CIVIC Centre plannIng brIef

Transcription

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Civic Centre Site Planning Brief
DEVELOPINGHOUNSLOW
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Document Title: Planning Brief for Civic Centre Site, Lampton Road, Hounslow TW4 4DN
Date: December 2014
Status: This Planning Brief will be submitted to the Council’s Planning Committee for approved as a material
planning consideration on 26 February 2015, following the consideration of public representations to this draft
version. A schedule of the consultation to be undertaken is set out in Appendix 2 of this document. The final
document submitted to Planning Committee will contain a full schedule of consultation responses and actions
taken.
Produced by: London Borough of Hounslow
Design & Conservation
Hounslow Civic Centre
Lampton Road
Hounslow
TW8 4DN
Contact: Any enquiries relating to this document can be directed to;
Mathieu Proctor
Principal Urban Design Officer
Tel: 020 8583 5210
E-mail: [email protected]
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CONTENTS
1. Introduction
• Purpose
• Background
• Status
2. Site Context and Description
• Location
• Site Description and Wider Context
• Site Access
• Land Ownership
• Planning History
3. Planning Policy
• Introduction
• Objectives for the Civic Centre Site
• Planning Policy Issues
• Heritage Policy
• Conclusion
4. Land Uses
• Land Use Requirements
• Design, Character and Historic Setting
• Community Uses and Community
Infrastructure
• Green Infrastructure
• Noise
7. Sustainability Objectives
• Energy and Carbon Reduction
• Flood Risk and Surface Water Management
• Air Quality
• Enhancing Local Skills
8. Required Outcomes
9. Planning Application Requirements
• Planning Performance Agreement (PPA)
• Planning Documents
• Community Infrastructure Levy (CIL)
• Planning Conditions
10. Implementation & Delivery
Appendix 1 Planning Policy Matrix
Appendix 2 Consultation Programme
5. Housing Requirements
• Housing Mix
• Density
• Affordable Housing
• Specialist and Supported Housing
• Amenity Space
• Parking Provision
• Cycle Parking
6. Urban Design
• Introduction
• Design Principles
• Context of New Development
• Site Considerations
• Street Network
• Relationship with Lampton Park
• Building Typologies
• Movement
• Building Design and Materials
• Building Heights
• Views and Vistas
• Backland and Rear Gardens
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Figure 1: Civic Centre Site Location Plan (1:2500)
1. INTRODUCTION
Purpose
1.1 This planning brief for the LB Hounslow Civic Centre site is intended to complement the LB
Hounslow Local Plan 2014 (Submission Draft). This document provides additional detail on how
development on the site should be approached. The Civic Centre site is allocated as a development
site in the Local Plan (Submission Draft), and this document can be seen as a ‘stepping stone’ between
the Local Plan and the requirements of any future planning applications.
1.2 It is our intention that the information contained within this brief will be a useful tool in
• Providing good quality, consistent advice to potential applicants
• Ensuring the planning process is efficient
• Delivering high quality functional developments on the site that positively contributes to the
surrounding context and open space
Background
1.3 The LB Hounslow submitted its Local Plan to the Planning Inspectorate in August 2014. The
Local Plan allocated a number of development sites across the borough, including the Civic Centre
site. Allocated sites are specific deliverable sites to which specific land uses are designated. This
designation carries statutory weight by virtue of its inclusion within the Local Plan.
1.4 It is possible that in the future the Council will look to move its operations from the current Civic
Centre site at Lampton Road to a new building. The site allocation reference on page 302 of the Local
Plan Submission states that ‘the current use must be reprovided should development of this site come
forward. Reprovision should either be onsite or directed to Hounslow town centre.’ As the Bath Road
Car Park site is a deliverable site in a town centre location, partially designated for ‘civic use’, it could
serve as the location of a new civic centre for LB Hounslow. This would leave the Civic Centre site at
Lampton Road available for re-development as a residential site, having ‘been identified through the
London SHLAA 2013 as it has a potential housing capacity during the plan period.’
Status
1.5 This planning brief will become a material consideration when making decisions about planning
applications for the Civic Centre site.
1.7 The LB Hounslow Statement of Community Involvement (June 2013) states that an SPD should
be made available to all stakeholders for a 4 week period. Hard copies should be available at the Civic
Centre and local libraries, with the document also available online and as a public notice. The document
should also be distributed to the local media and will be presented at the relevant Area Forums.
1.6 LB Hounslow planning briefs have historically never been given the formal status of an
a Supplementary Planning Document (SPD). However, planning briefs have been given weight as
material considerations by undertaking a public consultation and adoption process. Public consultations
have typical been of a six week duration, with the LB Hounslow Planning Committee considering
the adoption of the document. The adoption report allows LB Hounslow to demonstrate how public
comments have been considered.
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1.8 SPD documents should also be distributed to the local media and relevant Area Forums.
Responses should then be published on the Council website with individual respondees notified. The
final SPD document should then be publicised and published.
1.9 It is our intention to follow this process for the Civic Centre Site Planning Brief, with a 6 week
consultation period commencing on 5 January 2015 and concluding on Friday 13 February 2015. The
Civic Centre Site Planning Brief document will also be presented to the relevant Area Forums during
this consultation period.
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2. SITE AND CONTEXT DESCRIPTION
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Location
2.1 The Civic Centre site is located on Lampton Road approximately 700 metres to the north of
Hounslow town centre.
Site Description and Wider Context
2.3 The site is set within attractive mature landscape setting, and is bounded to the south-west
by Lampton Park. The southern boundary includes dense mature trees which partially screen the site
from the park.
2.4 Lampton School is positioned to the north of the Civic Centre site, with the closest building
being the School sports hall. The rest of the school’s 2 and 3 storey buildings are located further into
the site and do not have direct views into or from the Civic Centre site. Lampton School’s playing fields
2.2 The site covers an area of 4.86 hectares and is located on a curving section of Lampton Road
(A3005) immediately adjacent to Lampton Park. The Civic Centre site is flat, and does not feature any
notable physical obstacles. The site is currently publicly accessible from Lampton Road to the east,
from Lampton Park to the south east, and via a footpath from Neville Close to the north. A number of
footpaths lead from Lampton Road and Bulstrode Avenue to Lampton Park and Sutton Lane.
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wrap around to define the northern and western boundary of the Civic Centre site, offering an open
aspect to the site to the west and good daylight access for evening sunlight.
2.5 The majority of the northern boundary of the Civic Centre site is marked by 2-3 storey housing.
This is positioned within 5-8m of the Civic Centre site boundary. The east of the Civic Centre site is
characterised by the curve of Lampton Road, which is lined with some notable 18th-19th century
residential properties. To the east of Lampton Road is an established residential area of 19th and early
20th century suburban semi-detached and terraced properties. There are a small number of flatted
developments along Lampton Road of between 3-4 storeys.
2.6 The area to the west of Lampton Park primarily consists of postwar housing of varying types
and sizes, as well as New Brentford Cemetery with its avenue of cedars and pines and small chapel.
The area to the south of the Civic Centre site, fronting onto Lampton Road, features a mixture of
residential accomodation including detached and semi-detached homes and a small number of 3-4
storey apartment buildings. All are characterised by front gardens or hardstanding and boundary walls.
A number of residential homes have been re-purposed as commercial premises, including veterinary
and doctor surgeries.
2.7 The site is currently occupied by the LB Hounslow Civic Centre was opened in 1976. It is a red
brick building contemporary to its time, and was designed by the LB Hounslow Architects Department.
