PLANNING COMMITTEE 10th October 2019Kiri.Shuttleworth@hounslow.gov.uk

References: P/2019/2464 01054/H/P40

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

(Hounslow Heath)

Proposal: Amendments to golf clubhouse approved under appeal reference APP/F5540/W/16/3160453 (01054/H/P38) for additions to an approved scheme to add an additional storey to driving range to create a two storey facility

This application is being presented to planning committee as it is a major application that is a departure from the Development Plan and subject to a Legal Agreement.

1.0 SUMMARY

1.1 The proposal seeks permission to amend the golf centre approved under a previous application on the site. The amendments would extend the building and expand the facilities to increase the number of driving range bays to 53. Access to the site would be from Staines Road, the changes would retain the approved level and layout of car parking and additional cycle parking would be provided.

1.2 The proposal would improve the leisure facility and improve the golfing offer on the site. It is considered that the development represents inappropriate development in the Green Belt and would reduce the openness of the Green Belt, although this is considered to be limited when compared to the consented scheme. In mitigation, a series of benefits to the community, including job creation, job brokerage and community use have been proposed and would be secured by a legal agreement and on balance it is considered that these benefits amount to very special circumstances and outweighs the harm to the Green Belt, subject to a legal agreement to ensure that the community benefits continue into the future.

1.3 It should be noted that this proposal represents a significant reduction from the scheme presented to Committee in January and April 2019; the indoor golf activity has been removed and the building has been reduced in floor area.

1.4 Planning approval is therefore recommended subject to conditions and

the satisfactory negotiation of a legal agreement.

2.0 SITE DESCRIPTION

2.1 The application site forms part of the Hounslow Heath Golf Club, which comprised an 18-hole golf course, small clubhouse, green keepers’ office and car park, located to the south of Staines Road. The site subject of this application measures approximately 3,300 sq m.

2.2 The site is bounded to the west by the River Crane, to the north by Staines Road and a recycling centre, to the south by open space and to the east by Hounslow Heath. The main point of access is the A315 Staines Road, which forms the northern boundary of the site.

2.3 The site is part of a former gravel extraction site which was subsequently used as a landfill site until the late 1960s. The site is owned by the LBH who in 1979 opened and operated an 18-holf golf-course/golfing centre.

2.4 The area is designated as Green Belt and is adjacent to a Site of Importance for Nature Conservation (SINC) to the south and east at Hounslow Heath. The site is located approximately 2 kilometres from the boundary of Hounslow Metropolitan Town Centre. It is also situated near to Strategic Industrial Land to the north and northwest. The surrounding area comprises a mix of residential, employment and industrial uses.

2.5 The Thames Path extends along the west of the River Crane. The public footpath which dissects the golf course site and extends to Hounslow Heath is part of the London Outer Orbital Path (LOOP).

2.6 Several bus routes operate along Staines Road and the nearest station is Feltham, 1.7 kilometres away. The site records a Public Transport Accessibly Level (PTAL) of 2 (poor).

2.7 The application site forms part of a wider site which benefits from an extant planning permission for a children’s zoo, Adventure Park and golf clubhouse and driving range. This will cover 47.7 hectares and comprise two parcels of land located to the north and south of Staines Road.

3.0 HISTORY

3.1 01054/H/P39 Amendments to the clubhouse approved under reference 01054/H/P38.

Erection of a golf centre with associated access and car parking. Additions to an approved scheme to expand the golf clubhouse, including new indoor golf centre and to add an additional storey

to driving range to create a two storey facilityRefused: 30/04/2019Reasons: 1. The proposed golf clubhouse and driving range building is, by definition, inappropriate development in the Green Belt and would result in harm to the Green Belt; the level of harm caused would be greater than that of the previously granted consent. The proposal fails to demonstrate that the inappropriate development and the resultant harm to the Green Belt would be clearly outweighed by other materials considerations that would amount to 'very special circumstances' and the proposed development would therefore be inappropriate and unacceptable development in the Green Belt, contrary to the National Planning Policy Framework, London Plan policy 7.16, 7.18 and adopted Local Plan policy GB1.2. The proposal would be located within a Metropolitan Site of Importance to Nature Conservation and fails to demonstrate that it would protect and enhance the Boroughs natural environment, the preliminary ecology appraisal submitted is inadequate and fails to demonstrate the full impacts of the proposal on ecology or provide suitable mitigation contrary to adopted Local Plan policies CC1, CC2 and GB7. Appeal pending

3.2 01054/H/P38(NMA1) Non material amendment of planning permission (APP/F5540/W/16/3160453) dated 21 April 2017 to allow the re-wording of conditions 38 (bus stop relocation) and 41 (access road) so that details are approved and implemented prior to use of the site.NMA Approved: 21/06/2019

3.3 01054/H/P38(NMA) Non-material amendment of planning permission (APP/F5540/W/16/3160453) dated 21 April 2017 to facilitate the following changes: - Amendment of the approved Phasing Plan (A-PL-044 Rev B) as referred to in Condition 39 to include on initial enabling works prior to implementation of the development. - Amendment to timescale for submission and approval of BREEAM Post Construction Review Certificate, as referred to in Condition 39. Timescale to be amended to 'within

six months' of first occupation of the buildings.NMA Approved: 10/08/2018

3.4 01054/H/P38 Development of Hobblers Heath Children's Zoo and Adventure Park, associated buildings and outdoor play structures, 9 hole golf course, floodlit golf driving range, adventure golf, associated landscaping, high ropes courses and zip line park, climbing/jump tower, car parking and alterations to two existing vehicular access points off Staines Road.Refused: 08/04/2016Appeal allowed, permission granted: 21/04/2017

3.2 01054/H/SCREEN1 A main entrance building including an outdoor pedestrian area, entry kiosks, shop, indoor play area, restaurant, office and storage space, Children's zoo and associated service buildings and animal paddocks. High ropes course (junior high ropes and high ropes/zipwire) and Climbing/Jump tower. Outdoor adventure play areas.Environmental Impact Assessment required: 07/05/2015

3.3 01054/H/P37 Application to extend the time limit for implementation of an extant planning permission for the demolition of the existing clubhouse and ancillary buildings and erection of a new clubhouse, construction of a car park, erection of ancillary buildings, construction of new 25-Bay Golf range and pro-shop referenced 01054/H/P31 dated 18/12/2008.Approved: 27/02/2012

3.4 01054/H/P31 Demolition of the existing clubhouse and ancillary buildings and erection of a new clubhouse, construction of a car park, erection of ancillary buildings, construction of new 25-Bay Golf range and pro-shop.Approved: 18/12/2008

4.0 DETAILS

4.1 This application proposes to amend the golf clubhouse which was approved as part of the wider site redevelopment, under reference

01054/H/P38 (approved on appeal ref. APP/F5540/W/16/3160453 on 21 April 2017). That scheme comprised a children’s zoo and Adventure Park with associated buildings, including a golf clubhouse, on a former golf course on Green Belt land.

