References: 00676/12-32/P3 00676/12-32/P3

Address: 12-32 Lampton Road, Hounslow, TW3 1JH

Ward: Hounslow West

Proposal: Demolition of existing buildings and the erection of two hotels

Drawing numbers: Site Plan 2014/L0-002 (Lower Ground Floor Plan) 2014/L0-003 (Ground Floor) 2014/L0-004 (First Floor) 2014/L0-005 (Second Floor) 2014/L0-006 (3,4,5 Floors) 2014/L0-007 (Sixth Floor) 2014/L0-008 (Elevations) 2014/L0-009 (Elevations) Transport Assessment Design and Access Statement Energy Report Air Quality Report Flood Risk Assessment Noise Assessment Planning Statement

Application received:

09/02/2010

For Comment

1.0 SUMMARY

1.1 Planning permission is sought to demolish the existing buildings and build two hotels on the site.

1.2 It is recommended that Members comment on the applications and that Members’ comments be reported to Sustainable Development Committee if an acceptable scheme can be negotiated. If no acceptable scheme can be negotiated, the application will be refused under delegated powers.

CENTRAL AREA COMMITTEE (PLANNING)

4thMarch 2010

Sarah Scannell

e-mail: sarah.scannell@hounslow.gov.uk

2.0 SITE DESCRIPTION

2.1 The site occupies land at the corner of Lampton Road and Bulstrode Road, extending northwards from the corner of those roads along the eastern side of Lampton Road, and comprising the properties inclusive of Nos 12-32 Lampton Road.

2.2 The site area is approximately 3,300m2 and it is generally level. It has a

broadly rectangular shape, with the east and west boundaries being the longest sides. The site adjoins Lampton Road to the east and Bulstrode Road to the south, both frontages have vehicle crossovers. The intersection of Lampton Road and Bulstrode Road is controlled by traffic lights.

2.3 At present the site contains two attached terraces, one has four-storeys and

the other three. Both date from the Victorian era and the lowest floor of each is semi-basement. The buildings have pitched roofs, the four-storey terrace, which extends north from the corner with Bulstrode Road also having prominent gables and bay windows facing the street. The entire terrace has most recently been used for temporary residential accommodation and is of residential character and appearance. The buildings are all vacant and have been boarded up. The entire terrace has been painted giving it uniform colour. The buildings are not listed and the site is not within a conservation area. There is a large street tree (London Plane) in the footpath in front of the site on Lampton Road.

2.4 The front garden area of the site was formerly used for vehicle parking. The

original rear yards of the separate properties have been combined and provide a hardstanding parking area. The rear car parking area is accessed from Bulstrode Road. There are also single-storey flat roofed buildings directly to the rear of Nos. 12-20 occupying part of the rear yard of those properties.

2.5 The whole terrace from 12-32 Lampton Road was used as a

hotel/guesthouse, formerly known as the ‘Granada Hotel’. It was operated by a company providing temporary accommodation for asylum seekers and managed as one unit, although there is no internal link between the buildings. The premises include a restaurant facility for guests, and some rooms are suites with kitchen areas attached.

2.6 The surrounding area has a mix of uses and building types. The adjoining

properties to the north, on Lampton Road, contain a three-storey terrace with shops on the ground floor and flats on the upper floors. Part of the north and west sides of the site adjoin the rear garden of two-storey terraced housing of Bulstrode Avenue. The remainder of the western (rear) boundary adjoins the side of No. 1 Bulstrode Road, a two-storey end of terrace house, with much of the boundary being adjacent to this neighbour’s rear garden.

2.7 Opposite the site on the eastern side of Lampton Road are four-storey guest

houses at 47 and 49 Lampton Road; a five storey block of flats known as ‘Priory Court’ and a single storey day nursery, ‘Nantly House’, which is set well back from Lampton Road, its frontage being on Balfour Road.

2.8 On the other corner of Lampton Road and Bulstrode Roads, to the south of

the site, is a five storey commercial building, which has recently been extended and converted from offices to a hotel (‘Days Inn’, 8-10 Lampton Road). Opposite that site to the east, on the corner of Balfour Road and Lampton Road, is a five-storey building that has also recently been extended and converted from offices to a hotel and gymnasium with a restaurant on the ground floor (‘Intercontinental Hotel’ & ‘Golds Gym’, 29-31 Lampton Road). Further to the south are other four- and five-storey commercial office buildings.

2.9 Hounslow Central Underground (Piccadilly Line) station is on Lampton

Road, 80m-150m to the north of the site. Hounslow Railway station is approximately 1km to the south. The site has a Public Transport Accessibility Level (PTAL) of 5, which is ‘very good’.

