PLANNING COMMITTEE 7 March 2019

Anisa.Aboud@hounslow.gov.uk

References: P/2018/4830 00504/AE/P22

Address: Segro Park Heathrow (formerly Vantage Logistics Centre), Ariel Way, Hounslow, TW4 6JW

Ward:

Proposal:

Cranford Ward

Variation of condition 2 (approved plans) to allow the creation of a mezzanine floor of planning permission 00504/AE/P21 approved 30/11/2018 for the re-development of the site comprising the construction of an industrial unit (B1(c)/B2/B8 uses) with ancillary offices, means of access, car and cycle parking facilities, drainage, landscaping, plant and ancillary works

This application is being reported to Planning Committee as it represents a departure from the development plan and is major development with a S106 agreement attached to it.

1.0 SUMMARY

1.1 The proposal is to vary condition 2 (approved plans) of planning permission 00504/AE/P21 to allow the creation of a mezzanine floor

1.2 The variation to this condition would create an additional 13,572m2 Gross External Area (GEA) in addition to the approved 16,207m2 (GEA) of industrial floorspace under planning permission 00504/AE/P21.

1.3 The variation to this condition is considered acceptable as it would create additional industrial floorspace within an identified Locally Significant Industrial Site (LSIS). The changes proposed as part of the application, whilst improving the facilities to be provided on site, would not result in any greater impact upon the openness of the Green Belt than the extant permission and would not resulting in any additional impact upon the highway network, subject to suitable conditions and a legal agreement.

1.4 The proposal would continue to provide an enhanced and desirable industrial unit without raising significant design, amenity or parking and access concerns and would not compromise policies pertaining to environmental matters.

Approval is therefore recommended, subject to the completion of a S106 agreement and referral to the Secretary of State.

2.0 SITE DESCRIPTION

2.1 The application site is a 4.61 hectare plot located immediately to the east of Heathrow Airport. It is bordered by the Great South West Road on its northern side, the Causeway to the south and the River Crane to the south west. Both the Great South West Road and the Causeway are within the Transport for London Road Network. Ariel Way, a private road runs through the site, which is accessed from both roads that border the site. The site contains two warehouse buildings (measuring 10,940 square metres and 2184 square metres) which, until recently have been occupied by a DHL distribution centre.

2.2 Approximately 1.4 hectares of the site is land designated as Green Belt which runs along its southern and eastern boundary. The remainder of the site is designated as a Locally Significant Industrial Site. The site is also located adjacent to the River Crane corridor, a site designated as being of importance to nature conservation.

2.3 The site has a Public Transport Accessibility Rating of 1b (poor), 3 bus routes serve the site running along the Great South West Road. Hatton Cross tube station is located around 1KM to the west of the site, Hounslow West around 1.8 km to the east.

3. RELEVANT HISTORY

3.1 Recent planning history includes an application for perimeter hoarding (ref: 00504/AE/P18 approved 5 September 2014) and for the use of land to the east of the site for lorry parking for a period of 3 years (ref: 00504/AE/P19 approved on 18 December 2014).

3.2 On 6 March 2018 planning approval was granted for the following development:

‘Demolition of existing buildings and structures and re-development comprising the construction of five industrial units (B1(c)/B2/B8 uses) with ancillary offices, means of access, car and cycle parking facilities, drainage, landscaping, plant and ancillary works.’

3.3 The scheme was approved with a section 106 agreement.

3.4 On 30 November 2018 planning approval was granted for the following development:

‘Re-development of the site comprising the construction of an industrial unit (B1(c)/B2/B8 uses) with ancillary offices, means of access, car and cycle parking facilities, drainage, landscaping, plant and ancillary works’

3.5 This scheme sought to replace the previous five industrial units with a single industrial unit with a floorspace of 16,207 square metres, measuring 178 x 80 metres and 19.9 metres in height. Three mezzanine levels would be located on the eastern side of the building but the bulk of the structure would be open plan.

