adversely impacted upon. The next adjacent building is 1053 Great West Road. The overflow carpark would ensure that the proposed development would not adversely impact on this site.

7.43 It is noted that the property at 1053 Great West Road has an existing advertisement tower that sits forward of the building on the site. An objection has been received from this property which raises concerns over the location of the proposed building on site, and the reduced setback from the front boundary.

7.44 The distance of the proposed building from the front and elevated M4 are not considered to be harmful in this instance, and this was addressed earlier in the report. It is recognised that the location of the building would reduce the visibility of the advertisement screen for motorists travelling westbound. However, any resultant loss of revenue is not something that can be considered in the planning process. The impacts on adjoining properties are assessed in regards to amenity, such as through noise, potential shading, loss of light and loss of outlook. Policy ENV-B.1.1 recognises that new development should focus on the links and use of spaces between buildings. Given the existing outdoor carparking area separates the subject

site from the existing advertisement; it is not considered that the proposed building would encroach on the space between the two sites.

7.45 The objection has noted that if the advertising revenue is reduced, then this would impact on the ability of the site to provide favourable lease terms to the charitable organisation that currently lease 1053 Great West Road. It is considered that this is regrettable, although no detailed figures have been provided to demonstrate this. This is not something that can be taken into account in the planning process.

7.46 No residential properties are within close proximity to the site.

Are sustainable building principles applied?

7.47 The broad aim of sustainable development is to ensure that the quality of social, economic and ecological environments are improved and maintained for future generations. The UDP and London Plan encourage sustainable development through many policies including the promotion of the use of energy efficient building design and materials, re-use of previously developed land and existing buildings, and location of development in or close to town centres and areas with good public transport.

7.48 PPS 24: Renewable Energy sets out the government’s objectives regarding renewable energy and informs policy preparation and assessment of individual planning applications. A key principle is that the provision of renewable energy should be promoted.

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

7.50 Policy 5.2 of the London Plan states that for non-domestic buildings proposals should provide for a 25% improvement on the 2010 Building Regulations in regards to a reduction in carbon emissions. Sustainable Urban Drainage systems should be used in all developments.

7.51 Energy efficiency measures are incorporated into the design, and include good insulation and good quality glazing to minimise heating and cooling loads. It is proposed to use 230sq.m of photovoltaic panels on the rear elevation of the dwelling, and the rooflight at the top of the atrium would have glazing integrated photovoltaic panels. Air source heat pumps are also proposed. The area of photovoltaic panels has been increased from the 50sq.m that was originally proposed, to ensure that the proposed development complies with the London Plan 2011. The development would therefore have a 25% improvement on building regulations at the site for a reduction in carbon dioxide emissions, and would comply with the London Plan 2011.

7.52 In regards to sustainable drainage, the proposed development would result in 400sq.m of permeable area on the site, whereas the previous use of the site was almost entirely hardstanding. A Sustainable Drainage Scheme has been provided with the application. This would provide connection to the Sustainable Drainage Scheme proposed for the Big Yellow Storage Development and would provide attenuation for storm events. This is considered to be acceptable.

The potential of the proposed development to secure planning obligations

7.53 UDP policy IMP6.1 states that the Council will seek to ensure that a developer enters into a planning obligation to secure planning benefits related to the proposed development. A payment or other benefit offered pursuant to a section 106 agreement is not material to a decision to grant planning permission and cannot be required unless it complies with the provisions of the Community Infrastructure Levy Regulations 2010 (regulation 122), which provide that the planning obligation must be:

• (a) necessary to make the development acceptable in planning terms;

• (b) directly related to the development; and

• (c) fairly and reasonably related in scale and kind to the development.

Accordingly, it is mandatory that each criterion be satisfactorily addressed prior to granting planning permission subject to a section 106 agreement.

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

7.55 The applicant has submitted a draft head of terms agreement which provides:

• A financial contribution of £15,183 towards public realm environmental improvements;

• A financial contribution of £2,500 for one trainee for every £1M of construction costs towards construction training.

• The applicant has since agreed to pay a £25,000 contribution towards Transport for London for improvements along the A4 route.

7.56 Under the Planning Obligations SPD the obligations which would be sought are as follows:

• Job brokerage £17,955

• Public Realm environmental improvements £15,180

• Transport Contribution £20,244)

• Construction training £12,500

• Travel Plan

• Considerate Contractors Scheme

• Car Park Management Plan

7.57 In addition to these contributions, Transport for London initially requested an additional payment of £100,000 for upgrades to the Great West Road, but subsequently reduced this to £25,000, for public realm improvements along the TfL Public Highway (A4),. The applicant has agreed to this.