3.0 HISTORY

3.1 The terrace was built as separate housing with front and rear gardens. In 1948, permission was given to use Nos 16-20 as a guesthouse. The lawful use of 12-22 Lampton Road is a hotel.

3.2 In 1990, planning permission was given to erect a new 82-bedroom hotel on the site of 12-22 Lampton Road. This was renewed in August 1995 (ref 00676/12-22-P11), but the permission was not implemented before it expired. The proposed building was part six-storey and part four-storey on Lampton Road, reducing to three-storey on Bulstrode Road. There was parking for 37 cars in a car park to the rear, with access off Bulstrode Road.

3.3 In 1992 planning permission was granted for the use of 28-32 as a bed and breakfast premises (ref 00676/28-32/P2).

3.4 In 2001 planning permission (ref 00676/12-32/P1) for the demolition of the whole terrace and erection of a three- to seven-storey hotel was approved subject to completion of a legal agreement. The legal agreement was completed in 2003 and planning permission was granted on 7th May 2003. The approved hotel had 146 bedrooms, a conference/banquet room, restaurant and bar facilities, swimming pool and gymnasium. There was also basement car parking for 62 cars. The approved building was of varying height but its main section was 21.4m high. It extended 33m alongside Bulstrode Road and 45m along Lampton Road. This permission was not implemented and has now expired.

3.5 In 2009 planning permission was sought for demolition of the existing building and erection of a four- to eight-storey building to provide a 122-bedroom hotel with two staff and two disabled parking spaces, and 73 one-, two- and three- bedroom flats, with eight residential parking spaces. This was refused on 24th February 2009 for the following reasons:

• Inappropriate in its context, owing to unsatisfactory layout, height, bulk, scale, design and appearance of the building and open spaces, which would fail to complement the street scene and be dominant and overbearing when seen from neighbouring properties.

• Unsatisfactory amenity space for occupants including young people and children, insufficient areas for refuse and recycling storage and inadequate cycle storage.

• No provision for necessary planning obligations for affordable housing, education, health, public realm and transport improvements and open spaces.

• Fails to demonstrate an appropriate mix of size and tenure of affordable housing.

• Layout, height and massing would result in a building that would be dominant and overbearing, due to loss of outlook and daylight and sunlight.

3.6 Since this application was refused, the applicants have been in pre-application negotiations with planning officers.

4.0 DETAILS

4.1 The application proposes to demolish the existing building and replace it with two hotels of seven storeys. The hotel on the south (corner) of the site would be a budget ‘Travelodge’ hotel, and to the north be a luxury hotel with banqueting/conferencing facilities.

4.2 Both buildings would be positioned to face onto Lampton Road, and would effectively take the form of one large building, albeit divided into sections, with a central atrium. Pedestrian access to both hotels would be provided on Lampton Road, while vehicular access would be from the existing access off Bulstrode Road, where there would be space for a coach drop-off point.

4.3 The ground floor would be dedicated as an active frontage, with the dining area for each restaurant at ground floor with glazed street elevation. The ground floor of the luxury hotel would also contain a banqueting hall.

4.4 The Travelodge Hotel would offer 128 rooms, including 15 disabled rooms. The applicants have suggested that the hotel would be a ‘standard’ Travelodge format, meeting all relevant standards. The building is a maximum of 21m in height (that is within the envelope of the previously approved scheme) but higher than the adjacent ‘Days Inn’ hotel. Towards the rear of the building, along Bulstrode Road, the building would step down by one floor. At the top floor, the building would take the form of a mansard roof.

4.5 The Travelodge building would be finished in five different materials. The plinth at ground floor would be finished in a dark brick. The main mass of the building would use terracotta plank laid brick bond. The corner of the building would be finished in a colour cladding ranging from pinky oranges to deep reds, interspersed with grey panels to break up the colour. The south and west elevations would be finished with white render. The mansard roof would be finished in metal to mirror the mansard roofs along Lampton Road, specifically at the adjacent Days Inn.

4.6 The luxury hotel would provide a conferencing and banqueting suite at the ground and first floor to the extreme north of the site. The ground floor would also include a large restaurant and bar facing onto Lampton Road, along with the hotel reception.

4.7 The rooms in the luxury hotel would also meet all relevant room size standards but would be mainly larger than those in the Travelodge.

4.8 The banqueting and conferencing suite would be the lowest point of the development, set slightly below the roof line of the existing shops on Lampton Road. The main part of the luxury hotel would be three storeys to house the accommodation. This is below the maximum height of the approved scheme.