3.6 The section 106 agreement of the approved scheme secured the following:

Job Brokerage and Construction Training

Travel Plan

Considerate Contractor Scheme

Contribution River Crane Corridor Improvements (£40,000)

4. DETAILS

4.1 This application seeks to vary condition 2 (approved plans) of planning permission 00504/AE/P21.

Condition 2 currently reads:

The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted (Design and Construction Method Statement Version 01, Noise Impact Assessment dated May 2018, Air Quality Assessment Rev 1 dated May 2018, Preliminary Ecological Appraisal dated 14 October 2016, Letter from Terry Anderson Landscape Architects dated 14 May 2018, Overheating Risk Analysis Report Issue 1 dated May 2018, Delivery and Service Plan dated May 2018, Ground Investigation of the Northern Bund dated May 2017, Flood Risk Assessment rev C dated 10 May 2018, Aviation Issues Report dated 24 April 2018, Transport Assessment dated 14 May 2018, External Lighting and CCTV Assessment dated May 2018, Planning Statement dated May 2018, Travel Plan dated July 2018, BREEAM Pre Assessment Report dated May 2018, Energy Strategy Issue 1 dated May 2018, 31050- PL-10A (Location Plan), 17A (Facade Materials), 15D (Illustrative Elevations), 13D (Elevations), 749.TS.03 (Tree Survey), Bat Survey Dated June 2017, 31050-PL- 11M (Site Layout Plan), 12C (Floor Plans), 14C (Proposed Site Plan), 16D (External Finishes Site Plan), 18C (Site Sections), 19C (Site Constraints Plan) and 20D (Extent of Development Within Existing Greenbelt) received on 6th June 2018, 749.29.01 rev A (Landscaping) Received on 20 June 2018 and Landscape Management Schedule (Issue No 2 dated 3 October 2018), 749.10.01 rev B (Landscaping), 749.19.01 rev C (Landscaping) and 749.39.01 rev C (Landscaping) received on 16 October 2018) therewith and approved by the Local Planning Authority, or as shall have been otherwise agreed in writing by the Local Planning Authority before the building is used.

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

2.4 This application seeks permission to create a mezzanine floor within the approved building and there are no other changes proposed. There are no external changes and no changes to parking provision. The applicant

is now proposing a pathway link on the western boundary through the site to the River Crane.

Do&Co Catering and Airline Company background

4.2 Do&Co propose to occupy the unit and have a pre-let agreement with Segro Plc. in place. Do&Co are an Austrian event and airline catering company with a client base including British Airways, Emirates, Qatar Airlines and Turkish Airlines. In addition they provide VIP catering for Formula 1 races and for UEFA European championships. They are currently based in Unit 2, Girling Way, Feltham, TW14 0PH and intend to expand their current operations to create a new flagship development.

4.3 Do&Co have identified a need for additional floorspace, beyond that approved under planning permission 00504/AE/P21 to meet their operational requirements and now require an additional mezzanine floor to service their growing number of catering contracts. The additional floorspace would also be used for their training academy and development centre, as well as expanding the space used for their cooking facility and capabilities.

4.4 The additional space is required to service the growing number of catering contracts and would not increase employment numbers beyond that already assessed as part of the original application (00504/AE/P21).

4.5 Consequently, an application has been made under Section 73 of the Town and Country Planning Act 1990 to vary the approved plans listed within condition 2 to include the mezzanine floor within the approved unit.

4.6 The site would be accessed by three points. On the northern side onto Great South West Road the access point would be located 40 metres to the east of the existing access, but retains a left in – left out arrangement. The other two access points would be onto the A312, one moves the existing access around 40 metres to the east of the existing access point and the other creates a new access point directly onto the service area of the unit to the south west of the site.

4.7 A total of 141 car parking spaces would be provided throughout the site, including 11 disabled parking bays and 100 cycle parking spaces.

4.8 The current application would contribute an additional £7,500 to create a pathway link through the site on the western boundary to the River Crane.

5. CONSULTATIONS

5.1 A site notice erected on 10 January 2019 and a press notice advertised. No letters of objection were received.

5.2 Due to the scale of the facility the Mayor of London was consulted.

5.3 The application was added to the Pending Decisions List for week 30 (20 – 27 July 2018). Members were informed that the application was to be forwarded to Planning Committee.

The Greater London Authority

5.4 A response from the Greater London Authority states that given the scale and nature of the proposals, the amendments do not give rise to any new strategic planning issues. Therefore, under article 5(2) of the Mayor of London Order 2008, the Mayor of London does not need to be consulted further on this application and the Council may therefore proceed to determine the application without further reference to the GLA.