7.58 The SPD states that transport contributions may be pooled and the spend on public transport infrastructure will involve public transport providers such as TfL. The SPD does not provide a trip generation factor for car showroom and MOT uses however using the calculation for B2 Industry Uses as a guide, the contribution would be £20,244. Accordingly, the figure agreed between the applicant and TfL of £20,244 is considered to be acceptable as a Transport Contribution.

7.59 There is overlap between the public realm and transport contributions sought under the Council’s SPD, and the contribution sought by Transport for London. Accordingly, it is recommended that the contributions sought for public realm and transport improvements take account of this overlap and that the contribution required by adjusted accordingly. Given the combined total of the public realm and transport contributions, calculated using the SPD is £35,424 (£15,180 + £20,244), and TfL seeks £25,000 for transport improvements, it is recommended that the public realm contribution be calculated as follows:

£35,424 (SPD total) - £25,000 (TfL Transport) = £10,424

7.60 Therefore the total public realm contribution would be £10,424, with £25,000 being the transport contribution.

7.61 The applicant has confirmed that these contributions are acceptable.

8.0 EQUALITIES DUTIES IMPLICATIONS

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

http://www.hounslow.gov.uk/index/council_and_democracy/equality/eias/environment_eias.htm it is considered that there will be no specific implications with regard to the Council’s duty in respect of its equalities duties and that if

approving or refusing this proposal the Council will be acting in compliance with its duties.

Relevant Section of Relevance Test

Office/R & D/ Light Industry

9.0 RECOMMENDATION

Approval

1. That planning permission be granted subject to the following conditions and securing the abovementioned planning obligations by the prior completion of a satisfactory legal agreement or unilateral undertaking made under Section 106 of the Town and Country Planning Act 1990 and or other appropriate legislation, the exact terms of which shall be negotiated by appropriate officers within the Department of Environment on the advice of the Borough Solicitor.

2. The satisfactory legal agreement or unilateral undertaking outlined above

shall be completed and planning permission issued by 24/02/12 or such extended period as may be agreed in writing by appropriate officers within the Department of Environment or Borough Solicitor’s Office.

3. If the legal agreement or unilateral undertaking is not completed by the date

specified above (or any agreed extended period), then the Director of Environment or Assistant Director - Environment Department (Regulatory & Development Services) or Development Control Support Manager is hereby authorised to refuse planning permission for the reason that the proposal should include planning obligations required to make the development acceptable in planning terms in accordance with Regulation 122 of the Community Infrastructure Levy Regulations 2010, development plan policies and the Planning Obligations SPD, as described in 7 of this Report.

4. If planning permission is refused (for the reasons set out above), the

Director of Environment or Assistant Director - Environment Department (Regulatory & Development Services) or Development Control Support Manager (in consultation with the Chair of SDC) is hereby authorised to approve any further application for planning permission validated within 12 months of the date of refusal of planning permission, provided that it (a) duplicates the planning application, and (b) that there has not been any material change in circumstances in the relevant planning considerations, and (c) that a satisfactory legal agreement or unilateral undertaking securing the obligations set out in the Report is completed within any specified period of time.

Reasons

a. With appropriate planning conditions, and the accompanying legal

agreement, the proposed car showroom and MOT use is considered to be an acceptable use for the site. The sui generis use would fit within the Locally Significant Industrial Site and would contribute

towards the regeneration of the Brentford Area. The proposal would therefore comply with the Employment Development Plan Document policies E1 (Maintaining Employment Capacity), EP5 (Location of New Industrial/Warehousing and Related Uses) and EP6 (Preferred Industrial Locations and Locally Significant Industrial Sites), the Brentford Area Action Plan policies BAAP1 (Sustainable Development) and BAAP4 (The Great West Road) and the Unitary Development Plan policies.

b. With appropriate planning conditions, and the accompanying legal

agreement, the proposal is considered to result a development that would not adversely impact on the character and amenity of the surrounding environment, the Gunnersbury Park Conservation Area or Metropolitan Open Land. The development would therefore comply with Policies IMP 6.1 (Planning Obligations), ENV-B.1.1 (New Development), ENV-B.1.2 (High Buildings or structures affecting sensitive areas), ENV-B.2.2 (Conservation Areas), ENV-N.1.7 (Development near the Metropolitan Open Land Boundary) of the Unitary Development Plan and Policies 7.4 (Local Character), 7.6 (Architecture) and 7.8 (Heritage Assets and Archeology) of the London Plan.

c. With appropriate planning conditions, and the accompanying legal

agreement, the proposal is considered to result a development that would not adversely impact on the safety and free flow of traffic on the neighbouring highway network. The development would therefore comply with Policies IMP 6.1 (Planning Obligations), ENV-B.1.1 (New Development), T.1.2 (The movement implications of development), T.1.4 (Car and cycle parking and servicing facilities for developments), T.2.1 (Pedestrian Access) and T.4.4 (Road Safety) of the Unitary Development Plan and the Supplementary Planning Document.

d. With appropriate planning conditions, and the accompanying legal

agreement, the proposal is considered to make sufficient provision for renewable energy and sustainable drainage on the site. The development would therefore comply with Policies 5.2 (Minimising Carbon Dioxide Emissions), 5.3 (Sustainable Design and Construction) and 5.7 (Renewable Energy) of the London Plan and the Supplementary Planning Document.