4.9 The materials proposed aim to divide the two buildings to make two separate masses, while keeping the glass frontage at ground floor to link all buildings. The north elevation would be finished in brick. The front elevation would be completed in glazing with wood fins set in the front, and divided into three main sections. The additional height adjacent to the conferencing building would be completed in white render. The top floor set back would be competed in concrete panels interspersed with full height glazing.

5.0 CONSULTATIONS

5.1 57 neighbouring properties were notified on 10/02/2010. Press and site notices were also issued. At the time of writing, one reply was received from the Hounslow Central Residents Association, objecting to the proposal on parking grounds. They note that the surrounding roads are already under serious parking pressure, and a hotel of this nature would increase this pressure, particularly for the Travelodge part of the application.

6.0 POLICY

Determining applications for full or outline planning permission

When determining applications for planning permission, the authority is required to have regard to the development plan, so far as is material, and to any other material considerations. In addition, the determination must be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan The Development Plan for the Borough comprises the saved policies in the Council’s Unitary Development Plan (‘UDP’), the Employment Development Plan Document, the Brentford Area Action Plan and the London Plan. The London Plan (Consolidated with alterations since 2004) was adopted in February 2008. The UDP was adopted in December 2003 and was amended and saved as of 28 September 2007 by Direction from the Secretary of State. The Employment Development Plan Document was adopted on 25 November 2008 and has superseded the Employment Policies contained in UDP Chapter 7 and the following Implementation Policies contained in UDP Chapter 2: IMP.4.1, IMP.4.2, IMP.4.3, and IMP.4.4. The Brentford Area Action Plan was adopted on 27 January 2009 and has superseded the following Implementation Policies contained in UDP Chapter 2: IMP.2.1 and IMP.3.1. Supplementary Planning Documents Planning Obligations Air Quality These SPDs were adopted on 11/03/08, following public consultation in July and August 2007. The documents form part of the Local Development Framework. Supplementary Planning Guidance 1997 Supplementary Planning Guidance - The guidance contained within the Supplementary Guidance was subject to formal public consultation and unlike normal SPG were subject to an inquiry process and consideration by a government inspector. The Inspector’s report recommended the appendices be removed from the plan, as they added to its bulk, cost and complexity and may well have consumed further resources at the first review of the UDP. He also considered that they could stand alone away from the main plan as SPG. This was the course of action to be taken by the Council. During the consultation process, objections were received from individual house builders and the HBF. The guidance was amended as part of the process. The Council did not therefore consider it necessary to reconsult on this proposed guidance, but simply to use the guidance in light of the suggested amendments and the Inspector’s comments.

NATIONAL AND STRATEGIC PLANNING POLICIES

6.1 The relevant national planning policies are:

• PPS1: Delivering Sustainable Development

• PPS6: Planning for Town Centres

• PPS12: Local Development Frameworks

• PPG13: Transport

• PPS22: Renewable Energy

• PPS23: Planning and Pollution Control

• PPG24: Planning and Noise

6.2 The Circulars of relevance to this planning application are:

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

• 05/05: Planning Obligations UNITARY DEVELOPMENT PLAN Relevant policies of the London Plan (Consolidated with Alterations since 2004)

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

I.1 The Mayor's Objectives

2A.1 Sustainability criteria

2A.5 Opportunity Areas

2A.8 Town centers

3A.5 Maximizing the potential of sites

3B.9 Tourism Industry

3B.11 Improving employment opportunities for Londoners

3C.1 Integrating transport and development

3C.2 Matching development to transport capacity

3C.3 Sustainable transport in London

3C.9 Increasing the capacity, quality and integration of public transport to meet London’s needs

3C.22 Improving conditions for cycling

3C.23 Parking strategy

3D.1 Supporting town centres

3D.2 Town centre development

3D.3 Maintaining and improving retail facilities

3D.2 Visitor accommodation and facilities

4A.1 Tackling climate change

4A.3 Sustainable design and construction

4A.4 Energy assessment

4A.12 Flooding

4A.14 Sustainable drainage

4A.16 Water supplies and resources

4A.17 Water quality

4A.18 Water and sewerage infrastructure

4A.19 Improving air quality

4A.20 Reducing noise and enhancing soundscapes

4B.1 Design principles for a compact city

4B.5 Creating an inclusive environment

4B.8 Respect local context and communities

4B.11 London’s built heritage

6.4 London Plan Supplementary Planning Guidance

Mayor’s SPG Accessible London

Mayor’s SPG Sustainable Design and Construction

Mayor’s SPG Housing

Relevant policies of the UDP

6.4 The following UDP policies are of relevance to the applications. These policies have been ‘saved’ by the secretary of state to allow for the preparation of new development plans to replace the entire UDP.