Transport for London

5.5 Transport for London responded to state that there is no strategic impact and therefore have no comments to make.

Heathrow Airport

5.6 Heathrow responded raising no concerns with the scheme subject to the imposition of conditions.

The Environment Agency

5.7 No comments received.

Friends of the River Crane Environment (FORCE)

5.8 No comments received.

6. POLICY

Determining applications for full or outline planning permission

6.1 The determination must be made in accordance with the development plan unless material considerations indicate otherwise. Local finance considerations must also be assessed.

The National Planning Policy Framework

6.2 The National Planning Policy Framework (NPPF) came into force on 27 March 2012, and the revised version was published on 19 February 2019 and from April 2014 National Planning Practice Guidance (NPPG) in the form of an online guidance resource to support the NPPF came into effect. The Local Planning Authority (LPA) considers that, where

pertinent, the NPPF and NPPG are material considerations and as such, will be taken into account in decision-making as appropriate.

The Development Plan

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

6.4 The draft New London Plan was published on 29 November 2017, for consultation from 1 December 2017 to 2 March 2018. The policies of the draft Plan are capable of being a material consideration in planning decisions. Its policies will gain more weight as it moves through the examination process to adoption; however the weight given to it is a matter for the decision maker. At this stage only limited weight is to be given to the draft Plan due to it being only in the initial stages of consultation.

6.5 The Council are currently undertaking two Local Plan Reviews; the West of Borough Local Plan review and the Great West Corridor Local Plan review. Consultation on the ‘Preferred Options Consultation’ document for both these reviews, and amendments to the adopted Local Plan, was undertaken between 23 October 2017 and 10 December 2017. The policies of these draft Plans are capable of being a material consideration in planning decisions. Their policies will gain more weight as it moves through the examination process to adoption; however the weight given to them is a matter for the decision maker. At this stage only limited weight is to be given to these draft Plans due to them being only in the initial stages of consultation.

6.6 The adopted Local Plan documents and emerging Local Plan Review documents can be viewed on the Planning Policy pages of the Hounslow website.

7. PLANNING ISSUES

7.1 The current application seeks permission for the creation of a mezzanine floor. The acceptability of the industrial unit itself has already been assessed and deemed acceptable under planning permission 00504/AE/P21.

7.2 As there are no changes to the position, scale and design of the building, the impact on green belt, design and impact on the character of the wider area, impact on nearby occupiers, environmental considerations and trees and ecology remain unchanged from the extant permission, and have already been assessed and deemed acceptable by planning permission 00504/AE/P21.

7.3 Therefore, the planning issues to consider for this application are solely related to the creation of a mezzanine floor and are set out below. The details of the assessment of the original application (00504/AE/P21) they may refer to the Committee Agenda dated 2nd August 2018 (item 8).

The Principle of Development

Impact on Green Belt Land

7.4 Policy GB1 (Green Belt and Metropolitan Open Land) seeks to protect and enhance Green Belt, stating the Council will expect development proposals to comply with the National Planning Policy Framework (NPPF).

7.5 The mezzanine floor would be created within the approved industrial building. The previous planning permission 00504/AE/P21 demonstrated that ‘very special circumstances’ exist to justify encroachment in the Green Belt.

7.6 The current application does not deviate from this assessment. The creation of a mezzanine would assist in meeting the operational needs of a significant airport-related business within Hounslow. As such, the same ‘very special circumstances’ apply.

7.7 In addition, Policy ED1 of the Hounslow Local Plan seeks to secure business opportunities stimulated by Heathrow Airport and Central London by ensuring that sufficient capacity is provided for anticipated sectors of employment growth. This will be achieved by directing new industrial/ warehousing and related development to strategic locations such as a Locally Significant Industrial Site (LSIS), in this instance. The application sits within the Heathrow Causeway Estate a designated LSIS.

7.8 Mezzanines are an effective way of intensifying the existing industrial use on a site and are supported by the Council’s Employment Land Review (2016) as it enables employment land that is in short supply to be made more productive.

7.9 The creation of a mezzanine would provide additional required floorspace for Do&Co in close proximity to the Airport and its customer base.

7.10 The proposal would contribute towards the functioning of the Heathrow Causeway Estate (LSIS) and would comply policy ED1 and ED2 of the Local Plan.

Design and the impact on the character of the wider area

7.11 Policy 7.1 of the London Plan requires the design of new buildings and the spaces around them to reinforce or enhance the character of the neighbourhood. Policy 7.4 requires the design of the building to respond appropriately to the local character. Policy 7.6 requires high quality architecture and materials.