Draft Safeguarding Conditions

1 A1A The development hereby permitted shall be begun before the

expiration of three years from the date of this permission.

REASON: A1R. To accord with the provisions of Section 92(1) of the Town and Country Planning Act 1990.

2 B5 The proposed development shall be carried out in all respects in accordance with the proposals contained in the application

and the plans submitted and numbered Transport Statement, Energy Statement, Sustainability Statement, Design and Access Statement, Planning Statement, Flood Risk Assessment, 1410-X-01-A, 1410-X-02, 1410-PD-01A, 1410-PD-02B, 1410-PD03B, 1410-PD-04B, 1410-PD-05B, 1410-PD-06B, 1410-PD-07A, 1410-PD-08A, 1410-PD-09A, 1410-PD-10A, 1410-PD-11, 1944/600D, 554.19.05, Received 13 July 2011 therewith and approved by the Local Planning Authority, unless otherwise agreed in writing by the Local Planning Authority (before the building is occupied). REASON: B5R. To ensure the development is carried out in accordance with the planning permission.

3 B4 No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority (before the building is occupied).

REASON: In order that the Council may be satisfied as to the details of the development in the interests of visual amenity of the area and to satisfy the requirements of policy ENV-B.1.1 (New Development).

4 All hard and soft landscape works, including landscape maintenance shall be carried out in accordance with the Landscape Management Plan and Drawing 554.19.05 as submitted with the application and approved, unless otherwise agreed by the Local Planning Authority. All soft landscape works shall be carried out in accordance with the approved details within 12 months of the first occupation of any building and retained thereafter. If within a period of five years from the date of planting any tree or specimen shrub or green roof area that tree or specimen shrub or green roofing or any tree or specimen shrub or green roofing 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 or specimen shrub of the same specifies and size as that originally planted shall be planted at the same place, unless the Local Planning Authority gives its written approval to any variation. REASON: To order that the Local Planning Authority may be satisfied as to the hard and soft landscape works, to ensure a satisfactory appearance of the site and improve the visual

and ecological amenities of the locality in accordance with Hounslow Unitary Development Plan Policy ENV-B.1.1 (New Development).

5 E5 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. The boundary treatment shall be completed before the building is occupied. The development shall be carried out in accordance with the approved details, unless otherwise agreed by the Local Planning Authority.

Reason: To safeguard the visual amenities of the locality in accordance with Policy ENV-B.1.1 (New Development).

6 The development hereby approved shall be carried out in accordance with the works detailed in the Sustainability Statement, Energy Statement and Addendum Energy Statement submitted for the scheme. These details shall be carried out as approved prior to occupation of the building unless otherwise agreed in writing by the Local Planning Authority and retained and maintained thereafter. REASON: To ensure the development meets the requirements of the London Plan Policy 5.2 (Minimising Carbon Dioxide Emissions), Policy 5.3 (Sustainable Design and Construction) and 5.13 (Sustainable Drainage).

7 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. Reasons: In order to safeguard the amenities of adjoining residents and the amenities of the locality in accordance with Policies ENV-B.1.1 (New development), ENV-P.1.7 (Light pollution) and ENV-P.1.5 (Noise pollution) of the Hounslow Unitary Development Plan.

8 Prior to any occupation of the development a scheme for the storage and collection of waste and materials to be recycled including a timetable for implementation shall be submitted to and approved in writing by the Local Planning Authority and the approved scheme shall then be managed as approved unless otherwise agreed in writing by the Local Planning Authority. Reason: In order that the Council may be satisfied as to the

refuse and recycling arrangements for the development to ensure that waste and materials to be recycled can be properly stored and removed from the site and as soon as the use of the industrial element of the proposed development commences in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), ENV-P.2.1 (Waste management), ENV-P.2.4. (Recycling facilities in new developments), T.2.2 (Pedestrian safety and security) and T.4.4 (Road safety).

9 The Sustainable Urban Drainage Scheme shall be carried out in accordance with Drawing 1944/600D and in the Underground Drainage Design Statement Rev C. These details shall be carried out as approved prior to occupation of the building unless otherwise agreed in writing by the Local Planning Authority and retained and maintained thereafter. Reason: In the interests of sustainability and to ensure the satisfactory management of surface water run-off from the development hereby permitted, including by preventing increased risk of flooding and pollution of the water environment, and in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), ENV-P.1.2 (Water pollution and water quality), ENV-P.1.3 (Surface water run off).