ENV-B.1.1 New development

ENV-B.1.2 High buildings or structures affecting sensitive areas

ENV-B.1.3 High buildings or structures in areas other than those listed in ENV-B.1.2

ENV-B.1.5 Environmental improvements

ENV-B.1.9 Safety and security

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

ENV-P.1.2 Water pollution and water quality

ENV-P.1.3 Surface water run-off

ENV-P.1.4 Waste water management

ENV-P.1.5 Noise pollution

ENV-P.1.6 Air pollution

ENV-P.2.1 Waste management

T.1.2 The movement implications of development

T.1.4 Car and cycle parking and servicing facilities for developments

T.2.1 Pedestrian access

T.2.2 Pedestrian safety and security

T.4.4 Road safety

IMP.1.1 Integrating Patterns of Land Use and the Provision of Transport

IMP.1.2 The Reuse and Recycling of Urban Land and Buildings

IMP.6.1 Planning Obligations

Appendix 1: Privacy and Spacing Between Buildings

Appendix 2: Waste Management and Collection in Residential Developments

Appendix 3: Parking Standards

Appendix 5: Supplementary Planning Guidance

Supplementary Planning Guidance

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

6.6 Housing (November 2005) (London Plan Supplementary Planning Guidance)

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

6.8 London Borough of Hounslow Unitary Development Plan Supplementary Planning Guidance (February 1997) (UDP SPG (February 1997))

General standards and controls:

Section 1 Design and layout

Section 3 Safety and security guidelines

Section 4 Daylight and sunlight

Residential standards and controls:

Section 9 Form and design

Section 10 Private amenity space

Section 11 Roads, footpaths, parking and servicing

Section 12 Internal space provision

Section 13 Housing for people with disabilities

7.0 PLANNING ISSUES

7.1 The main planning issues to consider are:

1. The principle of the proposed development of the site for hotel

2. Siting Design and appearance

3. Environmental Considerations

4. Impact on neighbours’ living conditions

5. Transport implications

6. Obligations

The principle of development of the site for hotel

7.2 National planning guidance recognises the broader benefits for the economy and community that tourism can bring, including adding vitality to and helping to regenerate areas, as well as providing employment opportunities for residents. New good quality tourist developments that are consistent with sustainable planning principles should be facilitated.

7.3 Policy 3D.7 of the London Plan details the need for the provision of 40,000 net additional hotel bedrooms by 2026 across London and seeks to improve the quality, variety and distribution of visitor accommodation. This policy supports the provision of new hotels in town centre locations and other locations such as Opportunity Areas, with good public transport links to Central London and international and national transport termini, and supports an increase in the quality and quantity of fully wheelchair accessible accommodation. In accordance with the Greater London Authority Hotel Demand Study 2006, Hounslow’s proportion of the additional 40,00 rooms is 2000 rooms by 2026, meaning a yearly target of 105 bedrooms. Currently our average yearly provision has been 440 over the past three years. The Council is therefore well in excess of the meeting this target.

7.4 Thus, new hotel development is supported in principle, but any proposed hotel should be consistent with policies that direct hotel uses to town centres and where public transport accessibility is highest. Consideration therefore must be given to whether or not this proposal is well located relative to the Town Centre and public transport and how the development meets relevant employment and town centre regeneration policy objectives.

7.5 PPS6: Planning for Town Centres identifies the key role town centres have in facilitating sustainable development. This statement lists hotels as a main town centre use. Hotels should be located in town centres as they provide employment opportunities and attract people to the town centre. Town centres also are generally the most accessible locations by sustainable modes of transport.

7.6 Policy E2 of the Council’s Employment Development Plan Document (DPD) has a similar objective. It states that new employment floor space with a high employment density and/or which attracts a high number of visits, including hotels, is to be directed to town centres or other designated locations. Employment uses that do not impact on the surrounding amenity will be encouraged in town centres. In considering locations for employment, the impacts on the environment, economy, community and transport network will be assessed. Policy EP10 of the Employment DPD specifically relates to the location of visitor accommodation, stating such developments should be directed to town centres in the first instance, followed by edge of centre locations. ‘Edge of Centre’ is defined as being within 300m of the town centre boundary.