7.12 Local Plan policies CC1 and CC2 require all new development to

preserve and enhance the special qualities and heritage of an area and state that the Council will promote and support high quality urban design and architecture to create attractive, distinctive and liveable places.

7.13 The design of the overall building is primarily a functional one, designed in a manner to meet their operational need. The creation of a mezzanine would not result in any external changes to those already approved. As such, there would be no adverse impact on the appearance of the building or the adjacent Green Belt over and above that considered acceptable in the extant permission

Impact on nearby occupiers

7.14 Policy CC2 of the Local Plan states that new development should protect the amenities of existing occupiers and neighbours.

7.15 The creation of a mezzanine would not result in a material change to the approved scheme.

Traffic, Parking and Access

Parking

7.16 The application states that the creation of a mezzanine floor would not result in an increase in the number of employees or additional trip generation beyond that accounted for the in the detailed Transport Assessment prepared by Peter Brett Associates submitted as part of the approved scheme (00504/AE/P21). This transport assessment was based on the predication the development would generate 1,500 employees.

7.17 In addition, the applicant has submitted a supporting letter from Do&Co confirming that the proposed mezzanine floor would not result in any additional highways impact over and above that reported in the previously approved Transport Assessment. This is a result of no increase in the proposed employment numbers at the site. The additional floorspace would be used for increase in commercial infrastructure (see section 4.3).

7.18 To that effect a condition to secure the traffic movements to the approved Transport Assessment would ensure that the traffic movements related to the site are acceptable.

7.19 The level of car parking would remain as approved, 141 car parking spaces, four spaces for Heavy Goods Vehicles, 24 spaces for operational vans and 100 cycle parking spaces (38 long term and 19 short term) are provided for the scheme, which would meet the relevant London Plan Standards.

7.20 Transport for London (TFL) commented that the application raises no

strategic impact on the strategic road network. Nonetheless, the relevant transport conditions will be copied over from the approved scheme (00504/AE/P21).

Delivery and Servicing

7.21 No changes to the delivery and servicing of the development. All deliveries to and servicing of the units would be undertaken within the sites boundaries. As such the scheme is considered to be acceptable in these terms, more specific operational requirements would be secured by condition.

Other Matters

7.22 The applicant has undertaken a Pedestrian Environment Review System and Cycle Level of Service assessments which have been reviewed by the transport officers and are considered acceptable.

7.23 The Pedestrian Environment Review System (PERS) report assessed a total of four routes which were identified and agreed with TfL. These routes provide direct links between the site and anticipated trip generators such as residential areas and public transport provision. The four routes in addition to seven public transport waiting areas achieved a green rating indicating good or very good provision.

7.24 The Cycle Level of Service (CLoS) report assessed a number of the links and routes within close proximity to the site as having a good level of rideability for cyclists of all confidence levels due to there being a high level of segregation from motorised traffic. However, the attractiveness of these links is downgraded by the level of priority at side roads and the quality of the formal crossing facilities.

7.25 Conditions relating to Electrical Vehicle Charging Points and Construction Management are recommended. Details of a Travel Plan would be secured by a S106 agreement.

Environmental Considerations

Noise

7.26 Policy EQ5 of the Local Plan seeks to reduce the impact of noise from noise – generating development on nearby sensitive users, requiring noise assessments for all major schemes that provide mitigation and demonstrate that the amenity of neighbours is not harmed by ensuring plant and machinery generate a noise level that is at least 10dB below background noise levels.

7.27 The creation of a mezzanine floor would not result in additional noise implication over that identified within the Noise Impact Assessment

submitted as part of the approved scheme (00504/AE/P21). All other conditions imposed on the approved scheme would be carried over to ensure that satisfactory noise levels are generated and to accord with policy EQ5 of the adopted Local Plan.

Air Quality

7.28 Policy EQ4 of the Local Plan seeks to ensure that new development does not exacerbate existing air quality problems within the borough, requiring air quality assessments to be submitted with applications seeking to comply with local and regional policies, proposing mitigation where necessary.

7.29 The creation of a mezzanine floor does not give rise to additional air quality concerns above the approved scheme.

Sustainability

7.30 The application has committed to ensure development has been designed in a manner that would allow connection to a district heating network as one is not available. These details are recommended to be secured by condition.