4.2 The applicant is seeking full planning permission to add to the approved scheme for the purposes of expanding the golf clubhouse and driving range.

4.3 The proposal increases the number of driving range bays from 30 to 53 to be provided in a two-tier facility. This would extend the approved building housing the driving range bays by 5m in length and between 1.2m and 2.2m in height.

4.4 Overall the proposal would result in a building measuring 2,184 sqm in Gross External Area; this is an increase of 928 sqm from the golf clubhouse and driving range approved on appeal. This would increase the footprint of the building by 91 sqm.

4.5 Tables comparing the approved building with the building now proposed is included below:

Dimensions in metres

Area in sqm

ElementGIA Approved

GEA Approved

GIA Proposed

GEA Proposed

GIA Change

GEA Change

Sub-basement 147 195 147 195 0 0Ground Floor 999 1061 1090 1,152 +91 +91First Floor 0 0 791 837 +791 +837Total 1,146 1,256 2,028 2,184 +882 +928

4.6 At ground floor the building would provide a teaching space, ball washing and storage facilities, a meeting room, seating, office, kitchen and server, display/retail area, a control room, ball dispenser, toilets, refuse store, electricity store, stairs and 25 driving range bays.

4.7 At first floor the building would provide stairs and 28 driving range bays.

4.8 Overall the proposed driving range bays would be within a building measuring approximately 98m long in a north to south orientation and 8.1m wide. It would have a flat and sloping roof with a ridge height of approximately 7.7m at the southern end and 10.7m from ground level at the northern end due to ground level changes.

4.9 The clubhouse element would be located on the western side of, and attached to the driving range bays. The building in which these elements are housed would measure approximately 39.2m in length and 8.2m wide. This element would have a pitched roof with a maximum height of 5.5m from ground level.

4.10 The opening hours would be 7am – 10.30 pm seven days a week, in line with the previously approved scheme.

4.11 The proposal would result in 25 full time equivalent jobs.

4.12 The applicant also proposes additional cycle parking spaces.

4.13 There are no alterations to the number of car-parking spaces previously approved.

4.14 The applicant proposes to adhere to the same conditions as the existing planning permission regarding recycling, lighting, landscape, car parking, contamination and site remediation, construction logistics, car park management, noise, energy, ecology, archaeology, travel plan and footpath and cycle path improvements.

5.0 CONSULTATIONS

5.1 407 neighbouring properties were consulted by letter on 09/07/2019, letters were sent to the same properties on 22/07/2019 following an amendment to the description of the application. A press notice was published on 19/07/2019 and site notice was also posted on 02/08/2019.

5.2 Five representations have been received, three objecting to the proposal and two in support. The comments received are summarised in the table below:

Objection Response

The name on the application is Hounslow Heath Golf Centre Ltd., this differs to the applicant on the wider developer.

This application only relates to the golf facility which will be run by Hounslow Heath Golf Centre Ltd as part of the wider development by Kidspace, further details on the relationship are included in section 7.

The development is part of a wider development and should not be presented as stand-alone.

This proposal relates to the wider development of Hounslow Heath, however this application only relates to the golf clubhouse and driving range and that is the only consideration under this application. The application is separate from, but inherently linked to, the wider development.

The wider development could be implemented without the development subject of this application, however this proposal could not be implemented without the wider development; this would be secured within a legal agreement.

Impact on traffic congestion and air pollution.

Full assessment of impacts on traffic is included in paragraphs 8.69-8.82. The traffic impacts of the wider development were considered acceptable under the previous consent, this application only relates to the golf facility. It is concluded that the proposal would increase annual visitor numbers to the site but that this would not have a severe traffic impact.

Conditions on previous consent not complied with, and not

Applications for a number of conditions have been submitted,

presented to Planning Committee. conditions 9 (in part), 15 (in part), 20 (in part), 31, 32, 33, 34, 35, 36 and 42 have been discharged.

The Local Planning Authority is currently considering applications for some of the other conditions.

This proposal is separate from, but linked to, the wider development and if approved would be subject to the same relevant conditions.

Applications to discharge conditions do not fall for determination by Committee.

Impact on ecology; the passage of time has allowed nature to take its course, invigorating the animal, bird and plant life that feature on the precious heathland. Heathland should be protected.

This application only relates to the golf clubhouse and driving range, which is part of the wider site.

A revised preliminary Ecological Appraisal has been carried out in June 2019 in relation to the current site, and is considered sufficient. It is considered that mitigation can be required by condition, in accordance with the approach taken by the Inspector on the appeal for the wider Kidspace development.

Design and scale of building Full assessment of design is included in paragraphs 8.51-8.57. The design of the buildings in the wider development were considered acceptable under the previous consent, this application only relates to the golf facility and is designed to be similar to the other approved

buildings. . It is concluded that the proposal would be acceptable.

Loss of trees The proposal would not result in the loss of any trees which were not already identified as being lost as part of the wider development.

Impact on Green Belt The principle of erecting a building in this location is established through the previous consent granted by the Inspector. The current proposal would increase the height of the building; the footprint of the building would not increase significantly.

Full assessment of the impact on the Green Belt is included in paragraphs 8.17-8.50. It is concluded that there are very special circumstances for accepting the proposal.

Concerns over lighting The opening hours would remain as those approved by the Inspector, i.e until 10.30 pm.

The lighting arrangement would be secured through conditions, which is the same approach taken by the Inspector. Full details of the lighting would be required to be submitted.

Noise This application relates to the golf facility; the clubhouse and driving range bays. These are predominantly indoors and sited over 400m from residential properties and the opening hours will remain as previously

approved; the proposal will not generate any significant additional noise to the approved scheme.

Concept at odds with original type of development described by Kidspace.

This application only relates to the golf clubhouse and driving range, which is part of the wider development by Kidspace. The proposal seeks to extend the previously consented golf facility.

The approved plans did not mention a restaurant or a bar in the club house.

The approved plans for the golf clubhouse show a kitchen, server and seating; the same facilities are provided within this proposal.