10 Prior to the commencement of construction works on the site a piling method statement (detailing the 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 or sewerage infrastructure, and the programme for the works) shall be submitted to and approved in writing by the Local Planning Authority in consultation with the relevant water or sewerage undertaker. Any piling must be undertaken in accordance with the terms of the approved piling method statement, unless otherwise agreed by the Local Planning Authority. Reason: The proposed works will be in close proximity to underground water and sewerage utility infrastructure. Piling has the potential to impact on local underground water and sewerage utility infrastructure. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the details of the piling method statement.

11 No development shall take place until a statement on the sourcing of materials to be used in the building, involving reuse, recycling and other sustainable sourcing of materials to be used in the construction of extensions and fitting out of

the building wherever possible, has been submitted to and approved in writing by the Local Planning Authority. These details shall be carried out as approved, unless otherwise agreed by the Local Planning Authority. Reason: To ensure the development can be implemented with adequate regard to the environment in the interests of sustainability in accordance with Hounslow Unitary Development Plan Policies ENV-B.1.1 (New development), London Plan Policy 5.3 (Sustainable design and construction); and Sustainable Design and Construction (London Plan Supplementary Planning Guidance May 2006.

12 No development shall take place until details have been submitted to and approved by the Local Planning Authority for a Construction Management Plan and Construction Logistics Plan.

These plans should provide details on the likely highway and traffic impact to the TLRN. The Construction Management Plan should include a scheme to cover the following matters:

i. any external illumination of the site during construction;

ii. measures to ensure that all mud and other loose materials are not carried on the wheels and chassis of any vehicles leaving the site; and

iii. measures to minimise dust nuisance caused by the operations and to ensure that no dust or other debris is carried on to the adjoining properties.

The scheme as approved by the Local Planning Authority shall be fully implemented, unless otherwise agreed with the Local Planning Authority. Reason: To minimise highway and traffic impact to the Transport for London Road Network (TLRN) from construction vehicles, in the interests of road safety and to safeguard the amenities of the adjoining properties.

13 No development shall take place until details have been submitted to and approved by the Local planning Authority for a Delivery and Servicing Plan.

Reason: To minimise highway and traffic impact to the Transport for London Road Network (TLRN) from servicing vehicles for the site.

14 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 LPA therefore wishes to ensure that the development can be implemented and occupied with adequate regard for public and environmental safety. Supporting notes:

a. An initial phase 1 desk study 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 landquality@hounslow.gov.uk or by post on a cd or dvd wherever possible.

15 No goods or materials shall be stacked or stored within the areas outside the buildings, unless otherwise agreed with the Local Planning Authority. Reason : To ensure that the proposed development does not prejudice the amenities of the locality in accordance with Policy ENV-B.1.1 (New Development) and to ensure that the parking and access areas remain freely accessible at all times.

16 No fans, louvres, ducts or other external plant other than those shown on the approved plans shall be installed without the prior approval of the Local Planning Authority. (Reason. To protect the visual amenities of the area and to ensure that the proposed development does not prejudice the amenities of the locality in accordance with policies ENV.B.1.1 New development, ENV.P.1.5 Noise pollution and ENV.P.1.6 Air pollution).

17 Details of exterior lighting shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction works. The development shall be carried out in accordance with the approved details and shall be retained as such, unless otherwise agreed with the Local Planning Authority.

(Reason. In order that the council may be satisfied as to the details of lighting in the interests of pedestrian safety and the visual amenity of the area and impacts on the adjacent conservation areas in accordance with Policies ENV-B.1.1 (New development) and T.2.2 (Pedestrian safety and security) of the Hounslow Unitary Development Plan.

Informatives:

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

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

3. The developer and their representatives are reminded that this planning approval does not discharge the requirements under the Traffic Management Act 2004. Formal notifications and approval will be needed for both permanent highway schemes and any temporary highway works required during the construction phase of the development.

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

5. Where a developer proposes to discharge groundwater into a public sewer, a groundwater discharge permit will be required. Groundwater discharges typically result from construction site dewatering, deep excavations, basement infiltration, borehole installation, testing and site remediation. Groundwater permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 020 8507 4890 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991.

6. Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses.

7. There is a Thames Water main crossing the development site which may/will need to be diverted at the Developer's cost, or necessitate amendments to the proposed development design so that the aforementioned main can be retained. Unrestricted access must be available at all times for maintenance and repair. Please contact Thames Water Developer Services, Contact Centre on Telephone No: 0845 850 2777 for further information.

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

Background Papers:

The contents of planning file ref. 00505/BF/P10 save for exempt or confidential information as defined in the Local Government Act 1972, Sch. 12A Parts 1 and 2.

This report is relevant to the following wards/areas: Brentford