7.31 The approved Energy Strategy confirmed that the scheme would achieve a BREEAM ‘Excellent’ rating and achieve a reduction in carbon emissions of 43.2% over Part L 2013 standards complying with the requirements of the Local and London Plan. Air Source Heat Pumps and PV panels are proposed.

7.32 The exact energy standards secured by the approved scheme would also be imposed for this application. This will be achieved through the imposition of appropriate conditions.

7.33 Details of air tightness, overheating and boiler efficiency have been provided to the satisfaction of sustainability officers and as such the application is considered acceptable in these terms.

Flood Risk and Drainage

7.34 Policy EQ3 of the Local Plan seeks to ensure flood risk is reduced, drainage managed and requires Flood Risk Assessments are provided for major schemes.

7.35 The applicant has confirmed that the proposal does not result in any changes to the approved drainage strategy for the site.

7.36 As such, the application does not raise additional flood risk concerns to the original consent.

Trees and Ecology

7.37 The proposal would result in a net gain in the contributions to improve the green belt and the River Crane Corridor. This scheme secures the addition of a pathway link with seating area to from the site to an existing path within the River Crane Corridor on the western boundary.

7.38 In addition to this the applicant proposes an enhnaced contribution towards improving the existing Green Belt and River Crane Corridor, with a figure of £7,500 offered towards the installation of a new footpath link from the existing footpath running parallel to the site, running through the application site. This sum is in addition to the already secured £40,000 from the previous permission 00504/AE/P21.

Conditions

7.39 Three pre-commencement conditions have been discharged under the approved scheme (00504/AE/P21(15,16)) and (00504/AE/P21(13)).

7.40 These approval of details application discharged condition 13 (sustainable drainage), 15 (contaminated land) and Construction Logistics Plan). As a result, these conditions would be amended to compliance conditions for this case, to accord with the approved details.

8.0 EQUALITIES DUTIES IMPLICATIONS

8.1 The public sector equality duty applies to all council decisions.A public authority or any person who exercises public functions must, in the exercise of those functions, have due regard to the need to:

A. Eliminate discrimination, harassment, victimisation and any other conduct prohibited by or under the Act;

B. Advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it;

C. foster good relations between persons who share a relevant protected characteristic and persons who do not share it.

8.2 Having due regard to the need to advance equality of opportunity, this involves having due regard, in particular, to the need to:

A. remove or minimise disadvantages suffered by persons who share a relevant protected characteristic that are connected to that characteristic;

B. take steps to meet the needs of persons who share a relevant protected characteristic that are different from the needs of persons who do not share it;

C. encourage persons who share a relevant protected characteristic to participate in public life or in any other activity in which participation by such persons is disproportionately low.

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

8.4 The exercise of public functions must have due regard to the need to foster good relations between persons who share a relevant protected characteristic and those who do not, in particular, to the need to:A. tackle prejudice; andB. promote understanding.

8.5 Compliance with these duties may involve treating some persons more favourably than others. This is not to be taken as permitting conduct that would otherwise be prohibited by or under the Act.

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

8.7 Due regard needs to be demonstrated in the decision making process and requires an analysis of the material with the specific statutory considerations in mind. It does not follow that the considerations raised will be decisive in a particular case the weight given to them will be for the decision maker. The equalities duty is not a duty to achieve a particular result. Some equalities considerations are covered under other legislation such as building control matters. Officers have in considering this application and preparing this report had regard to the public sector equality duty and have concluded that due regard has been given to the Council’s duty in respect of its equalities duties and that if approving or refusing this proposal the Council will be acting in compliance with its duties”.

9.0 LOCAL FINANCE CONSIDERATIONS AND THE COMMUNITY INFRASTRUCTURE LEVY

9.1 Section 70(2) of the Town and Country Planning Act 1990 (as amended) provides that a local planning authority must have regard to a local finance consideration as far as it is material. A local finance consideration means:

a) a grant or other financial assistance that has been, or will or could be, provided to a relevant authority by a Minister of the Crown; or

b) sums that a relevant authority has received, or will or could receive, in payment of Community Infrastructure Levy (CIL).

9.2 The weight to be attached to a local finance consideration remains a matter for the decision maker. The Mayor of London's CIL and Hounslow CIL are therefore material considerations.

9.3 Most new development which creates net additional floor space of 100 square metres or more, or creates a new dwelling, is potentially liable to pay the CIL to Hounslow and the Mayor of London.