A 36-hole adventure golf facility has not been approved.

Details of the adventure golf course are required to be submitted under condition 5 of the appeal decision; this is not altered as part of this proposal.

A previous application is currently under appeal (ref. 01054/H/P38)

Applicants are entitled to appeal decisions. The current proposal differs from that considered under the previous application.

It is not unusual to consider a new application whilst an appeal on a precious application is running.

The previous developments did not comply with the London Plan according to the Mayor of London’s office.

This application relates to the golf clubhouse and driving range only, the Mayor’s office was consulted and have stated that the current application raises no new strategic planning issues.

The site is a nature reserve, should be kept as a nature reserve

The ecological impacts of the proposal are considered to be acceptable.

Jobs will be low paid and seasonal The nature of this proposal is likely to lead to less seasonality of the jobs

The grounds for rejecting the Kidspace development and the associated Clubhouse are as valid today as they were when the Planning Committee rejected the original proposal.

The impacts of the wider development were considered acceptable by the Inspector and the scheme was granted consent, this application only relates to the golf clubhouse and driving range.

Support Response

Support for new facilities; great opportunity to provide a facility for young people

Comments noted. The proposal is to amend and expand the golf facility which was previously approved as part of a wider redevelopment of the site.

This site was a golf course for more than 30 years and missed by local residents who used it.

It has produced some world class golfers; Andrew Johnston, also known at Butch Johnston. learned to play golf at this site.

Comments noted. The proposal would provide a new golf facility on the site.

Creation of jobs for local people and economic boost to this area.

Comments noted. The additional job creation is considered a benefit of the proposal. Job brokerage will be secured as part of the legal agreement to secure this benefit for local people.

This building will help tidy the old golf course up and stop motor bikes and burnt out cars

Comments noted. The proposal is to amend and expand the golf facility which was previously approved as part of a wider redevelopment of the site.

5.3 The application has been drawn to members' attention on the weekly pending decision list dated 6th September 2019 – 13th September 2019 (Week 36) as a Major Scheme and advising that it would be presented to Planning Committee if recommended for approval.

External Statutory Consultation Responses

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

Greater London Authority (GLA)

5.5 The GLA were consulted on the application and responded on 15/08/2019 to state that “given the scale and nature of the proposals, conclude that the amendments do not give rise to any new strategic planning issues”.

5.6 The GLA response also confirms that the Mayor of London does not need to be consulted further on this application and that the Council may proceed to determine the application without further reference to the GLA.

Transport for London (TfL)

5.7 TfL responded to state that “The proposed amendments to the scheme will result in negligible increases in vehicle trips. Having considered the numbers involved and the times of arrival and departure, TfL do not consider the proposals would result in significant strategic impact”.

5.8 Environment Agency

5.9 No objection. “We consider the proposed amendments to be of low environmental risk and therefore we have no concerns regarding the amendments.”

Thames Water

5.10 Thames Water responded to state that with regard to Surface Water Drainage if the developer follows the sequential approach to the disposal of surface water they would have no objection.

5.11 With regard to the waste water network and sewerage treatment works infrastructure capacity, Thames Water has no objection to the planning application.

5.12 In addition with regard to water network and water treatment infrastructure capacity, they would not have any objection to the application.

5.13 Thames Water requested a number of informatives be added if permission is granted, this are recommended accordingly.

Sport England

5.14 Sport England were consulted, at the time of writing no response has been received.

Historic England (archaeology)

5.15 Historic England were consulted, at the time of writing no response has been received.

Natural England

5.16 Natural England responded on 23/07/2019 to state that they have no comments to make on the application.

Heathrow/BAA

5.17 BAA were consulted, at the time of writing no response has been received.

6.0 POLICY

Determining applications for full or outline planning permission

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

The National Planning Policy Framework

6.2 The National Planning Policy Framework (NPPF) was first published on 27 March 2012 and the revised version was published on 24 July 2018, 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. It has since undergone Examination in Public, which has now concluded and the Inspector's report is awaited. The policies of the draft Plan are capable of being a material consideration in planning decisions. The Council consider that as the Mayor progresses the draft New London Plan through the formal statutory process towards adoption, its material weight in relation to assessing planning applications will increase.

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. The Local Plan Reviews have now been through the formal Regulation 19 Public Consultation, which ran from 30 July to 24 September 2019. The 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.

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.

Relevant Local Plan policies

CC1 Context and Character

CC2 Urban Design and Architecture

CC4 Heritage

CI4 Culture and leisure facilities

EQ1 Energy and carbon reduction

EQ2 Sustainable design and construction

EQ3 Flood risk and surface water management

EQ4 Air quality

EQ5 Noise

EQ6 Lighting

EQ7 Sustainable waste management

EQ8 Contamination

EC2 Developing a sustainable local transport network

GB1 Green Belt and Metropolitan Open Land

GB2 Local open space

GB4 The Green Infrastructure Network

GB5 Blue Ribbon Network

GB7 Biodiversity

GB9 Play space, outdoor sports facilities and burial space

IMP1 Sustainable development

7.0 BACKGROUND

7.1 The application site forms part of a wider site which benefits from an extant planning permission (ref. 01054/H/P38) for a children’s zoo, adventure park and golf clubhouse and driving range. This will cover 47.7 hectares and comprise two parcels of land located to the north and south of Staines Road.

7.2 Planning permission was granted on appeal for that development, subject to conditions. The development has not yet been implemented but the Local Planning Authority is currently considering applications relating to some of the conditions.

7.3 This application is submitted separately from, but inherently linked to, that original consent. The approved driving range, nine hole golf course and adventure golf do not form part of this current application site or proposal, however the building proposed would house the driving range bays and the golf clubhouse, associated with these elements. Therefore it is clear that this proposal is reliant on the wider consent for the site to be able to operate.

7.4 The two applications can be linked through a legal agreement, with restrictive obligations ensuring that, if approved, the development of the expanded golf clubhouse cannot be implemented until certain works have been carried out in connection with the wider ‘Hobbler’s Heath’ development.

7.5 The Council owns the site; however it is subject to a long lease to Kidspace Holdings Ltd who is the developer of the ‘Hobblers Heath’ development. The applicant for this current application is Hounslow Heath Golf Centre Ltd, and has an arrangement with Kidspace Holdings to operate the golfing element of the ‘Hobbler’s Heath’ development.

7.6 It was envisaged that the golf facility would be operated as a separate entity from the Adventure Park and zoo element and the whole scheme would progress in phases, this was explicitly referred to within the Inspector’s decision. Therefore this proposal does not alter the accepted arrangement.