The Civic Centre is arranged as four conjoined ‘pavilions’ built to 2 storeys with basements. The
internal areas are open-plan with windows on all facades. In addition to the administrative functions of
the LB Hounslow, the building also accomodates a popular conference centre.
2.8 There are two additional buildings located on the site:
• 88 Lampton Road is a mid-19th century villa which currently houses the LB Hounslow Registry
Office
• The Civic Centre carpark which provides 590 parking spaces for Council employees
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2.9 The Lawn is a Grade II listed early-19th century house that currently provides small private
office space, located 30 metres to the east of the Civic Centre car park. It does not form part of the
Civic Centre site, however it’s Listed Building status means that new development should consider
how it may affect the setting of The Lawn.
Site Access
2.10 The current vehicular entrance to the site is from Lampton Road. There are two vehicle
entrances: by the Registry offices to the southern end, and at the northern end by the car park which
includes a bus layby in the ownership of London Bus Service. Between the vehicle entrances are
several pedestrian accessways leading to the Civic Centre.
2.11 There are well used footpaths traversing the site from north. These are principally used as
access to Lampton School from the south via Lampton Park. A pedestrian path also follows the
northern boundary of the site, leading to a path which bisects the School playing fields and connects
to further residential areas to the north-west of the site. To the southern boundary there is access to
Lampton Park either side of the screen of trees.
Land ownership
2.12 The site is entirely in the ownership of the LB Hounslow.
Planning History
2.13 The current Civic Centre was granted an Office Development Permit by the Planning and
Development Committee on 18 October 1971 following the approval from the Secretary of State for
the Environment on 26 August 1971 for the erection of a building containing no more than 250,400
sq. ft. of office space and subject to five conditions set out in the Second Schedule. These conditions
related to the provision and retention of not less than:
(1)
(2)
(3)
(4)
(5)
20,000 sq. ft. for office storage;
23,500 sq. ft. for plant rooms;
7,500 sq. ft. for use as a canteen;
7,300 sq. ft. for staff facilities; and
29,400 sq. ft. for use as a civic suite.
2.14 The work of the Civic Centre commenced in August 1972 and was completed in March 1976.
Since then, a number of further planning permissions have been granted. One of the more significant
of these (Ref: 00676/88/S23) was that approved on 8 February 2005 for the erection of a single storey
extension and roof terrace to the south elevation to provide conference and dining facilities (Lampton
Park Conference Centre) together with the creation of 50 new visitors car parking spaces.
2.15 The close proximity of Heathrow (4.8km) had to a large extent dictated the plans and specification
of the building making double windows and a heavy roof structure necessary while the Council Chamber
was built completely sealed.
2.16 Many of the other planning permissions relate to relatively minor matters such as plant and the
erection of single storey rear extension to provide reception and entrance to existing Social Services
Offices.
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Figure 3: View towards Civic Centre from Lampton Park
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Figure 4: Landscaping in front of Civic Centre
Civic Centre Site 1864
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3. PLANNING POLICY
Introduction
3.1 Current and emerging planning policies set an important element of context for development
at the Civic Centre site, and should be considered in relation to proposals for the site. At the point of
writing, Hounslow’s draft Local Plan has been submitted to the Secretary of State, and is expected for
adoption in spring 2015. The submitted Local Plan and Community Infrastructure Levy (both draft) are
material considerations in planning decisions and provide the most up to date local policy background.
However, the statutory plan for the borough consists of the Unitary Development Plan (2003), the
Employment Development Plan (2008), the Brentford Area Action Plan (2009) and the London Plan
(2011). The Draft Further Alterations to the London Plan have been consulted on and examined,
primarily to address key housing and employment issues emerging since its publication in 2011, with
expected adoption in February-March 2015.
Council Objectives for the Civic Centre Site
3.2
The council’s objectives for development at the site are to:
• Make a significant housing contribution to the borough’s housing requirement, to include a mix of
housing typologies (houses and flats) and being particularly suitable for family housing;
• Be sensitive to the site’s character and context, particularly the listed building at The Lawn, the
period registry office and the adjacent parkland landscape;
• Development should help maximise opportunities for the park’s enhancement;
• Maintain permeability and access through the site for pedestrians and cyclists;
• Provide community infrastructure to support new residents
Planning Policy Issues
3.3 The key issues arising from the draft Local Plan, CIL, the London Plan, and the National Planning
Policy Framework (NPPF) are summarised below. More detail and commentary on the relevant
elements can be found in the Policy Matrix below/ in Appendix 1.
3.4 Core to the NPPF, the London Plan and the Local Plan are the themes of sustainable development,
economic growth, and the need to significantly boost the supply of housing. As part of the latter, local
planning authorities must identify specific, deliverable sites for five, ten and 15 years. The Civic Centre
site makes up an important part of the borough’s five to ten year housing supply. The London Plan
highlights the need to optimise housing potential, accounting for local context and character, and the
density matrix. Supporting evidence to the Local Plan’s site allocations includes this information, for
both the Civic Centre and Bath Road sites.
3.5 Also highlighted in national, regional and local policy is the need for a wide choice of high quality
of homes, in terms of type, mix and tenure. The Local Plan outlines the borough’s affordable housing
target of 40%, and the requirement for a viability assessment to demonstrate maximum provision of
on-site affordable housing. Affordable housing should provide a mix of 60% affordable or social rent,
and 40% intermediate tenures.
3.6 The NPPF states that development should create a strong sense of place, with buildings
and streetscapes designed to a high quality, to create attractive, comfortable places to live, work
12 and visit. The London Plan highlights the need for large residential developments (sites capable of
accommodating over 500 dwellings) such as the Civic Centre to be appropriately plan-led to coordinate
social, environmental and other infrastructure, and create neighbourhoods with distinctive character
and civic identity.
3.7 Access to high quality open space and green infrastructure is key to creating high quality
development, and to promoting health and well being. This intention is outlined in the NPPF, London
Plan and the Local Plan, the latter of which sets out the council’s requirements for open space and
green infrastructure in new development.
3.8 Provision of community infrastructure and facilities is important to any new development, as
outlined in the NPPF, London Plan, Local Plan and the borough’s draft CIL charging schedule. There
is a need to provide sufficient school places, as well as facilities such as local shops and community
meeting places.
3.9 Climate change mitigation and adaptation is also a key theme, introduced in the NPPF and
detailed further in the London Plan and Local Plan. This includes policies and standards to promote low
carbon, energy efficient development that reduces greenhouse gas emissions, through sustainable
design and construction.
Heritage Policy
3.10 The Lawn, which is located just beyond the Civic Centre site boundary, is a grade II listed
building. As a consequence its setting should be conserved and enhanced. The wall surrounding the
site and the entrance gate on Lampton Road are also listed. The list description for The Lawn states:
Early C19 house. Brown brick. 2 storeys, 3 double-hung sashes in reveals with flat arches. 2 bows with
1 window each. Cast iron hood to ground floor; Doric porch of fluted columns, pilasters, entablature;
semi-circular traceried fanlight over door. Cast iron hoods on 1st floor windows. Parapet. Cast iron
gate.
3.11 The setting of The Lawn is compromised by the positioning of the current car park. A
redevelopment of the site would therefore provide an opportunity to improve on the current situation.
The Park Road stables at 72 Lampton Road, just north of The Lawn, are included on the local list.
3.13 The current registry office at 88 Lampton Road is housed in a late nineteenth century house.
Whilst it is not statutorily listed or included on the local list, it is a building of some historic merit and
the Council’s preference is for its retention and reuse.