Existing lawful floor space

Demolished floor space

CIL liable floor spaceFloor space

(sqm) 13,572 0 13,572

9.4 This proposal would be liable to pay the CIL which is index linked.

9.5 The estimated Hounslow CIL payable is £271,440 and Mayoral CIL payable is £474,020.

9.6 It is noted that the CIL payment for the approved scheme (15,863 sqm) has been received. As such, the CIL liable would be for the mezzanine floor.

10.0 Planning Obligations

10.1 The recommendation to approve this application is subject to the successful completion of a Deed of Variation to the approved Section 106 agreement with the addition to the Heads of Terms:

Approved Heads of Term:

Job Brokerage and Construction Training

Travel Plan

Considerate Contractor Scheme

Contribution River Crane Corridor Improvements (£40,000)

Addition with Deed of Variation:

Creation of a pathway link to River Crane Corridor (£7,500)

11.0 Conclusion

10.1 The proposal to vary condition 2 (approved plans) of planning permission 00504/AE/P21 to allow the creation of a mezzanine floor

10.1 The variation to this condition would create an additional 13,572m2 Gross External Area (GEA) in addition to the approved 16,207m2 (GEA) of industrial floorspace under planning permission 00504/AE/P21.

10.2 The variation to this condition is considered acceptable as it would create additional industrial floorspace within an identified Locally Significant Industrial Site (LSIS) and the changes proposed as part of the application, whilst improving the facilities to be provided on site, would not result in any greater impact upon the openness of the Green Belt than the extant permission whilst not resulting in any additional impact upon the highway network, subject to suitable conditions and a legal agreement.

10.3 The proposal would continue to provide an enhanced and desirable industrial unit without raising significant design, amenity or parking and access concerns and would not compromise policies pertaining to environmental matters.

12. RECOMMENDATION: APPROVAL with legal agreement

That planning permission be granted subject to the following conditions (subject to any minor amendments) 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 Housing, Planning and Communities Department on the advice of the Assistant Director Corporate Governance.

The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 07/05/2019 or such extended period as may be agreed in writing by appropriate officers within the Housing, Planning and Communities Department or within Legal Services.

If the legal agreement or unilateral undertaking is not completed by the date specified above (or any agreed extended period), then the Chief Planning Officer or Head of Development Management is hereby authorised to refuse planning permission for the reason that the proposal should include planning obligations required to make the development acceptable in planning terms in accordance with Regulation 122 of the Community Infrastructure Levy Regulations 2010, development plan policies and the Planning Obligations SPD, as described in this Report.

Following the grant of planning permission, where (a) requested to enter into a deed of variation or legal agreement in connection with the planning permission hereby approved and by the person(s) bound by the legal agreement authorised in paragraph 1 above, and

, and (b) where the planning obligations are not materially affected, and (c) there is no monetary cost to the Council, (d) make minor variation to wording of conditions, the Chief Planning Officer or Head of Development Management is hereby authorised (in consultation with the Chair of the Planning Committee and upon the advice of the Assistant Director Corporate Governance) to enter into a legal agreement(s) (deed of variation) made under Sections 106 and/or 106A of the Town and Country Planning Act 1990 and or other appropriate legislation.

If planning permission is refused, the Chief Planning Officer or Head of Development Management (in consultation with the Chair of the Planning Committee) 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.

10.0 CONDITIONS

1. The development hereby permitted shall be begun before the expiration of three years from the 30/11/2018 (the date of the granting of 00504/AE/P21

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

2. The proposed development shall be carried out in all respects in accordance with the proposals contained in the application and the plans submitted (Design and Construction Method Statement Version 01, Noise Impact Assessment dated May 2018, Air Quality Assessment Rev 1 dated May 2018, Preliminary Ecological Appraisal dated 14 October 2016, Letter from Terry Anderson Landscape Architects dated 14 May 2018, Overheating Risk Analysis Report Issue 1 dated May 2018, Delivery and Service Plan dated May 2018, Ground Investigation of the Northern Bund dated May 2017, Flood Risk Assessment rev C dated 10 May 2018, Aviation Issues Report dated 24 April 2018, Transport Assessment dated 14 May 2018, External Lighting and CCTV Assessment dated May 2018, Planning Statement dated May 2018, Travel Plan dated July 2018, BREEAM Pre – Assessment Report dated May 2018, Energy Strategy Issue 1 dated May 2018, Construction Logistics Plan Revision V1.2 dated 18 January 2019, Geo-Environmental Investigation and Assessment dated February 2018, Drainage and Levels (14-059/300 Rev P8) dated 06/03/2017, Letter from Bradbrook Consulting with additional information dated 28/01/2019, 31050-PL-10A (Location Plan), 749.TS.03 (Tree Survey), Bat Survey Dated June 2017 and