7.7 The site adjoins the boundary of Hounslow Town Centre in the UDP, the boundary being on the opposite side of Lampton Road and Bulstrode Road, and so the site is ‘edge of centre’. At a regional level the site is part of the ‘Heathrow Opportunity Area’ identified in London Plan policy 2A.5. This Opportunity Area includes Heathrow Airport and surrounding areas, listed as Hayes, West Drayton, Southall, Feltham, Bedfont Lakes and Hounslow. This designation identifies these areas as being capable of accommodating substantial new jobs and homes and their potential should be maximised.

7.8 As the site is just outside of Hounslow Town Centre, albeit only across the road from the Town Centre boundary, PPS6 states that a sequential approach to site selection should be applied to proposed hotels. This approach requires consideration of all options for development in the Town Centre before less central sites are considered. In considering locations outside the Town Centre, developers must demonstrate they have been flexible about their business model in terms of the scale, form, parking provision and scope for disaggregation of their proposal. Clear evidence must also be provided to why alternative sites are not practicable in terms of their availability, suitability and viability.

7.9 The applicant previously submitted a sequential assessment to justify the location of hotel development at the edge of the Town Centre. The applicants have re-visited this report and updated their research for this submission. The assessment has considered alternative town centre sites and concludes that there are no sequentially preferable alternative sites available, suitable or viable for the proposed hotels. Alternative sites in the Town Centre were found to be unavailable, too small or unsuitable due to other uses being more desirable. Stating that there are no sequentially preferable locations, and the site’s proximity to the Town Centre and good access to public transport, the applicant considers the site is an excellent location for a hotel.

7.10 However, the Council's Planning Policy team have noted that the sequential approach is inadequate and provides insufficient information, and has assessed an insufficient number of sites, for example the Key Site 1 assessment is incorrect and no assessment has been made on M6. It therefore appears that all town centre options have not been thoroughly assessed, as required in PPS4 policy EC15.1.b. In addition, the Policy team have commented that the applicant has not shown flexibility in scale and format of the development (in line with PPS4 Policy EC15.1.d) in terms of why these two hotels need to be located on the same site, when one small hotel could fit into a town centre site.

7.11 Policy E3 of the Employment DPD says that the Council will work with partners to enhance local employment opportunities for residents through opportunities for enhancing the knowledge and skills of residents and retaining business in the Borough, which will enable more sustainable patters of travel to work.

7.12 Policy IMP.1.1, IMP.1.2, IMP.2.1A and IMP.2.2 of the Unitary Development Plan (UDP) also seek to facilitate development in appropriate locations, to maximise the use of previously developed land and public transport. Additionally, the latter policy seeks to attract and support major investment in housing and leisure development to help regenerate Hounslow Town Centre.

7.13 The proposed hotel would provide new employment, although the applicant has not indicated how many jobs would be created. It would also attract people to the area, which would potentially add to the vitality and viability of the adjacent Town Centre and local shops and services.

7.14 To ensure the economic benefits to the local community from the proposed development are maximised and that local people have opportunities to obtain employment and skills, which would assist in providing a more sustainable community, planning contributions for training and employment could be attached to any approval. The Hounslow Planning Obligations Supplementary Planning Document (SPD) sets out recommended contributions. It indicates that contributions should be sought for construction training and job brokerage (the finding and matching of local skills to candidates and vacancies and training to ensure people have the skills to match the job requirements). With these measures, the proposed hotel uses would enhance local employment opportunities and the local economy.

Siting, design and appearance

7.15 PPS1: Delivering Sustainable Development, states that development should contribute positively to making places better for people. This states that design which is inappropriate in its context, or which fails to take opportunities available for improving the character and quality of an area and the way it functions should not be accepted.

7.16 UDP Policy ENV-B.1.1 promotes high quality design that enhances the overall environmental quality and the townscape. Sections 1.0 & 9.0 of the UDP 1997 SPG set out standards for design and layout of developments to enable them to be compatible with, and make a positive contribution to local character. New development should realise the potential of the site, but also complement the surrounding development in terms of massing, bulk, height of building and human scale.

7.17 The site is prominently located on a junction in Lampton Road, a main thoroughfare for pedestrians and vehicles going to and from the Town Centre. Lampton Road has a busy, commercial character with a range of building sizes and architectural styles. There are large commercial buildings to the south, whilst a three-storey terrace of shops bounds the site to the north. To the rear is residential development with a suburban character. The proposal should respect the different scale and character of the adjacent properties, and be a distinctive building that enhances the street scene. The redevelopment of the site would offer an opportunity to provide a high quality replacement building that adds interest to the townscape, especially as the site is at a northern entrance to the Town Centre.