8.0 PLANNING ISSUES

8.1 The planning issues to consider are:

Acceptability in principle Design and Appearance Impact on adjoining occupiers Highways Issues Environmental Considerations

Acceptability in principle

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

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

Green Belt Policy

8.4 The National Planning Policy Framework (NPPF) states that once Green Belts have been defined, local planning authorities should plan positively to enhance the beneficial use of the Green Belt, such as looking for opportunities to provide access; to provide opportunities for outdoor sport and recreation; to retain and enhance landscapes, visual amenity and biodiversity; or to improve damaged and derelict land.

8.5 Section 13 of the NPPF details policies for protecting the Green Belt. The site is located within designated Green Belt. Paragraph 143 of the NPPF says:

“Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances”

8.6 Paragraph 144 says:

“When considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations” .

8.7 Paragraph 145 says:

“A local planning authority should regard the construction of new buildings as inappropriate in the Green Belt. Exceptions to this are:

a) buildings for agriculture and forestry;

b) the provision of appropriate facilities (in connection with the existing use of land or a change of use) for outdoor sport, outdoor recreation, cemeteries and burial grounds and allotments; as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it;

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

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

e) limited infilling in villages;

f) limited affordable housing for local community needs under policies set out in the development plan (including policies for rural exception sites); and

g) limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuing use (excluding temporary buildings), which would:

- not have a greater impact on the openness of the Green Belt than the existing development; or

- not cause substantial harm to the openness of the Green Belt, where the development would re-use previously developed land and contribute to meeting an identified affordable housing need within the area of the local planning authority” .

8.8 Paragraph 146 says:

“Certain other forms of development are also not inappropriate in the Green Belt provided they preserve its openness and do not conflict with the purposes of including land within it. These are:

a) mineral extraction;

b) engineering operations;

c) local transport infrastructure which can demonstrate a requirement for a Green Belt location;

d) the re-use of buildings provided that the buildings are of permanent and substantial construction;

e) material changes in the use of land (such as changes of use for outdoor sport or recreation, or for cemeteries and burial grounds); and

f) development brought forward under a Community Right to Build Order or Neighbourhood Development Order ”.

8.9 The London Plan states that the strongest protection should be given to the Green Belt and MOL, and inappropriate development should be refused except in very special circumstances and development should help to secure the objectives of improving the Green Belt as set out in national guidance.

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

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

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

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

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

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

8.14 Policy GB1 of the Hounslow Local Plan states that the Council will protect and enhance Green Belt and Metropolitan Open Land to maintain its openness, quality and permanence. It goes onto say that inappropriate development in the Green Belt and on Metropolitan Open Land will not be permitted unless very special circumstances can be demonstrated.

8.15 Local Plan policy GB4 (The Green Infrastructure Network) states that the Council will protect and enhance the green infrastructure networks throughout the borough, particularly those identified as part of the

Mayor of London’s All London Green Grid. The network will be improved to maximise the diverse benefits and multiple functions, and improved public access to, and links between open spaces will be encouraged. The Council expects development proposals to:

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

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

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

8.16 Policy CI4 of the Local Plan states that the Council will plan for, invest in, and facilitate development of a network of culture and leisure offers which cater for the increased population and the identified needs and demands of the borough. The policy supports the delivery of new leisure facilities and goes on to state that development proposals are expected to locate leisure and cultural facilities in accessible places and ensure they are designed to enable access to all potential users.

Green Belt Assessment

8.17 The proposed development is not considered to fall within any of the exceptions. The proposal to erect an expanded golf clubhouse facility is not a building or structure ancillary to an open air recreational facility. This is because, whilst the scheme proposes to provide additional sporting facilities, in the form of an increased number of golf driving range bays, this is considered to be an indoor sports facility and thus not considered to be appropriate facilities for outdoor sport and outdoor recreation which preserves the openness of the Green Belt. As such it is regarded as “inappropriate development” and, by definition, harmful to the Green Belt. It is therefore necessary to establish whether there are ‘very special circumstances’ to justify such development and a departure from the development plan. The NPPF states that the harm to Green Belt Land must be clearly outweighed by other considerations.

8.18 The proposal would extend the approved facility by adding a first floor to the approved building and increasing the footprint of the building by 91 sqm.

8.19 The indoor golf activity proposed under a previous, refused, application is not included within the current proposal and as a result this current proposal is significantly smaller in footprint and overall floor area.

8.20 The proposed development represents an increase from the approved development and would therefore further reduce openness, thus precluding the development from meeting the exception test under paragraph 145 (b), if the facilities were to be considered appropriate facilities for outdoor sport or outdoor recreation.

8.21 The previous permission relating to the redevelopment of the wider site assessed the principle of the development and considered the impact of the principal buildings, which included a golf clubhouse, on the openness of the Green Belt. The Inspector concluded that there would undoubtedly be an impact on the openness of the Green Belt however, this impact would be limited because of the clustering of the main built elements and the fact that by far the majority of the site would remain in open uses which, in themselves, would not be inappropriate.

8.22 The current proposal seeks permission to erect a larger building within which to house the driving range bays and golf clubhouse. An increase in the development on the site would have an impact on the openness of the Green Belt.

8.23 While the extant planning permission is acknowledged, it is considered that the proposals do not meet the exceptions tests for inappropriate development and the scheme would have an additional impact on the openness of the Green Belt compared to the approved development. This is in line with the Inspectors decision which concluded that the golf club house and driving range, along with other buildings, were inappropriate development. It is acknowledged that the revised NPPF has been published in the intervening period since the previous permission was approved, however the paragraphs within the current NPPF have been set out above and it is considered that this conclusion is consistent with these for the reasons given above.

8.24 Consequently, it is necessary to establish whether there are ‘very special circumstances’ to justify the proposed development.

Very Special Circumstances

8.25 As stated above, the previous permission which relates to the redevelopment of the wider site assessed the principle of the development and considered the development to be inappropriate development in the Green Belt and reduce the openness of the Green Belt. However, very special circumstances in the form of significant financial investment securing a predominantly open leisure use on the site and the creation of significant employment opportunities in an area that is, within a national context, one of the most deprived, outweighed the harm to the Green Belt.

8.26 The current proposal, as a result of the extended facilities would result in an increase in staff required to run the golfing facility. The proposal would create 25 Full Time Equivalent (FTE) jobs, which is an increase of 9.5 from the previously approved scheme. The jobs created would serve, maintain and manage the driving range and the new technology,

maintain and manage the golf course, manage and run the clubhouse and provide golf instruction. The creation of these additional jobs is considered to be a significant benefit of the scheme.