Landscape Management Schedule Issue 2 dated 03 October 2018 received on 16 October 2018, 14C (Proposed Site Plan), 16D (External Finishes Site Plan), 31050-PL- 11M (Site Layout Plan), 19C (Site Constraints Plan) and 20D (Extent of Development Within Existing Greenbelt) received on 6th June 2018, 17B (Façade Materials), 15E (Illustrative Elevations) and 13E (Elevations) received on 4th December 2018, 12E (Floor Plans) and 18D (Site Sections) received on 18th December 2018, 749.19.01 rev C (Landscaping) Received on 16th October 2018, 749.39.01 rev D (Landscaping), 749.10.01 rev C (Landscaping) and 749.29.01 rev B (Landscaping) received on 4th February 2019 therewith and approved by the Local Planning Authority, or as shall have been otherwise agreed in writing by the Local Planning Authority before the building is used.

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

3. Prior to the occupation of the unit hereby approved on the site full details of planting shall have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of trees and plants, noting species, sizes and proposed numbers/densities where appropriate; implementation programme

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

4. Prior to the occupation of the unit approved on the site plans shall have been submitted to and approved in writing by the local planning authority indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed before the use hereby permitted is commenced.

Reason: To safeguard the visual amenities of the locality and privacy of adjoining properties in accordance with policy CC1, CC2 (New Development) of the adopted Local Plan.

5. Prior to the occupation of the unit hereby approved on the site full details including plans and elevations of cycle parking facilities (including showers and changing rooms) shall have been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out as approved prior to first occupation.

Reason: In order to prevent obstruction and inconvenience to users of

the adjacent highway and the premises, and in the interests of road safety in accordance with policies CC1, CC2 (New Development), EC2 (Car and Cycle Parking and Servicing Facilities for Developments) and EC2 (Road Safety) of the adopted Local Plan.

6. Prior to first occupation of the unit hereby approved on the site the following plans shall be submitted to and approved in writing by the Local Planning Authority :

A car park management plan.

A car park layout plan, including the provision of disabled bays

A delivery and servicing plan.

Details of Electrical Vehicle Charging Points

Details of inclusive design

The works shall be carried out as approved prior to occupation of the units.

Reason: In order to prevent obstruction and inconvenience to users of the adjacent highway and the premises, and in the interests of road safety in accordance with policies CC1, CC2 (New Development), EC2 (Car and Cycle Parking and Servicing Facilities for Developments) and EC2 (Road Safety) of the adopted Local Plan.

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

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

8. The development shall be implemented in accordance with the recommendations of the Ecology Appraisal (dated 14th October 2016) received on 16 May 2018.

Reason: To ensure the development does not compromise ecology in the locality and accords with policy GB7 (Biodiversity) of the adopted Local Plan.

9. Prior to first occupation of the unit hereby approved a Noise Report shall be submitted to and approved in writing by the Local Planning Authority detailing operation levels and mitigation measures

proposed, including noise disturbance from Heavy Goods Vehicles. The development shall operate in accordance with the approved details.

Reason: To ensure neighbouring residents do not suffer loss of amenity through excessive noise and to accord with policy EQ5 (Noise) of the adopted Local Plan.

10.Prior to first occupation of the unit hereby approved an Air Quality Report shall be submitted to and approved in writing by the Local Planning Authority detailing operation levels and mitigation measures proposed. The development shall operate in accordance with the approved details.

Reason: To ensure neighbouring residents do not suffer loss of amenity through excessive odours and to accord with policy EQ4 (Air Quality) of the adopted Local Plan.

11.Prior to first occupation of the unit hereby approved details of provisions made to connect the site to a future District Heating Network shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved plans.

Reason: To meet the aims and objectives of the Councils sustainable agenda.

12.The application shall be implemented in accordance with the Energy Strategy (dated May 2018) received on 16 May 2018.