Building and Design

7.18 The buildings would be located side-by-side facing Lampton Road. This layout ensures an active frontage to Lampton Road, and a buffer between the rear of the hotels, and the dwellings to the rear.

Massing and Scale

7.19 The two hotels would be distinctive from each other with the use of different materials, fenestration and heights. In essence, the building would step up from the existing shops on Lampton Road, to the highest point at the corner with Bulstrode Road and Lampton Road. The overall mass has been determined by the scale envelope of the previously approved scheme (outlined as bold line on the plan on the following page). Having the main mass to the front of the site is considered to be acceptable, as it would follow the theme of what currently exists, so long as the relationship to and scale of the footpath is adequate.

7.20 The Travelodge is located to the south, and has been designed to complement the Days Inn Hotel located on the opposite corner of Bulstrode Road. The top storey of the building shows a mansard roof stepped back from the elevations of the lower floors, in an attempt to mirror the scale of the Days Inn.

7.21 To the Bulstrode Road elevation, an attempt has been made to relate to the residential scale of the properties behind the site by a one-storey set down.

Bulstrode Road Elevation with houses

7.22 During pre-application meetings with the applicant, officers were concerned with the set down on this side, in the way that the change from two storey semi-detached properties along Bulstrode Road, to a six-storey building was too extreme for this residential elevation.

7.23 In terms of the overall scale, officers accept that there is an existing permission for a building of considerable scale, but it is important to ensure that the development provides a scale of building appropriate to this key site. A major concern is the scale of the corner of the building at the intersection. Because this site occupies a prominent site on the journey from the high street to the Civic Centre. A building to a full seven storeys at the corner is considered to be an inappropriate scale, and a more imaginative and sensitive treatment of this corner would resulted in a far more interesting building, sympathetic to its setting enhancing the street scene.

7.24 The luxury hotel and conferencing facility would have a far more modest scale. The conferencing facility directly adjacent to the shops on Lampton Road would be lower than those existing buildings adjacent to it. This is a significant improvement over the scheme that was most recently refused. The rooms of this hotel would then step up to meet the height of the Travelodge Hotel. This would be in line with the scale of the previously approved application. During pre-application discussions officers welcomed this scale and consideration of the adjacent buildings.

Position

7.25 The plans indicate that the building would leave a minimum pavement width of 2.6 metres between the site boundary and the highway at Bulstrode Road. The road chamfers at this point, yet apart from the initial step back, the building would maintain a straight edge, this means that at its closest point, the building would be 0.7m from the back of the footpath, which is too narrow.

7.26 In relation to the front of the building (Lampton Road elevation), the ground floor would mostly be set back from the upper floors. This results in the ground floor being a maximum of 6.6m from the highway. This space would effectively be the new Lampton Road footpath. The upper floors would overhang this area by 1.7m. There would be sufficient space to allow for pedestrians to move beneath this overhang, but public access to it would need to be guaranteed to ensure that this benefit was realised.

7.27 There is limited information about how the footpath would be treated and no details have been provided of any street furniture of landscaping beyond the location of three trees.

7.28 During pre-application discussions, the Council were keen to ensure a ‘giving back of public space’ from a building that proposes to significantly increase the scale of the site. An overhang could reduce the amount of public realm at this point, and that its position is too close to the edge of Lampton Road. This is particularly evident when comparing the development to forecourt of the existing residential building on the site.

Design

7.29 The design of the buildings would ensure that the site would maintain two distinctive built forms.

7.30 The luxury hotel and conferencing facilities would be designed to complement each other, using similar materials. Although the conferencing facility is of a different scale to the Travelodge, it fits in well with the adjacent shopping units. The grey clad design with fenestration detail to the front elevation would be clearly visible from the northern end of Lampton Road, providing interest at this end of the site

7.31 The hotel would then step up to the seven storeys, carrying through the grey and white cladding evident on the conferencing facility although increasing the vertical emphasis with reinforced line structures. The side and rear of this section would continue the rendered theme, but would be far less detailed. The side elevation the hotel part would include a set of windows, and the rear elevation would be mainly windows and large portions of white render.

7.32 Officers have supported the design progression of the luxury hotel and conferencing facilities through the pre-applications stages, and believe that notwithstanding other elements, this part of the scheme would make a positive contribution to the appearance of Lampton Road.

7.33 The design of the Travelodge part of the development has undergone significant consultation. Officers aimed to make the corner of the site a visual mark, welcoming visitors into the Lampton Road, and Civic Centre parts of Hounslow.