3.12 Lampton Park features on the 2005 Draft List of Parks and Gardens of Special Interest and
the Local Inventory of Historic Green Spaces. The park was laid out on agricultural land purchased by
Heston & Isleworth UDC in 1925 and opened in 1930. It is an important open space and its setting
should be preserved in any future redevelopment.
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3.14 Any planning application for the redevelopment of the Civic Centre site should be accompanied
by a full tree survey. This survey should identify trees worthy of retention.
Conclusion
3.15 Further to the planning policy context above, Hounslow council’s (Labour party) manifesto
pledge, to secure an additional 3,000 affordable homes across the borough, 400 of which will be
new Council houses, is an important driver to seeking the maximum level of affordable housing in
development.
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4. LAND USES
Land use requirements
4.1 The council’s Local Plan allocates the site for a significant number of residential units. The
development should cater for a range of housing types, from smaller units to larger family sized
accommodation, to meet local need and to accord with draft Local Plan Policy SC3.
4.2 The London Housing Design Guide density matrix suggests that the Civic Centre site has
the potential to accomodate in excess of 700 residential units, based on the site being classified
as ‘urban’ in setting, with PTAL 3. However, the exact quantum of housing that the Civic Centre
site can accomodate will ultimately be determined by the design approach adopted. Good quality,
highly functional residential environments can be created with densities well in excess of 700 homes,
provided coherent and considered urban design principles are applied.
Design, character and historic setting
4.3 Any development of the site should be of high quality design, and reflect and contribute to the
site’s character and context, as outlined in Section 6 Urban Design.
4.4 The historic setting and value of period buildings at the site should be preserved and enhanced.
A buildings of particular heritage value on the site is the mid-Victorian Registry Office at 88 Lampton
Road. This building would be considered for sensitive redevelopment, if the existing uses are no
longer required and are re-provided elsewhere. The Lawn, at 100 Lampton Road is a listed building
neighbouring the site, and sensitivity to this building should be considered through new development.
Community uses and community infrastructure
4.5 The site has potential for a mix of other small scale uses to support the residential population at
the site, and to help improve and maximise the public’s use of Lampton Park. This may include a café
and/or community use adjacent to Lampton Park. Care should be taken to ensure that the introduction
of these uses within any new development at the Civic Centre site does not impact negatively on the
existing offer within Hounslow town centre or other local shopping parades.
4.6 In order to deliver sustainable development, any proposal will be required to contribute to
identified needs for infrastructure, through the Community Infrastructure Levy (CIL) Draft Charging
Schedule or Section 106 where the impact is site specific.
4.7 The site should make a positive contribution to Green Infrastructure, in relation to its location
adjacent to Lampton Park. The access routes and permeability through the site that currently exist
should be maintained and enhanced, with new development being designed to integrate green linkages.
Linkages with Lampton Park are particularly important and should be retained. Existing mature trees
should be retained wherever possible.
4.8 Further aspects of green infrastructure that development may seek to enhance include
biodiversity, through the incorporation of green walls, landscaping, tree planting and other measures,
and/or making space for local food growing initiatives.
Green infrastructure
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4.9 Any proposal should provide new areas of publicly accessible open space on site, or contribute
to the enhancement of existing open space, in order to meet the recreational needs of the site’s future
population. Policy GB9 in the draft Local Plan provides further detail.
4.10 Development should provide new play space, or contribute to improvements and expansion of
existing nearby play space, with reference to the draft Local Plan and the Mayor of London’s Shaping
Neighbourhoods Play and Informal Recreation Supplementary Planning Guidance (SPG).
Noise
4.11 The location and design of new development should consider the impact of noise and mitigation
to deal with the impact of noise. The Civic Centre site falls into the 63 dB LAeq noise contour of
Heathrow airport and noise significance category B, where development is acceptable on noise grounds
as long as all reasonably practicable measures are taken to secure acceptable acoustic conditions
within and outside buildings. This should include design measures (e.g. secondary glazing) to minimise
and mitigate noise disturbance. A noise assessment would be required, to include more detail on site
noise levels.
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5. HOUSING REQUIREMENTS
Housing mix
5.1 LB Hounslow’s approach to securing the right mix of housing for its growing population is
contained within Policy SC3 Meeting The Need For A Mix Of Housing Size And Type of the LB Hounslow
Local Plan Submission (August 2014). Policy SC3 states that LB Hounslow ‘will seek to meet local
housing need by securing a mix of new housing type, size and tenure across the borough.’ This will be
achieved by ‘negotiating the housing mix requirements using the mix summarised in Figure SC 3.1 as
the starting point for the consideration of all housing proposals.’
Table SC 3.1
Tenure
1 Bed
2 Bed
3 Bed
4+ Bed
Market
30%
40%
25%
5%
Intermediate
35%
40%
16%
9%
Social/Affordable
25%
45%
25%
5%
5.2 The majority of homes at the Civic Centre site would therefore need to be 2-4 bedroom units.
New homes should be built to the minimum space standards set out in the London Plan and Policy
SC5 of the Hounslow Draft Local Plan.
Density
5.3 The Civic Centre site has a PTAL (Public Transport Accessibility Level) of 3. It’s location within
close proximity of Hounslow town centre would place it within the London Housing Design Guide
definition of an ‘urban’ setting: ‘areas with predominantly dense development such as, for example,
terraced houses, mansion blocks, a mix of different uses, medium building footprints and typically
buildings of two to four storeys, located within 800 metres walking distance of a District centre, or
along main arterial routes.’
5.4 LB Hounslow Local Plan Submission Policy SC4 Scale and Density of New Housing Development
states that the Council ‘will ensure the scale and density of new housing development balances the
need to make efficient use of land and achieve high quality design and accessibility, whilst responding
to local context and character and protecting existing resident’s amenity. Large scale developments
will be required to include a mix of land uses and spaces to help create a sense of place.’
Affordable Housing
5.5 The London Plan Density Matrix would ascribe a density of 55-145 units per hectare to a site
with a PTAL of 3 within an ‘urban’ setting. As the Local Plan Submission dictates that the majority of
homes on the Civic Centre Site would be 2-4 bedroom units, this density standard would equate to the
site having the potential to accomodate in excess of 700 homes with between 3.1-3.7 habitable rooms
per unit. The inclusion of roads and communal amenity space should also be considered.
5.6 The site is suitable for affordable housing, and the council will seek to deliver the maximum
reasonable provision, with a target of 40% affordable units on site. Any proposal should be accompanied
by a financial viability assessment. In terms of the mix of affordable housing, the site should deliver a
mix of 60% affordable/social rented and 40% intermediate units (in accordance with draft Local Plan
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Policy SC2). The site may also be suitable for custom build housing.
Specialist and Supported Housing
5.7 Policy SC8 Specialist and Supported Housing of the Hounslow Draft Local Plan details the
Council’s approach to supporting the housing needs of the borough’s most vulnerable people. The
Policy states that the Council ‘will support the provision of appropriate housing to meet the specialist
and supported needs of vulnerable local people, including specialist housing for older people, and the
strategic aim of minimising the use of residential and nursing homes when vulnerable people could
otherwise be supported to live independently or in supported and extra care housing in their local
community.’
5.8 This policy objective will be met by ‘supporting the provision of purpose built supported housing
to meet specialist housing needs where the proposed accomodation will meet identified local need
(for example Extra Care Housing, Supported Housing for People with Learning Disabilities, Mental
Health Problems, Homeless People with Support Needs and Young People).
Amenity Space
5.9
The LB Hounslow Local Plan Submission states that proposals for new housing should
‘demonstrate through a clear design rationale how benchmark external space standards have been
considered.’ (Policy SC5). This policy approach prioritises the functionality and quality of external
amenity space, as opposed to pursuing a fixed area quantum.