Reason: To meet the aims and objectives of the Councils sustainable agenda.

13.The development shall not be implemented other than in accordance with the final detailed drainage designs; approved plan titled: Drainage and Levels (14-059/300 Rev P8) and letter from Bradbrook Consulting with additional information dated 28/01/2019.

Reason: To prevent the risk of flooding to and from the site in accordance with relevant policy requirements including but not limited to London Plan Policy 5.13, its associated Sustainable Design and Construction SPG, the Non-Statutory Technical Standards for Sustainable Drainage Systems, and Hounslow Council’s Local Plan Policy EQ3.

14.Prior to occupation, the applicant must submit for review and approval by the Lead Local Flood Authority evidence that the drainage system has been built as per the final detailed drainage designs through the submission of photographs and copies of installation contracts, and written confirmation that the drainage features will be managed as per the detailed maintenance plan for the lifetime of the development.

Reason: To ensure that the methods to mitigate the risk of surface water flooding have been constructed as agreed and that the drainage system is suitably managed.

15. The development shall not be implemented other than in accordance with the approved Document titled: Ground Investigation of Northern Bund (CS-091043-PE-17-077-R) prepared by Capita dated May 2017 and Document titled: Geo-environmental Investigation and Assessment (CS-091043-PE-17-029-R-Rev-A) prepared by Capita dated February 2018; Received: 05/12/2018. The recommendations made in the report shall be implemented and a verification report submitted upon completion.

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

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

Supporting notes:a. In some instances the LPA may require work on site to be ceased whilst the nature of additional contamination is investigated fully.b. 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.c. 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

16.Construction Logistics Plan

The development shall not be implemented other than in accordance with the approved Construction Logistics Plan (rev1.2).The approved Plan shall be adhered to throughout the construction period. All work on site shall be carried out in accordance with the approved details.

Reason: To ensure highway safety is maintained and preserved in accordance with policy EC2 of the Local Plan

17. The development hereby approved shall operate in accordance with the Transport Assessment submitted (14/05/2018) and the letter submitted on (04/12/2018) unless other otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure the development is carried out in accordance with the planning permission and in accordance with policy EC2 of the Local Plan.

Informatives:

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

2. This approval has a S106 agreement attached to it.

Application Drawings:

Design and Construction Method Statement Version 01, Noise Impact Assessment dated May 2018, Air Quality Assessment Rev 1 dated May 2018, Preliminary Ecological Appraisal dated 14 October 2016, Letter from Terry Anderson Landscape Architects dated 14 May 2018, Overheating Risk Analysis Report Issue 1 dated May 2018, Delivery and Service Plan dated May 2018, Ground Investigation of the Northern Bund dated May 2017, Flood Risk Assessment rev C dated 10 May 2018, Aviation Issues Report dated 24 April 2018, Transport Assessment dated 14 May 2018, External Lighting and CCTV Assessment dated May 2018, Planning Statement dated May 2018, Travel Plan dated July 2018, BREEAM Pre – Assessment Report dated May 2018, Energy Strategy Issue 1 dated May 2018, Construction Logistics Plan Revision V1.2 dated 18 January 2019, Geo-Environmental Investigation and Assessment dated February 2018, Drainage and Levels (14-059/300 Rev P8) dated 06/03/2017, Letter from Bradbrook Consulting with additional information dated 28/01/2019, 31050-PL-10A (Location Plan), 749.TS.03 (Tree Survey), Bat Survey Dated June 2017 and Landscape Management Schedule Issue 2 dated 03 October 2018 received on 16 October 2018, 14C (Proposed Site Plan), 16D (External Finishes Site Plan), 31050-PL- 11M (Site Layout Plan), 19C (Site Constraints Plan) and 20D (Extent of Development Within Existing Greenbelt) received on 6th June 2018, 17B (Façade Materials), 15E (Illustrative Elevations) and 13E (Elevations) received on 4th December 2018, 12E (Floor Plans) and 18D (Site Sections) received on 18th December 2018, 749.19.01 rev C (Landscaping) Received on 16th October 2018, 749.39.01 rev D (Landscaping), 749.10.01 rev C (Landscaping) and 749.29.01 rev B (Landscaping) received on 4th February 2019 therewith and approved by the Local Planning Authority, or

as shall have been otherwise agreed in writing by the Local Planning Authority before the building is used.