8.27 The applicant has also agreed to job brokerage obligations, to use best endeavours to place to Hounslow residents in jobs and training during both the construction and operation of the development. The applicant has indicated that they wish to provide this ‘in-house’, i.e. on the site, and so Hounslow residents would have direct access to, and be encouraged to take up, the jobs being created and thus benefit from these. This is considered to be a significant benefit of the scheme and is something which was not secured as part of the original consent, therefore the proposal would realise benefits which were not part of the approved scheme and thus can be considered to be an improvement.

8.28 The increase in the number of driving range bays, also helps to improve the all-weather, year-round attraction which would result in less seasonality in the jobs. This adds further weight (albeit not substantial) to the benefit of the job creation.

8.29 The proposal is accompanied by a new set of community benefits that reflect the proposal and the fact that this represents an enlarged from the permitted scheme.

8.30 The applicant has agreed to provide a community benefits package, in the form of a Community Use Strategy (CUS) with a particular focus on making the facilities available for use by local schools and vulnerable or disadvantaged groups within the borough.

8.31 The measures secured within the Community Use Strategy will include:

• Ensuring the Adventure Golf facilities are available for use by local schools and vulnerable or disadvantaged groups within the Borough for free for a maximum of an hour a day during school hours, during term time.

• Promote awareness of the facility to borough-based schools and community groups and liaise with the Council’s Leisure Development Manager and individual borough schools.

• Host an inter-school tournament “Schools challenge” once a year at the golf centre.

• Secure the on-going pay-to-play arrangement at the club.

• Arrange for one hour of coaching a week during term time. This would amount to approximately 35 hours a year.

• To review the CUS once every two years and to pay a monitoring fee to the Council.

8.32 No such community use was provided or secured under the previous consent and therefore this proposal would secure an additional benefit over the approved scheme. The community use strategy would ensure that local schools benefit from the development through having access to facilities and services (such as coaching) which are not available to them at present. The development would thus facilitate a significant amount of community use all year round and the community use strategy would provide stability and assurance that the offer will remain in the future, thus the community would continue to benefit from the proposal. This would be considered to be a significant benefit to the scheme and contribute towards demonstrating very special circumstances.

8.33 In terms of investment, as set out in the planning, design and success statement that supports the application, this proposal would represent a further investment, of over £1 million, over-and-above the currently approved scheme. This is considered to be a substantial additional investment and is a benefit of the scheme.

8.34 The proposal would result in additional investment in construction and construction jobs, with the associated supply chain benefits, facilities and services and additional job creation.

8.35 The Inspector took the view, in granting consent for the wider development, that the golf facility would ensure the long-term and open leisure use of the site. The Inspector referred to the then proposed golf facility as an improvement on the pre-existing facility. The current proposal would expand the golf facility to increase the number of driving range bays as well as incorporating the latest available technology to support this. Therefore the proposal is considered to improve the golfing offer at the site; this improvement would be over and above that of the approved golf facility, which in itself was considered an improvement on the pre-existing golf club.

8.36 It is acknowledged that the driving range bays provide indoor sports facilities rather than appropriate facilities for outdoor sport and outdoor recreation, and that the applicant has not demonstrated that it would not be possible to achieve these benefits outside the Green Belt. However given that the approved facility included a driving range with 23 bays, it is clear that the proposal to increase the driving range bays to 53 and the incorporation of the latest technology seeks to improve the golfing offer. The provision of these facilities on one site will help to promote golf to a wider group of people, as the offer would be more inclusive and promote linked trips; these can be seen as benefits of the scheme.

8.37 As noted above the Inspector concluded that the provision of the golfing facility, alongside the other leisure facility elements, would help to ensure the long term, predominantly open, leisure use of the site. The appellant now suggests that the approved golf facility would be out of date and would not be viable, thus the additional driving range bays

are required to ensure the future viability of the golfing offer and thus the leisure use of the site. The applicant has not provided a viability assessment to support this claim, although they have made reference to the fate of other golf clubs that have not updated their golfing offer; there is also no evidence to dispute this.

8.38 From the assessment above it is clear that the facilities proposed within this application would improve the golfing offer and as such it is highly likely that this would ensure the facility continues to attract visitors and thus is likely to improve the viability of the development. It is also acknowledged that the openness of the Green Belt would be maintained if the approved proposal did not go ahead and thus the contribution of the current proposal to the economic viability of the approved scheme is not considered to contribute significantly towards demonstrating very special circumstances. Nevertheless the application is to be determined on the basis of its own merits and this issue is not substantiated to a determinative degree either in favour or against the proposal. There are other impacts and benefits arising from the proposal that are determinative and need to be considered, thus it is considered that the economic viability of the scheme is not a determinative factor in the consideration of this application.

8.39 The benefits of the scheme arising from the job creation and community use are considered to be significant on their own and attract considerable weight; this weight is increased when the benefits are considered together and alongside the smaller benefits outlined above.

Impact on openness

8.40 The Inspector in determining the previous application acknowledged that the appearance and character of the appeal site would undergo a change from its present unused state and that there would undoubtedly be an impact on the openness of the Green Belt. However, they considered that the siting and design of the various components of the proposed development have been carefully considered and that the impact on openness would be limited because of the clustering of the main built elements and the fact that by far the majority of the site would remain in open uses which, in themselves, would not be inappropriate.

8.41 The current proposal seeks permission to erect a larger building within which to house the driving range bays and golf clubhouse. Therefore, it is clear that an increase in the development on the site would have an impact on the openness of the Green Belt.

8.42 The proposed building would be located in a similar position to the approved golf clubhouse and driving range bays and thus remain within the cluster of the other main built elements on the wider site, concentrated close to the Staines Road entrance to the site, and as such would also relate well to existing built development.

8.43 The proposal represents an increase in the scale and footprint of the building above the consented scheme. The proposal would result in a two storey building to accommodate the golf driving range bays; this would result in an increase in height from the approved scheme varying from 1.2 to 2.2 metres. This increase in height is limited and could be considered to be minor, however given the length of the building and that it would be clearly identifiable as a two storey building, the bulk of the building would be increased and the building would be more prominent; thus it would result in a reduction the openness of the Green Belt compared to the approved development. Nevertheless, in line with the Inspectors conclusions, the siting of the buildings within the cluster would help to limit the harm of this impact.