7.34 The applicant has attempted to add interest to this site by projecting the corner section of the building, by including a significant set back along Bulstrode Avenue, and slightly recessing the middle four rooms on the Lampton Road elevation. To increase this effect, the projecting sections would be clad in a colour panels on the red–pink spectrum.

7.35 Officers are not happy with this design development to date. Further changes are necessary with a more dramatic corner treatment and a better relationship with the public realm. As it is important to retain the sense of ‘public’ space at this point of Lampton Road, officers suggested a chamfered edge of this building to invite pedestrians to use the space underneath the building.

7.36 It is therefore considered that, although the design in itself of the luxury hotel and conferencing facilities reflects the advice given in pre-application meetings, the Travelodge element could further enhance this corner of Lampton Road and it is considered that the scale may be excessive and the relationship with the public realm is still poor.

Access

7.37 Pedestrian access to both hotels would be from Lampton Road. The entrance to the Travelodge would be through electronic sliding doors in the front building line. The luxury hotel would have a set back entrance lobby leading to the reception area.

7.38 Disabled access would also be provided to the rear of the Travelodge site, and via the lifts from the parking area underneath the luxury hotel. This ensures the building would be fully accessible for all users.

7.39 Vehicles would access the site to the rear via an existing crossover. This would be adequate for refuse vehicles, cars and coaches, which would have parking and turning space to the rear of the hotel. A ramp behind the conferencing suite would access the lower ground car park.

Environmental considerations

7.40 Buildings or hardstanding occupy the majority of the site at present. The site is not anticipated to reveal any significant archaeological value. The main Environmental Impacts would relate to noise pollution, air quality and contaminated land.

Air Quality

7.41 PPS23: Planning and Pollution Control states that air quality relating to land use and development is capable of being a material planning consideration. The whole borough has been declared an Air Quality Management Area (AQMA) as monitoring and modelling indicates that the national objectives for air quality are not likely to be met at present. However, whilst designation of the AQMA indicates a certain level of air quality, this in itself does not prevent development. New development should not result in an increase in airborne pollutants without mitigation. Policy ENV-P.1.6 of the UDP states air quality will be considered when assessing development proposals and that and Air Quality Assessment will be required for potentially polluting developments, including those that will significantly increase the number of vehicle trips.

7.42 The proposal itself would be unlikely to significantly increase air pollution from traffic as it includes only minimal car parking for users of the hotels, and the site is well served by public transport. An Air Quality Assessment was submitted with the application. Although the development would increase the number of people within the AQMA, the air quality for guests staying in the proposed development would be acceptable at the worst-case locations.

7.43 There is the possibility of a significant amount of dust creation during construction. The Air Quality Assessment outlines a range of mitigation measures to reduce the effect of these.

Noise

7.44 Planning Policy Guidance Note 24 outlines the considerations to be taken into account in determining planning applications both for noise-sensitive developments and for those activities that generate noise. UDP Policy ENV-B.1.5 states that the Council will not allow development that could result in unacceptable noise nuisance to nearby or future occupiers. The site adjoins Lampton Road, a major thoroughfare that has heavy traffic and carries a number of bus routes. Flight paths to Heathrow Airport also affect the site. The noise assessment for the proposal has been assessed against PPG 24, and BS 8233 (recommended interior noise levels inside guestrooms).

7.45 The Noise Report submitted with the application outlines that appropriate glazing and ventilation, could achieve a satisfactory noise environment on site. The report highlights that the noise from the conferencing/banqueting suite should be controlled to be 10dB below ambient noise level (32dB Laeq5min at the nearest residential properties). It also highlights the necessity of additional noise control in plant machinery.

Flood Risk

7.46 UDP policy ENV-P.1.3 states there is a general presumption against new developments generating surface water run off likely to result in adverse impacts such as increased risk of flooding. The entire site is identified as being within Flood Zone 1 and so is outside the 1 in 100 and 1 in 1000-year flood areas. A Flood Risk Assessment submitted with the application concludes that the development would not directly impact on any flood defences or adversely affect the flooding regime for the area and that the existing drainage system could cope with the development. It would also be expected that the development incorporates rainwater harvesting and re-use to minimise runoff and this is achievable. Therefore the proposed development would be satisfactory in terms of flood risk.

Impacts on Neighbours

7.47 PPS1 seeks a balance between the benefits of new development and protection of the surrounding environment. UDP policy ENV-B.1.1 states that proposals should make a positive contribution to overall environmental quality. Criterion A5 of this policy states that development should ensure that adequate daylight and sunlight reaches adjoining properties and that detrimental impact on those properties is minimised.