5.10 New homes at the Civic Centre site must therefore show how ‘the aspect, usability, sense of
enclosure and prevailing pattern established by local character have been considered in external open
space proposals...The arrangement of external amenity space across a site should also be carefully
considered to ensure an appropriate balance of public, communal and private space. In family sized
units, there should be direct and easy access to a good sized private garden.’The Council will expect the
strategic urban design of new housing on the Civic Centre site to take advantage of the opportunities
to enhance residential amenity space by working with retained mature trees wherever possible.
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5.11 The relationship that can be developed between new homes, Lampton Park and existing/
proposed planting offers a good opportunity for quality amenity space. In addition to private rear
gardens for family homes, any future development should incorporate communal amenity space that
is integral to the overall urban design concept. The use of home zone principles and areas of planting
will also offer scope for smaller amenity spaces. Planting can provide opportunity to contribute to
external views from individual homes. The quality that views across the park may lend themselves to
smaller amenity spaces in 1-2 bed units, and this should be considered in a future site layout.
Parking Provision
5.12 LB Hounslow applies London Plan 2011 car parking standards as detailed in the table below:
4+ bedrooms
3 bedrooms
1-2 bedrooms
2-1.5 spaces per
unit
1.5-1 space per
unit
1 to less than 1
space per unit
5.13 The Draft Further Alterations to the London Plan 2014 reconsiders maximum car parking
standards to reflect the PTAL rating of specific sites. An ‘urban’ site with a density range of 55-145
units per hectare at a PTAL of 3 would be permitted to include up to 1.5 spaces per unit. The specific
level of car parking provision at the Civic Centre site would be subject to the density and mix of
housing types achieved.
5.14 LB Hounslow would look to secure an appropriate quantity of car parking given the proximity of
the Civic Centre site to Hounslow Central London Underground station and regular bus routes.
5.15 A clear design strategy should inform the positioning of car parking, which should relate to
individual residential units where possible. The potential for apartment homes may mean that basement
car parking should be considered. It is unlikely that multi-storey or large-scale surface car parking would
be acceptable. Opportunities for Car Clubs and Travel Plans should be explored.
Cycle Parking
5.16 Any future residential development should also incorporate design measures and facilities to
promote cycling, including cycle parking standards, in line with the London Plan. The London Plan
Policy 6.9 dictates that 1 cycle parking space should be provided per 1-2 bedroom unit, or 2 spaces for
homes with 3 or more bedrooms.
5.17 Cycle storage should be integral to the design and layout of the development, being of high
quality, visually appealing and functional. External cycle storage within a high quality, covered secure
enclosure would be considered, and could be an opportunity to animate communal areas.
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6. URBAN DESIGN
Introduction
6.1 Quality design achieved through a process of rigorous analysis is a key element of LB Hounslow’s
approach to encouraging development in appropriate sustainable locations. The development of the
Civic Centre site is important to securing new homes and contributing to the wider regeneration of
Hounslow town centre. It is therefore important that any proposal on the site is designed to complement
its surroundings, be adaptable, and function effectively as a good place to live. Achieving these
objectives will ensure the future of the Civic Centre site is economically and socially sustainable. This
section of the Planning Brief details the principles of good urban design that must be acknowledged in
any future sustainable form of development.
Design Principles
6.2 Whilst aesthetics and the attractiveness of developments are important, good design relates
to a number of different dimensions, to how buildings and places work and how they meet the
needs of the people who use them. Well designed places feel safe because they have built-in natural
surveillance through the design of buildings and spaces, as well as having a complementary mix of
uses and activities. Places that work well and look good also help engender a sense of belonging and
local pride. This in itself encourages community participation and helps keep a place safe. Finally, high
quality, innovative design at the appropriate density can provide high quality homes of good size and
layout that use a site efficiently.
Context of New Development
6.3 The LB Hounslow produced a Context and Character Study in 2014. This study documents
the borough’s urban structure and character, identifies elements of the environment that contribute
to local distinctiveness, and provides help in understanding where change and intensification might
occur.
The Context and Character Study describes the character area containing the Civic Centre site as:
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Dominated by leafy Lampton Park, with a number of civic uses (including the Civic Centre) located on
its eastern edge along with a mixture of housing types, notably some large Arts and Crafts influenced
detached houses. Retail frontage faces onto the Great West Road and Lampton Road. A number of
footpaths lead to Lampton Park from Lampton Road and Bulstrode Avenue. To the west of Lampton
Road lies mostly post war housing of varying types and sizes and New Brentford Cemetery with its
avenue of cedars and pines and small yet delightful chapel.’
6.4 The defining characteristics of the study area are its landscape, accessibility and relationship to
Lampton Park.
The assessment of the study area are:
Design Quality - Medium
Sensitivity to change - Medium
Permenence -Medium
Suitability for tall buildings - Unsuitable
6.5 With regards to the redevelopment of the Civic Centre site, the Context and Character Study
can be seen as encouraging residential development of a modest scale that works in harmony with
Lampton Park and existing trees. Contemporary design is not precluded, though the scale, proportions
and materiality of surrounding dwellings should inform the design process. Tall buildings or dense
development found in Hounslow town centre is not appropriate to the Civic Centre site. Existing
routes through the park should be retained as they are important to the permeability of this part of
Hounslow.
Site Considerations
6.6 The historic evolution of the Civic Centre site has generated a number of elements that should
inform the structure of any future development:
Street Network
• Lampton School - Concerns over noise and overlooking of the School site mean careful site layout
planning will be required near the boundaries.
• Public footpaths - The footpaths along the north and west are well used by pedestrians going
between Lampton School, the Civic Centre, and the residential area to the north-west of the School.
These should be retained to structure any future redevelopment of the Civic Centre site.
• Lampton Park - The largest public green open space in the area, with a physical connection to the
south of the site. Lampton Park is an important visual and leisure amenity for any future residential
development.
• Playground - Located immediately to the south of the site, the playground will be a valuable
amenity for any future residential development. Developer contributions to improve this play space
would be sought.
• Housing to the north of the site - The northern boundary to the Civic Centre site backs onto a
number of terraces of 2-4 storey houses. The homes are approximately 9 metres from the site
boundary with a footpath providing clear seperation. Any residential dwellings would have to be
sited to with regard to these existing dwellings, avoiding overlooking and overshadowing.
• Large villa houses on Lampton Road - The Civic Centre site is framed by a pair of villas to the
north opposite Elmsworth Avenue and south at 84 Lampton Road. Whilst these are not within the
site area, along with existing mature trees, the villas are intrinsic to the quality and character of the
site from Lampton Road. The should therefore be considered in any future residential layout on the
Civic Centre site.
• Lampton Road - A main thoroughfare between the A4 and Hounslow town centre, Lampton
Road is heavily used by pedestrians and motorists alike. Lampton Road gives the Civic Centre site
excellent connectivity to Hounslow town centre and beyond.
• Existing LB Hounslow Civic Centre and Car Park - A well organised and successful development
of low-rise ‘campus’ office buildings, the existing LB Hounslow Civic Centre offers useful cues on
how the site could be organised in future in terms of being set back from Lampton Road; relating
naturally to Lampton Park; preserving historic footpaths across and around the site; and adopting a
massing that works with the surrounding domestic context.