8.44 The Inspector did not specifically refer to the scale, siting or design of the golf clubhouse or driving range bays in their decision, however they did explicitly assess the main building of the Hobblers Heath development (the principal entrance building comprising a play area, restaurant and shop with office and storage space). In that assessment the Inspector concluded that, “because of its size and two-storey nature [it] would be the more prominent amongst the proposed buildings, would not have a harmful visual impact”. As noted above the proposal would result in a more prominent building than the approved clubhouse, however it would still be viewed in the context of the cluster of other buildings and would remain secondary in size to the principal entrance building associated with the wider ‘Hobbler’s Heath’ development. It is considered that this additional bulk and prominence would reduce the openness of the Green Belt and therefore the proposal would result in adverse impact on the character and appearance of the Green Belt.

8.45 It is acknowledged that the building now proposed represents a reduction in size from the building proposed under the previous, refused application for a revised golf clubhouse.

8.46 There would be a degree of conflict with the purposes of the Green Belt in regards to checking unrestricted sprawl, however this is not considered to be significantly greater than under the previous permission given that the alterations only affect one building and that it would be located in a similar position.

8.47 Therefore very special circumstances must be demonstrated if this development is to be considered acceptable.

8.48 Finally, it is acknowledged that the wider area of Green Belt will continue to serve its purpose and fulfil the function of a green swathe in the metropolitan area.

Conclusion

8.49 Accepting that the development represents inappropriate development which, by definition, is harmful, it is necessary for the applicant to demonstrate that very special circumstances exist to justify permitting

this application. The significant benefits of this scheme, in particular the job creation and brokerage and the community use is considered to weigh in favour of the proposal.

8.50 It is considered that, on balance, these benefits constitute very special circumstances that outweigh the harm to the Green Belt.

Design and Appearance

8.51 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 7.5 requires the provision of a high quality public realm. Policy 7.6 requires high quality architecture and materials.

8.52 Policy CC1 of the Hounslow Local Plan seeks to ensure that all new development preserves conserves and enhances their special qualities and heritage. Policy CC2 of the Hounslow Local Plan seeks to retain, promote and support high quality urban design and architecture to create attractive, distinctive, and liveable places.

8.53 The design of the building is similar to the other buildings previously approved in the site in that they are designed to replicate the appearance of agricultural buildings. In particular the materials proposed for the buildings comprise profiled metal and timber cladding, this helps to respect the character and nature of the site and the landscape.

8.54 The stepping down in height from the driving range to the clubhouse, in addition to the inclusion of large glazed openings in the west and south elevations, and the use of timber cladding on the clubhouse help to reduce to bulk of this building.

8.55 It is considered that there would be limited harm to the Green Belt compared to the approved scheme, but the additional storey would further reduce openness, as detailed above.

8.56 Given the Inspector’s conclusion in relation to the main building of the Hobblers Heath development (the principal entrance building comprising incorporating a play area, restaurant and shop with office and storage space) and that the built form proposed under this application would be secondary in scale and appearance to this it is considered that there would be no harmful visual impact arising from this development, excluding the impact on the openness of the Green Belt.

8.57 Although there is some visual harm and attendant impact on the openness of the Green Belt, it is considered that this would be mitigated by the benefits of the proposal as outlined above.

Impact on adjoining occupiers

Light, Outlook, Visual Intrusion and Privacy

8.58 London Plan policy 7.6 states that buildings and structures should not cause unacceptable harm to the amenity of surrounding land and buildings, particularly residential buildings, in relation to privacy, overshadowing, wind and microclimate.

8.59 Policy CC2 of the adopted Local Plan seeks to protect existing residents’ amenity.

8.60 As mentioned above the application site forms part of the existing Hounslow Heath golf club site and the wider Hobbler’s Heath development.

8.61 The nearest neighbouring residents are on the other side of the river Crane, over 400m away from this site. There are also residential properties to the north east and south east but these are similarly over 430m away. Due to these distances and the scale of the buildings, there would be no harm caused through loss of light, outlook, visual intrusion or privacy.

Lighting

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

8.63 Policy EQ6 states that when considering proposals for lighting or floodlighting the Council will seek to minimise light pollution and ensure there is adequate protection from glare and light spill to sensitive receptors.

8.64 Floodlights are required for the driving range, however the range itself does not form part of this application and would remain subject to the conditions imposed on the previous consent.

8.65 This proposal would increase lighting by virtue of the increased number of driving range bays, and operational lighting would be provided for the buildings. Due to the separation distance between the driving range bay building and the nearest residential properties, along with the fact that the floodlighting for the range itself will remain as approved it is considered that the proposal would have a negligible impact on the neighbouring properties. In any case details of any lighting to be attached to the building have not been submitted with this application and therefore these will be secured by condition.

Noise

8.66 The proposed opening hours, 07:00 – 22:30, are considered appropriate and consistent with the approved scheme, and the opening hours would be secured by condition

8.67 The golf facility was not considered to be one of the main noise generating parts of the Hobbler’s Heath development. Nevertheless the proposal would facilitate the opportunity for a more intensive use of the site. The increase in golf driving range bays, due to the location and nature of these and that the site has an established use as a golf club are not considered to increase the noise generation from the site to any degree that would harm the living conditions of neighbouring properties.

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

Highways issues

8.69 Policy 6.3 of the London Plan states that developments should ensure that impacts on the transport capacity and the transport network are fully assessed.

8.70 Policy 6.9 of the London Plan states that development should provide secure, integrated and accessible cycle parking facilities. Policy 6.13 states that the maximum car parking standards in table 6.2 should be applied and developments must provide electrical charging points to encourage the uptake of electric vehicles. Provision should be consistent with objectives to reduce congestion and traffic levels and to avoid undermining walking, cycling or public transport.

8.71 Policy EC2 of the adopted Local Plan seeks to secure a more sustainable local travel network that maximises opportunities for walking, cycling and using public transport.

8.72 The site has a PTAL of 2, which indicates that it is poorly served by public transport.

8.73 The submitted Transport Note uses the same methodology that was deemed appropriate for previous applications to estimate the likely number of additional vehicular trips that would be associated with the proposed increase in the number of driving range bays from 30 to 53 bays.