7.48 The Design and Access Statement and Planning Statement state that the development has been designed with regard to neighboring properties, the key receptors being the residential properties to the rear of the site. For this reason the main mass and bulk of the building has been positioned towards Lampton Road elevation, as far as possible from these properties. This gives the opportunity for good landscaping and boundary treatment to the rear to reduce the effect such a large development would have.

7.49 Assessment of the impact on neighboring properties is still ongoing. Concerns remain about the disturbance to the neighbours at the rear, particularly as it appears the majority of the bin storage would be on this boundary.

7.50 The assessment of the impact of the shadowing of the proposed buildings is also ongoing. Initial assessment of the shadow diagrams provided by the design and access statement suggests there would be no excessive overshadowing of adjoining properties but this requires fuller assessment.

Traffic and Parking

7.51 Planning Policy Guidance Note 13 (PPG13) promotes sustainable travel and discourages use of private cars to reduce traffic congestion and pollution. New development should include the minimum amount of parking necessary to encourage use of public transport.

7.52 UDP Policy T.1.4 states that all developments must provide parking and servicing facilities in accordance with the Council’s standards with provision to be made for people with disability. These standards are maxima apart from to the requirement for disabled parking. The maximum parking standard for hotels are maximum 1 space per 2 bedrooms and 1 space per 5m2 of conferencing facilities.

7.53 This site is particularly accessible with a range of buses in use along the High Street, Hounslow Central Underground station, and Hounslow rail station close by. It is therefore considered that a provision closer to the minimum would be acceptable in this location.

7.54 The luxury hotel and conferencing facility would provide 34 car parking spaces for both uses. This would include four disabled parking spaces. These would be located in an underground parking bay, access from the rear of the site.

7.55 The Travelodge Hotel would not provide any public parking spaces, but would include three disabled spaces to the rear of the hotel at existing ground level; users would then use the rear entrance to enter the Travelodge hotel.

7.56 Assessment of this provision is still ongoing but it seems likely that this provision would be adequate for the proposed development, because the site has a high PTAL level because of the close proximity of the tube station and local buses.

7.57 It is essential that good footway design and capacity improvements are achieved at the front of the site. It is not yet certain that the proposal is adequate in this respect.

Sustainable Design

7.58 The broad aim of sustainable development is to ensure that the quality of social, economic and ecological environments are improved and maintained for future generations. The UDP and London Plan encourage sustainable development through many policies including promoting energy efficient buildings, and location of development in or close to town centers and areas with good public transport.

7.59 PPS24: Renewable Energy sets out the government’s objective regarding renewable energy and informs policy preparation and assessment of individual planning applications. A key principle is that the provision of renewable energy should be promoted.

7.60 The proposal is consistent with these aims as it would use previously developed land, in a highly accessible location, and use established infrastructure. Measures to utilise rainwater, generate energy on site from renewable sources and encourage walking and cycling should be incorporated in the development. Policy 4A.7 of the London Plan says that all development should achieve a reduction in carbon dioxide emissions of 20% from on-site renewable energy generation. As the Travelodge hotel would be principally ‘car free’ the development would be consistent with these aims.

7.61 The proposal would incorporate elements of sustainable design and energy efficient design. The Energy Statement submitted with the application states that solar panels would be used on the flat portion of the 6th floor of the Travelodge hotel, and on top of the banqueting facility. This would provide a 10% provision of renewable energy, which does not yet achieve the London Plan policy objective.

Obligations

7.62 UDP Policy IMP.6.1 states that the Council will seek to ensure that a developer enters into a planning obligation to secure planning benefits related to the proposed development1; London Plan Policy 6A.4 states, amongst other things, that “Affordable housing and public transport improvements should generally be given the highest importance with priority also given to learning and skills and health facilities and services and childcare provisions”; and Circular 05/2005 sets out the tests for planning obligations.

7.63 The scheme is undergoing assessment against the Council’s SPD ‘Planning Obligations’.

7.64 If approval was to be considered, the main areas listed below are likely to form the basis for negotiation for obligations to be included in any legal agreement:

1 As do other policies, for example, UDP Policy T.1.2.

• Employment

• Public Realm Improvements

• Public Transport

• Construction Training/Job Brokerage

8.0 EQUAL OPPORTUNITIES IMPLICATIONS

8.1 The equal opportunity implications of the proposal are discussed in the above report.

9.0 RECOMMENDATION

9.1 It is recommended that Members comment on the applications and that Members’ comments be reported to Sustainable Development Committee if an acceptable scheme can be negotiated. If no acceptable scheme can be negotiated, the application will be refused under delegated powers.