6.7 The existing network of vehicular access roads and pedestrian footpaths should be acknowledged
in the structure of any future development. The two should complement each other in a hierarchy 21
EXISTING
CAR PARK
PUBLIC
SPACE
PT
ON
RO
AD
88 LAMPTON RD
M
CHILDREN’S
PEDESTRIAN ROUTE
POTENTIAL FOR OVERLOOKING
VEHICULAR ROUTE
BUS STOPS
PARK EDGE WITH SITE
Figure 5: Civic Centre Site Existing Condition
22
LA
PLAYGROUND
VEHICULAR ACCESS
GRADE II LISTED BUILDING
BUILDING WITH POTENTIAL TO RETAIN
POTENTIAL COMMUNITY BUILDING
of streets that prioritise pedestrians, provide natural surveillance, are clearly legible, and integrate
architectural and landscape design to create a distinctive place.
As referenced in Local Plan Submission Policy CC2 there should be ‘a clear distinction between
private, semi-private and public space, through an understanding of fronts and backs of buildings,
ground floor uses, and continuity of street frontages and enclosure of space to help foster comfortable,
useable and safe places.’
6.8
6.9 The retention and extension of the access roads at Clovelly Road and in front of The Lawn
building into the site would offer the potential to create new east/west streets into the site. Clovelly
Road would have new homes - family and apartments - fronting onto it with front doors clearly legible.
These new streets could be connected to additional vehicular streets towards the western and
northern boundaries of the site, offering vehicular access fully into the site. When combined with
the existing footpaths running east/west and north/south across the site, a legible grid structure is
possible. This offers the opportunity for a larger communal space in the centre of the site, that could
then be complemented by smaller spaces within the grid (see urban design structure diagram).
6.10 Any future residential development should look to retain the existing landscaped area to the
east of the Civic Centre site fronting onto Lampton Road. This is of a relatively high quality and features
many mature trees. It has not been built on historically, so there is not an imperative to include a
building line or frontage at this point on Lampton Road. This space also offers views into the site,
helping people to find their way into the site and to Lampton Park. A feature building at the junction
with Lampton Park itself could enhance views from this position.
Relationship with Lampton Park
6.11 Lampton Park is a unique asset for the Civic Centre site, and any future residential development
on the site should complement the park in terms of access, use and views.
6.13 A considered landscape strategy should ensure that privacy and security are achieved through
landscape and urban design, minimising the use of fences or boundary walls along the perimeter of
Lampton Park. A considered approach to designing ‘buildings in the park’ should make it possible to
avoid any negative impact on the existing quality of Lampton Park, or the loss of any opportunities to
enhance the setting of new homes through their relationship with the park. The existing landscaping
and mature planting on the Civic Centre site adjacent to Lampton Road offers a sound basis from
which to develop this landscape strategy.
6.14 Attention should be paid to the height and massing of buildings adjacent to Lampton Park,
or clearly visible from Lampton Park due to their height. A strong design concept that brings the
6.12 It is important that the layout of any future residential development successfully negotiates
the transition between Lampton Road and the open area of Lampton Park. This could be achieved by
bringing the park ‘into’ and ‘through’ the new development through landscape design and planting.
There should be clear routes through any new residential development from Lampton Road towards
Lampton Park that establish visual connections with the landscape of the park.
23
quality of the park into the Civic Centre site should not preclude taller elements of up to 6 storeys in
places. However, taller elements should be positioned toward the centre of the site, avoiding a sense
of ‘overbearing’ onto the open space of Lampton Park. Close integration between landscape and
architectural design should also mean that those buildings visible from Lampton Park complement
existing and new trees and planting in their height, massing, elevations and materiality.
6.15 The points at which any future residential development interfaces with Lampton Park are critical,
and must be carefully considered. Clovelly Road should continue to function as a key pedestrian route
into Lampton Park, with a retained 88 Lampton Road having the potential to serve a useful role as a
‘sentinel’ building marking the eastern gateway into the site and towards Lampton Park. This could be
joined by a similar ‘sentinel’ or ‘lodge building’ on the south-western corner of the site to mark the join
between Lampton Park and the residential development.
Building Typologies
6.16 The policy context suggests that any future residential development on the Civic Centre site
should incorporate a variety of dwelling sizes with some provision made for ancillary commercial/
community space. The manner in which homes of varying sizes, along with supporting uses including
cycle storage and plant, are arranged is an important consideration in the development of a new ‘place’
with character.
6.17 A clear and legible network of routes across the site should allow the creation of streets and
commual spaces that provide for functional building plots and realise the potential of the site’s physical
assets. The Civic Centre site is of sufficient size to allow homes and ancillary uses to then be arranged
along these streets in distinct ways, lending character that varies across the whole of the site.
6.18 By striving for some consistency in materials, roof forms, elevational proportions (windows,
doors, string courses), plot ratio (including front gardens, building setbacks) and scale, housing
typologies can be arranged in different ways across the site to create distinctive blocks and streets.
This distinctiveness makes for a place that is easier to navigate, uses its site as efficiently as possible,
more interesting, and more valuable. The development of a clear and rational set of urban design
principles ensures that incoherence and monotony alike are avoided.
24
6.19 Ancillary buildings and spaces like plant rooms, cycle stores, sub-stations, Combined Heat
and Power facilities and bin stores should be seen as a design opportunity in themselves. A distinct
architectural pallette could be developed that ties into the design concept for the site as a whole or the
character of individual streets and blocks. Opportunities to use secure screens that allow for oblique
views of plant or machinery to give visual interest to what would otherwise be blank facades should
be considered.
Movement
6.20 The existing LB Hounslow Civic Centre layout provides for vehicular access via Clovelly Road,
which features a drop-off point and turning head at the entrance to the existing Civic Centre. This is
supplemented by a two-lane access road to the multi-storey car park from Lampton Road in front of
The Lawn building.
6.21 Any future development should seek to retain the Clovelly Road and existing car park road
as the main vehicular access in and out of the site. The roads should be extended into the site to
enable vehicular access to the west of the site, supporting the network of streets which development
should be designed around. A new residential development on the Civic Centre site should establish
pedestrian priority, with motor vehicles prevented from dominating the site and its streetscene.
6.22 The urban and landscape design of the development should therefore seek to implement ‘home
zone’ principles within the street network . A home zone would integrate the layout of buildings and
streets with shared surfaces, raised tables, planting, street furniture and car parking to ensure streets
are safe, attractive and potentially capable of being used as play space.
6.23 The footpaths that traverse the Civic Centre site have historically been integral to the site, and
should inform the structure of any future development.
6.24 The existing bus stop beyond the site boundary on Lampton Road should be retained if possible.
Vehicular and pedestrian accesses into a redeveloped Civic Centre Site should be designed to consider
the existing location of the bus stop. A relocation of the bus stop would need to be to the satisfaction
of the relevant bus operators.
Building Design and Materials
6.25 The Council will ‘promote and support contemporary architecture that responds intelligently to
current and future lifestyles...whilst ensuring it’s rooted in local context at all scale.’ (Policy CC2 Urban
Design and Architecture).
6.26 The homes surrounding the Civic Centre site offer a clear guide for future residential
development in terms of plot arrangement, materials and roof form. Lampton Road and its connecting
streets, along with the housing estate centered on Moulton Avenue to the west of Lampton Park all
consist of varients of brick family homes. Homes are characterised by front gardens, uniform windows
with detailed surrounds, pitched slate roofs, and gables. Though there are some detached homes
on Lampton Road, connecting streets like Avonwick Road and Sunnycroft Road are attractive highdensity residential terraces. There is a high standard of detailing with barge boards and pediments
characterising many of the homes.