8.74 The analysis, based on data obtained from Horton Park, Epsom, calculates that there would be two additional two-way trips in the weekday AM peak (7:30-8:30) and ten additional two-way trips in the PM peak (17:30-18:30). The maximum hourly term time peak is calculated to occur on Saturday between 11.00-12.00 and 14.00-15.00. In both of these hours it is anticipated that that proposal would generate 19 additional two-way trips, or one additional two-way trip every 3 minutes. A maximum hourly peak of 27 two-way trips would be generated during the Bank Holiday between 16.00-17.00, this is fewer than one additional two-way trip every two minutes. Based on the trip distribution that was agreed for the original application, with 76% of

traffic arriving from the east, in this development peak there would be one additional trip every 2 minutes 51 seconds on Staines Road (east) and one additional trip every 10 minutes on Staines Road (west).

8.75 It is concluded that the proposed amendments to the scheme will result in negligible increases in vehicle trips. Having considered the numbers involved and the times of arrival and departure, TfL do not consider the proposals would result in significant strategic impact.

8.76 The applicant indicates that at the Green Lane junction there would be a 1% increase in traffic levels on a Saturday peak and 1.6% on a Bank Holiday peak. This calculation does not take into account any traffic related to the previously approved development which would mean that this percentage is in reality lower. However, the applicant has not undertaken any modelling so the actual impact of the additional traffic cannot be confirmed. The capacity of the Green Lane junction was tested during assessment of the original application and was found to operate with adequate spare capacity at the Saturday and school holiday peak times. The additional traffic generated by this proposal would be unlikely to lead to such a significant increase in traffic that it would mean junction capacity would be reached and therefore the proposed development can be considered to not result in any significant impact that would warrant a refusal of the application. This conclusion is agreed by Council officers and TfL.

8.77 The predicted increase in traffic also leads to an increase in predicted parking demand. The original Transport Assessment predicted that the over flow car parks would only be required on 13 peak days per year (in school holidays and on public holidays) and that the overflow car parks are restricted to use only on these days.

8.78 Mitigation measures that were secured under the previous consent included significant highway works to provide an improved access into the main site, improved access to the overflow car park on the northern side of the site, relocation of a bus stop outside the site, changes to the traffic signals at the Green Lane junction to provide a controlled crossing on Staines Road, and safeguarding of land on the northern side of the road to provide an improved footway and future cycle track. These improvements will help to ensure that there is not a significant impact on road safety.

8.79 This current proposal is reliant on the wider consented development, and therefore all of the measures that were originally agreed will be implemented, and these seek to reduce both the traffic generation and parking accumulation. The Travel and Visitor Management Plan will be a key element of this as would a charge for the car park which was also agreed, and the layout of the access road which allows for buses to terminate at the site in the future subject to agreement of TfL. The Travel and Visitor Management Plan would need to be updated to reflect the increased number of driving range bays ad this would be secured by condition, as it was on the original consent.

8.80 The applicant has submitted a framework Travel and Visitor Management Plan with this application; however a final Management Plan can only be agreed prior to the opening of the facility.

8.81 In terms of road safety, the agreed highway works will lead to a significant improvement to pedestrian facilities in the vicinity of the site including new controlled and uncontrolled crossing facilities on Staines Road, improvements to the footway in front of the site, and better pedestrian links to the closest bus stops. Any additional pedestrian trips would not affect the condition of safety once these improvements have been completed. An independent Road Safety Audit will be required during the design process for the highway works and changes to the agreed outline design would be made in response to any concerns raised by the auditor.

8.82 On this basis no objection is raised to the proposed additional facilities and it is considered that they would not have a severe traffic impact nor a significant road safety impact.

8.83 The conditions imposed by the Inspector on the original development would remain in place and the relevant conditions are recommended to be re-applied to this proposal to ensure that the impacts of the development are adequately mitigated. Accordingly, these are recommended.

Environmental Considerations

Sustainability

8.84 The applicant has demonstrated that the proposal would provide a reduction in regulated emissions over 35% on Part L 2013 as required by the London Plan. The submitted report shows a 38.31% reduction in emissions on Part L 2013. The calculation supported this reduction have also been provided and reviewed by the Council’s Energy consultant. The reduction is considered acceptable and will be secured through conditions requiring the submission of evidence demonstrating compliance and achievement of this reduction as a minimum.

8.85 The building would not meet BREEAM excellent; the report shows a score of 45.72% with a potential additional 7.94%, giving a total of 53.66%. This would only achieve a Good rating; this is the same rating level as the consented development. It is accepted that there are a number of credits which the development cannot meet to increase its rating due to the location, nature and constraints of the site. It is also acknowledged that some credits cannot be achieved because certain design stages have already been passed through given that the proposal is at application stage and some credits would have needed to be targeted much earlier in the process and now cannot be altered. The Council maintains that there are some additional credits which could be targeted and achieved if and when development commences the scheme, such as the credits relating to the Considerate Contractors

Scheme. The applicant has also accepted that this may be possible but that it cannot be counted at this stage as it is unknown.

8.86 It is considered that whilst the proposed development is restricted by the location and nature of the site, elements of the proposal, where possible, have been designed to maximise the sustainability of the development. It is therefore considered that, whilst the proposed development fails to comply with Local Plan policy EQ2 (Sustainable Design and Construction), it would, on balance, result in a sustainably designed and constructed development. A condition is therefore attached to ensure that the proposed development achieves an overall BREEAM rating of ‘Good’ with a minimum score as shown in the pre-assessment and a commitment to demonstrate that all other potential credits have been targeted, and evidence to demonstrate why these have not been achieved, if applicable.

8.87 The remainder of the condition will be worded as per the previous consent on the site for consistency, it is reasonable to partially alter the wording of the condition to ensure it relates to this specific proposal and the reports which have been submitted in support of the application.

Flood Risk and Drainage

8.88 The Flood Risk Assessment (FRA) submitted and approved under the previous consent covers whole of the approved site. The application site is located within the area demarked as the Central Area (region B). The majority of region B is within flood zone 1 with the application site and proposed Clubhouse located within zone 1. The proposed amendments do not alter this.

8.89 Paragraph 7.03 of the FRA states that for the whole site, ‘The area of proposed building footprint and associated hardstanding is approximately 1.0 ha i.e. approximately 2% of the development area’. As the approved clubhouse and the proposed amendments only form a small part of this 2%, the scheme presents no material change in circumstances and thus no adverse impact. The applicant has confirmed that there are no changes to the approved drainage strategy, and this has been accepted by the Lead Local Flooding Authority. The methods for the control of development runoff would be implemented as recommended. This is accepted, and a condition will be recommended which requires the submission of full details of the Sustainable Urban Drainage Scheme, including measures for the harvesting of rainwater, the minimisation of water run-off from the site, aiming for greenfield levels, and the conservation and reuse as appropriate of other water supplies in the buildings.