6.27 Future residential development at the Civic Centre site should look to incorporate or reference
some of these features, whilst avoiding pastiche or mimicry. The use of quality brick, pitched roofs and
considered window detailing (reveals and arches) is encouraged, with thought given to how homes
can be grouped to form streets that are more than the sum of their parts. It should be possible to
identify individual homes within a new development, thereby relating to the ‘domestic’ proportions
and arrangement of surrounding streets. The Council will resist any attempt to over-develop the site,
or introduce ‘urban’ extremely high-density housing which would be at odds with the character of the
area.
25
Building Heights
6.28 The LB Hounslow approach to tall buildings is contained within Policy CC3 (Tall Buildings) in the
Local Plan Submission Draft (August 2014). Policy CC3 defines tall buildings as ‘any building or structure
which is over 20 metres in height and/or which is significantly taller than the surrounding townscape
and/or which recognisably changes the skyline. Building height is measured from the ground plane to
the roof, including the height of any roof top plant.’ Policy CC3 states that LB Hounslow will focus tall
buildings ‘in Hounslow town centre, where access to public transport is good.’ The predominantly 2-3
storey character of the rest of the borough will be preserved, with some ‘limited’ scope for 4-6 storey
(up to 20 metre) buildings along main streets.
6.29 The area surrounding the Civic Centre site is predominantly 2 storey, with a limited number
of 3-4 storey apartment blocks that retain the proportions of a domestic dwelling. The site has a
relatively low PTAL rating of 3 and is not within Hounslow town centre, though it is easily accessible
on foot. It is therefore concluded that the Civic Centre site is not a suitable for tall buildings of 20
metres. However, there may be the opportunity for ‘taller’ elements of up to 4-6 storeys within a new
residential development to ensure efficient use of the site, support the legibility of the development,
and contribute to the emerging townscape.
6.30 The positioning of taller elements must be carefully considered, marking points within the
development such as the central amenity space. The existing hierarchy at the entrance to the Civic
Centre site marked by The Lawn (albeit beyond the legal site boundary) and 88 Lampton Road should be
considered in a new residential development, with taller ‘landmark’ buildings unlikely to be appropriate.
Views and Vistas
6.31 There are no statutorily protected or designated views on or around the Civic Centre site.
However, the relationship between Lampton Park and the Civic Centre site does offer an opportunity
to create new views:
• from new homes across the open space
• into the park along Clovelly Road from Lampton Road improving legibility and promoting use of
the park
26
Backland and Rear Gardens
6.32 The Civic Centre site is bordered by alternative land uses, including residential properties, to the
north and south. The Civic Centre site boundary is approximately 14 metres from the rear boundary of
a number of houses and low-rise apartment buildings.
6.33 Development of the Civic Centre site cannot take place without some change to the outlook
from these properties. The interface between a new residential development and existing homes must
therefore be carefully managed to avoid overlooking, whilst also avoiding presenting blank elevations
onto the existing footpaths that border the site. The main entrances, private amenity space, and
elevations of new homes should therefore be designed to avoid overlooking, whilst offering some
natural surveillence onto the footpaths.
Visual Marker
POTENTIAL
COMMUNAL SPACE
POTENTIAL COMMUNITY
USE/SPACE
Figure 6: Civic Centre Site Potential Routes Structure and Open Space
27
Figure 7: Civic Centre Site Potential Massing
28
7. SUSTAINABILITY OBJECTIVES
Energy and carbon reduction
7.1 The development will be expected to be assessed against the Code for Sustainable Homes and
meet Level 4 as minimum. This should include credits for Ene 2 Fabric Energy Efficiency (five credits)
and Mat 1 Environmental Impact of Materials (ten credits).
7.2 The development will need to meet the requirements of Part L of the Building Regulations
2013. It will also need to secure 35% carbon dioxide emissions reduction in buildings as compliant
with the London Plan. The development should include a detailed energy assessment to demonstrate
how the 35% carbon dioxide emissions reduction is to be met within the framework of the energy
hierarchy.
1 Be lean: use less energy
2 Be clean: supply energy efficiently
3 Be green: use renewable energy
7.3 The development should take account of layout, building orientation, massing, materials and
construction techniques to minimise energy consumption.
7.4 The energy assessment should include the following details:
• calculation of the energy demand and carbon dioxide emissions covered by the Building Regulations
and, separately, the energy demand and carbon dioxide emissions from any other part of the
development, including plant or equipment, that are not covered by the Building Regulations at
each stage of the energy hierarchy.
• proposals to reduce carbon dioxide emissions through the energy efficient design of the site,
buildings and services
• proposals to further reduce carbon dioxide emissions through the use of decentralised energy
where feasible, such as district heating and cooling and combined heat and power (CHP)
• proposals to further reduce carbon dioxide emissions through the use of on-site renewable energy
technologies.
7.5 Evaluate the feasibility of Combined Heat and Power (CHP) systems and, where appropriate,
examine the feasibility of extending the system beyond the site boundary.
7.7 The carbon dioxide reduction targets should be met on-site. Where it is clearly demonstrated
that the 35% carbon reduction target cannot be fully achieved on-site, any shortfall may be provided
off-site or met by making a financial contribution to an agreed borough-wide programme.
7.6 Hounslow Town Centre has been identified as an opportunity location for local heat and power
networks by the Carbon Reduction Evidence Base for the Local Plan. As the centralised energy
networks do not currently exist in the area, the development should make provision to connect to any
potential future decentralised energy network in the vicinity of the site if the development does not
include a decentralised energy system.
29
Flood risk and surface water management
7.8 The development site is located in Flood Zone 1 (area with lower flood risk), however the site
is over 1 hectare, a flood risk assessment (FRA) is therefore required. The FRA must be consistent
with the requirements of the Environment Agency and the Strategic Flood Risk Assessment, and
apply the sequential test approach within site boundary to ensure flood risk is further decreased. The
development should incorporate necessary flood resistance and resilience measures, including ensuring
that adequate flood defences are in place and maintained through the lifetime of the development.
7.9 The development needs to incorporate sustainable urban drainage systems and avoid nonpermeable hard standings with the aim of achieving Greenfield runoff rates and being consistent with
the Surface Water Management Plan.
Air Quality
7.10 An air quality assessment is expected and ensures that the development does not exacerbate
existing air pollution “air quality neutral” and whenever possible improves air quality. The council’s Air
Quality Supplementary Planning Document sets out the information required or air quality assessments
and further guidance on air quality consideration.
Enhancing Local Skills
7.11 We expect the development will deliver construction training and apprenticeships.
30
8. REQUIRED OUTCOMES
8.1
Any proposal for development on the Civic Centre site should reference the following principles:
• Residential development in excess of 700 new homes with quality urban and architectural design
having the potential to facilitate mid to high density development
• Mix of dwelling size, with majority of homes featuring 2-3 bedrooms, with smaller elements of 1
bedroom and 4+ bedroom units. Some provision of specialist and supported housing would be
supported on the site
• On-site affordable housing provision target of 40% of the total number of homes, subject to viability,
to be sought.
• An appropriate quantity of car parking at a maximum of 1.5 car parking spaces per unit - relationship
between parking and individual homes should be carefully considered and should not compromise
quality of amenity space or streetscape
• Existing footpaths and access roads into and across the Civic Centre site should be used as the
basis of a new street structure wherever possible
• Opportunity for small commercial/community space ancillary to the new homes - A1 retail unit and
cafe to serve Lampton Park would be possible
• The Registry Office at 88 Lampton Road should be moved to new Civic Centre in Hounslow town
centre. However there is a preference to retain the building
• Housing typologies to be varied across the site to create subtly distinctive streets and spaces adherence to common urban design principles governing proportions, materials, plot ratios, heights
and roof forms will ensure coherence
• Provision of quality usable private and communal amenity space that works with the internal plan
and external position of individual homes
• Domestic scale of 2-4 storeys to predominate across the site, with taller elements up to 6 storeys
to mark key points. The site is not suitable for a ‘landmark’ building solely defined by its height.
31
9. PLANNING APPLICATION REQUIREMENTS
9.1 The Council would advise all applicants to make a formal pre-application submission prior to
making any formal planning application. Details of how to do this are available on the Council’s website
at www.hounslow.gov.uk/planning.
Planning Performance Agreement (PPA)
9.2 Any development would be expected to enter into a Planning Performance Agreement. The
fundamental principle of a PPA is the front-loading of activity, prior to submission, to ensure that
applications are of a high quality both in terms of the material submitted and the content of the
proposal. It brings together the Local Planning Authority, developer and key stakeholders from an early
stage to work together in partnership throughout all stages of the planning process.
Planning Documents
9.3 Within any planning application, we would expect to see, as a minimum, the following documents
to ensure timely validation:
32
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
All plans, drawings, images including existing and proposed
Air Quality Report
Archaeological Assessment
Arboricultural Report, including tree survey
Construction Method Statement, including phasing plan
Daylight/Sunlight Assessment
Design & Access Statement
Draft Heads of Terms
Ecological Report
Energy Statement, including Code for Sustainable Homes Pre-Assessment
Flood Risk Assessment
Land Contamination Assessment
Landscape Design Proposals
Noise Report
Planning Statement
Statement of Community Involvement
Transport Assessment, including Travel Plan
Viability Report
Community Infrastructure Levy
9.4 Some new developments granted planning permission on or after 1st April 2012 will be liable
to pay Community Infrastructure Levy (CIL) to the Mayor of London with respect to the funding of
Crossrail. This is at the rate of £35 per sqm of new floor space. The Council’s own CIL is likely to be
adopted early 2015.
9.5 Development proposals for this site are likely to be CIL liable. Any application should include all
relevant CIL forms (http://www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/
cil). Further information can be obtained from the CIL team on 020 8583 4898/4895 or view our web
page: http://www.hounslow.gov.uk/index/environment_and_planning/planning.htm
Planning Conditions
9.6 Planning conditions are likely to form a component of any consent for the development of this
site. These will include details of materials, landscaping, Construction Management Plan or to secure
elements of the permission such as cycle stores or parking layouts. Details of what will likely be
reserved by condition can form part of any formal pre-application submissions.
33
10. IMPLEMENTATION AND DELIVERY
10.1 New residential development at the Civic Centre site will not possible until the LB Hounslow
services are relocated to a suitable location. Staff from the existing Civic Centre would not be relocated
until the completion of a new Civic Centre building. It is therefore expected that residential development
on the Civic Centre site would be delivered in phases.
10.2 The relocation of existing Civic Centre activities, the demolition of the existing building and car
park and the redevelopment of the site should be carefully managed to minimise the impact on any
uses to be retained on site and on Lampton Park, adjacent properties and traffic. Provision of new and
upgraded road infrastructure including construction traffic should be developed during the detailed
design stage.
10.3 The delivery of the new development on the current Civic Centre site will have a direct impact
upon the transport, social, public realm and utility infrastructure in the area. Public consultation and
engagement will be crucial.
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APPENDIX 1 - PLANNING POLICY MATRIX
National Planning Policy Framework (NPPF)
Housing
Para 47
To boost significantly the supply of housing, local planning authorities should...
identify and update annually a supply of specific deliverable sites sufficient to
provide five years worth of housing against their housing requirements with an
additional buffer of 5% (moved forward from later in the plan period) to ensure
choice and competition in the market for land.
Para 50
To deliver a wide choice of high quality homes, widen opportunities for home
ownership and create sustainable, inclusive and mixed communities, local
planning authorities should:
• plan for a mix of housing based on current and future demographic trends,
market trends and the needs of different groups in the community (such
as, but not limited to, families with children, older people, people with
disabilities, service families and people wishing to build their own homes);
• identify the size, type, tenure and range of housing that is required in
particular locations, reflecting local demand; and
• where they have identified that affordable housing is needed, set policies for
meeting this need on site, unless off-site provision or a financial contribution
of broadly equivalent value can be robustly justified (for example to improve
or make more effective use of the existing housing stock) and the agreed
approach contributes to the objective of creating
• mixed and balanced communities. Such policies should be sufficiently
flexible to take account of changing market conditions over time.
COMMENTARY
The site is allocated in
the Local Plan to make
a significant contribution
to the borough’s housing
supply; this paper takes that
allocation forward.
Supports the brief’s objective
to deliver a range of housing
types, sizes and tenures,
particularly maximising the
level of affordable housing in
line with the council’s draft
Local Plan.
Design
Para 57:
It is important to plan positively for the achievement of high quality and inclusive Supports the intention for
design for all development, including individual buildings, private spaces and high quality design at the
site.
wider area development schemes.
Supports the aim that development at the site should be
sensitive to and contribute
to the site’s character and
context.
Para 61:
Although visual appearance and the architecture of individual buildings are
very important factors, securing high quality and inclusive design goes beyond
aesthetic considerations. Therefore, planning policies and decisions should
address the connections between people and places and the integration of
new development into the natural, built and historic environment.
35
National Planning Policy Framework (NPPF)
Para 70
To deliver the social, recreational and cultural facilities and services the
community needs, planning policies and decisions should:
• plan positively for the provision and use of shared space, community
facilities (such as local shops, meeting places, sports venues, cultural
buildings, public houses and places of worship) and other local services to
• enhance the sustainability of communities and residential environments;
• guard against the unnecessary loss of valued facilities and services,
particularly where this would reduce the community’s ability to meet its
day-to-day needs;
• ensure that established shops, facilities and services are able to develop
and modernise in a way that is sustainable, and retained for the benefit of
the community; and
• ensure an integrated approach to considering the location of housing,
• economic uses and community facilities and services.
Meeting the challenge of climate change: Low carbon
Para 95
Local authorities should plan new development in locations and ways to
reduce greenhouse gas emissions, actively support energy efficiency and set
local requirements consistent with the Government’s zero carbon building
policy and standards.
36
COMMENTARY
These
objectives
are
supported, with guidance
on how development should
meet community needs
outlined in the brief
This is supported in the
brief, and any development
should meet requirements
set out in the draft Local Plan
(alongside national standards
or guidance)
Flooding
Para 103
When determining planning applications, local planning authorities should Any development of a site
this size should include
ensure flood risk is not increased elsewhere.
measures to ensure that
flood risk is not increased in
the local and wider area
Biodiversity
Para 118
Local authorities should preserve and enhance biodiversity and maximise This is supported and
opportunities to incorporate biodiversity around developments.
promoted particularly due
to the parkland setting and
green links connecting the
site.
London Plan 2011
The London Plan contains numerous policies relevant to the brief, including but COMMENTARY
not exclusively:
Policy 3.3 Increasing Housing Supply
Requires boroughs to achieve and exceed the minimum borough annual
average housing target. It also states that boroughs should enable development
capacity to meet the targets.
Policy 3.4 Optimising Housing Potential
Sets out the density matrix (Table 3.2) which should be considered alongside
the borough’s Context and Character study.
The site is key contributor
to the borough’s housing
supply, and is allocated in
the draft Local Plan. This
planning brief takes forward
the site allocation.
Policy 3.5 Quality and Design of Housing Developments
This supports the design
Sets out that the design of new housing development should enhance the guidance given in the brief.
quality of local places, local character and relationships with public, communal
and opens spaces. It also outlines that boroughs should set minimum space
standards.
Policy 3.6 Children and Young People’s Play and Informal Recreation
This is supported in the brief.
Seeks to ensure that children and young people have safe access to good
quality, well designed, secure and stimulating play and informal recreation,
incorporating trees and greenery where possible. Development should make
provision for play and informal recreation based on the expected child population
and an assessment of future need.
Policy 3.7 Large Residential Developments
Sets out that on sites of over five hectares or capable of accommodating more
than 500 dwellings, development should be progressed in an appropriately
plan led, co-ordinated way to ensure provision of social, environmental and
other infrastructure and to create neighbourhoods with a distinctive character,
sense of local pride and civic identity. Particular reference should be made to
need for educational facilities (see Local Plan policies).
Policy 3.11 Affordable Housing Targets/ 3.12 Negotiating Affordable Housing
Describes the process to ensure the maximum reasonable amount of affordable
housing on site.
Policy 3.8 Housing Choice
Outlines that new development should offer a range of housing choices in
terms of mix of sizes and types, taking account of housing needs of different
groups. All new homes should be built to Lifetime Homes Standards.
37
London Plan 2011
COMMENTARY
Design and the public realm
Policy 7.2 An Inclusive Environment outlines the requirement for new Together with Policy 3.5
development to achieve the highest quality of accessible and inclusive design. on design and quality of
housing development, this
policy is highly relevant to
development of the Civic
Centre site.
Policy 7.3 Designing Out Crime
Development should seek to create safe, secure and appropriately accessible
environments, by ensuring routes and spaces are legible, well maintained and
encourage human activity appropriate to the location.
Policy 7.4 Local Character
Development should be designed to a high quality of design that responds to
local character, as outlined in detail in the policy.
Policy 7.5 Public Realm
This policy outlines that development should make the public realm
comprehensible at a human scale, using gateways, focal points and landmarks
as appropriate to help people find their way. Landscape treatment, street
furniture and infrastructure should be of the highest quality, have clear purpose
and contribute to the easy movement of people through space.
Policy 2.18 Green Infrastructure: The Network of Open and Green Spaces.
This policy aims to protect, promote, expand, manage and improve access
to London’s network of green infrastructure. Development should incorporate
appropriate elements of green infrastructure, and encourage linkages and
access between green infrastructure and the wider public realm.
38
The brief supports this aim
and seeks to maximise the
location and setting of the
Civic Centre site to improve
green links and connections
through the site and to
Lampton Park.
Carbon reduction and sustainable design and construction.
The Mayor’s policies and standards on minimising carbon dioxide emissions, These policies and standards
and sustainable design and construction (Policy 5.2 and 5.3) should be used are supported in the brief.
with regard to any development.
LB Hounslow Local Plan Submission - August 2014
The draft Local Plan contains numerous policies relevant to the brief, including
(but not exclusively):
Spatial vision and objectives
• The draft Local Plan sets out to provide a mix of housing types and tenures The brief supports this aim
to meet the needs of the borough’s growing population. This includes and takes forward delivery of
provision of affordable housing.
substantial allocated site for
housing.
• Development should be accompanied by appropriate infrastructure Development
providing a range of community, education and other facilities.
supported
in the brief should be
accompanied by appropriate
community infrastructure.
Housing
Policy SC1 Housing Growth
Seeks to maximise supply to meet housing need, to exceed London Plan target. This supports residential
It will do this by allocating sites for development and supporting proposals development at the Civic
for new housing development, in the context of the presumption in favour of Centre site.
sustainable development.
Policy SC2 Maximising the Provision of Affordable Housing
Seeks an overall quantum of 40% additional housing to be affordable.
Supports the housing detail
included in this brief.
Policy SC3 Meeting the Need for a Mix of Housing Size and Type
Outlines the housing mix requirements for new development.
included in this brief.
Policy SC4 Scale and Density of New Housing Development
States the council’s objective to optimise housing output taking account included in this brief.
of policies for context and character, design standards and public transport
accessibility.
Policy CC2 Urban Design and Architecture
Seeks to retain, enhance and support high quality urban design. Development
should integrate and add to the surrounding landscape, deliver the right land
use mix and have a positive impact on the amenity of current and future
residents and visitors.
Context and character
Policy CC1 Context and Character
Supports the design guidance
Seeks to sustain and enhance the character on local areas, dependent on provided in this brief.
their existing quality (Fig CC1.1). Development should respond to the wider
context of the area, its communities, natural landscape and urban structure,
and enhance particular features that contribute these elements.
39
LB Hounslow Local Plan Submission - August 2014
Policy GB2 Local Open Space
Seeks to maintain the supply of open space to meet the needs of the borough’s
growing population. To achieve this, development proposals should provide
new areas of publically accessible open space through on-site provision, where
appropriate, particularly in areas of substantial change and intensification.
This policy is of particular
relevance for this site, which
is in close proximity to
Hounslow town centre, as
an area of significant growth,
investment and regeneration.
This policy is supported by
Policy GB4 The Green Infrastructure Network
Seeks to protect and enhance green infrastructure networks throughout the the brief.
borough. It expects development proposals to make a positive contribution to
green infrastructure by improving its quality, linkages, access and design, and
by incorporating element of Green Infrastructure on site to integrate into the
wider network.
Policy GB9 Play Space, Outdoor Facilities and Burial Space
Sets out that new development should contribute to the improvement or
expansion on play spaces, or provide new play spaces where appropriate.
Additional provision should seek to tackle deficiencies in the local area.
Environmental quality
Policies support the brief
Policy EQ1 Energy and Carbon Reduction
Sets out the council’s policy and requirements to ensure carbon reductions and should be applied to
through new development. Development should demonstrate that the proposed development.
maximum feasible reduction in carbon emissions has been achieved.
40
Policy EQ5 Noise
Sets out the council’s approach to reducing the impact of noise pollution and
ensuring that new development assesses and mitigates the impacts of noise.
New development should be informed by noise assessments, minimise noise
disturbance, and ensure noise mitigation measures are implemented to comply
with British Standard BS8233: 2014 Guidance on sound insulation and noise
reduction in buildings.
The council also has an adopted Supplementary Planning Document on Noise
which provides further guidance for noise generating and noise sensitive
development.
Site allocation
The site is allocated for residential development (identified through the London The brief actively supports
Strategic Housing Land Availability Assessment). This is dependent on the and takes forward the site
allocation.
current civic use being relocated either on site on in Hounslow town centre.
Hounslow’s Community Infrastructure Levy (CIL) Draft Charging Schedule
Hounslow’s CIL Draft Charging Schedule sets the rates proposed for residential CIL will be relevant to
(and other) development in the borough. The Civic Centre site falls into Zone 2 any development coming
(Central) and therefore the proposed rate for residential development is £110 forward at the site.
per unit.
41
APPENDIX 2 - CONSULTATION PROGRAMME
Key Dates
November 2014
Civic Centre Site Planning Brief completed
December 2014
Sign off of Civic Centre Site Planning Brief by Leader of the Council and Chief Executive
January-February 2015
Public consultation - copies of the Civic Centre Site Planning Brief made avail
able to all stakeholders for 6 week period. Hard copies to be made avail
able at the Civic Centre and local libraries. The document will also be available online, as a public notice, and distributed to the local media
January 2015
Presentation to Cranford & Heston Area Forum
January 2015
Presentation to Hounslow Area Forum
February 2015
Public consultation responses reviewed and incorporated into revised document where appropriate
26 February 2015
42
Civic Centre Site Planning Brief presented to Planning Committee
43

CIVIC Centre plannIng brIef

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