Land contamination

8.90 The site was previously used as a landfill site and site investigation reports submitted by the applicant during previous submissions identified some contamination issues onsite. The Council’s Land

Quality team have reviewed the submitted information and have requested that Phased Contamination Condition is attached to any consent; this condition would secure the same level of detail as the condition on the previous consent.

Air Quality

8.91 As with the consented scheme, there is predicted to be a negligible change in NO2 and PM10 for the completed development and PM2.5 concentrations are predicted to be not significant at all sensitive receptor locations including at all the schools within the vicinity of the site. Residual impacts from the operation are considered long term, negligible and local. Mitigation measures include a Travel Plan and ecology enhancements. This mitigation is to be secured by conditions as per the previous consent.

Archaeology

8.92 The proposed amendments present no change to the findings, conclusion and recommendations of the original Archaeological Desk Based Assessment report. That assessment concluded that the currently approved proposal presented no material impact on archaeology or heritage. The recommendations and measures proposed in the report would be implemented without change and secured by conditions as per the previous consent.

Ecology and Nature Conservation

8.93 The applicant has submitted an updated Preliminary Ecological Appraisal undertaken in 2019 which covers this application site. The Phase 1 habitat survey was undertaken on 31st May 2019 and a protected species scoping survey was carried out in conjunction with this.

8.94 The revised Preliminary Ecological Appraisal (2019) states that whilst the site has not changed significantly since the previous surveys undertaken in 2015 and January 2019, there is still an increase (albeit small/marginal) in the vegetation growth and encroachment of grassland which has improved the connectivity of the habitats on site:

‘The once improved grassland had developed into poor semi-improved grassland which contained a greater diversity of species’.

8.95 This has increased the sites suitability as a key habitat for breeding and nesting birds as well as reptiles. The report has been reviewed by the Council’s ecological expert and it is considered that the mitigation proposed within the PEA (2019) is appropriate and proportionate to the building proposed.

8.96 An Ecological Management Plan (EMP) for the wider site development has been agreed and the mitigation proposed as part of this application

is considered to be consistent with this and appropriate to the scale of the development now proposed.

BIRDS

8.97 With respect to Birds, the PEA (June 2019) proposes the installation of 15 bird boxes; the exact location has not been determined, however the developer states that they will most likely be placed along watercourses or within the proposed golf course. This approach is considered acceptable and it is recommended that conditions requiring the submission of a revised EMP are attached, in a form similar to conditions 33 and 35 of the appeal decision.

BATS

8.98 The revised PEA has not identified any impacts on Bats within the proposed site boundary. However section 3.4.14 states that bat activity (foraging and commuting) is likely to be found in the woodland located to the north of the site boundary. Mitigation proposed in the EMP for the wider site recommends the installation of ten bat boxes. These will be installed along the river corridor along the western boundary of the wider site. Conditions are recommended to secure this.

REPTILES

8.99 The existing EMP for the wider site contains mitigation to address the impact on reptiles and their habitat, the approach within that, which includes a reptile translocation survey, is considered acceptable and appropriate; therefore the relevant condition is to be reapplied.

8.100 On the basis of the relevant conditions being re-imposed to any permission, it is considered that the impact of the proposal on ecology could be suitably mitigated.

9.0 EQUALITIES DUTIES IMPLICATIONS

9.1 The public sector equality duty applies to all council decisions.

9.2 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.

9.3 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.

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

9.5 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; and

(b) promote understanding.

9.6 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.

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

9.8 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”.

10.0 LOCAL FINANCE CONSIDERATIONS AND THE COMMUNITY INFRASTRUCTURE LEVY

10.1 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).

10.2 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.

10.3 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)0 0 2,028

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

10.5 The estimated Hounslow CIL payable is £40,560 and Mayoral CIL payable is £121,680.

11.0 PLANNING OBLIGATIONS

Legal agreement

The recommendation to approve this application is subject to the successful completion of a legal agreement with the following Heads of Terms:

i) To link this development to that approved (on appeal) under 01054/H/P38 and restrict development until certain works have been completed/commenced on the wider scheme.

ii) Construction training strategy based on the Council’s SPD (£2,500 per £1million construction costs) on a ‘pay or provide’ basis. The contribution for this development would be £6,050.

iii) Job brokerage, i.e securing jobs for local residentsiv) Community Use Strategy - to include arrangements to make facilities

available for use by local schools.Likely measures listed below:To provide free access to the Adventure Golf facility for local schools and vulnerable or disadvantaged groups within the Borough for free for a maximum of an hour a day, during term time.

To promote awareness of the facility to borough-based schools and community groups and liaise with the Council’s Leisure Development Manager and individual borough schools.

To arrange one hour of coaching a week at Hounslow Heath Golf centre for local schools, vulnerable or disadvantaged groups from around the Borough, during term time. This would amount to approximately 35 hours a year.

To provide an inter-school tournament “Schools challenge” per year to be held at Hounslow Heath Golf Centre

To secure the on-going pay to play arrangements at the club

To secure a community use agreement to ensure that the above provisions are adequately organised and well run

To secure a bi-annual review of performance against the terms of the legal agreement to ensure that the terms are complied with. A monitoring fee will be included.

v) Considerate Contractors Scheme

11.0 Conclusion

11.1 The proposal represents inappropriate development in the Green Belt and given the scale and position of the building, there is some harm to the openness of the Green Belt in this location, although this is considered to be limited when compared to the consented scheme.

11.2 In mitigation, a series of benefits to the community, including job creation, job brokerage and community use have been proposed and would be secured by a legal agreement.

11.3 On balance, therefore, given the benefits to community it is considered that the harm to the Green Belt would be clearly outweighed by the benefits of the scheme and that this would amount to very special circumstances, subject to a legal agreement to ensure that the community benefits continue into the future.

12.0 RECOMMENDATION:

1. That planning permission be granted subject to the following conditions (or minor variations of such) 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 of highways agreements under Sections 38 and 278 of the Highways Act 1980 (at the appropriate time) 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.

2. The satisfactory legal agreement or unilateral undertaking outlined above shall be completed and planning permission issued by 09/11/2019 or such extended period as may be agreed in writing by appropriate officers within the Housing, Planning and Communities Department or within Legal Services.

3. 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.

4. Following the grant of planning permission, where (a) requested to enter into a deed of variation or legal agreement in connection with the planning permission hereby approved and by the person(s) bound by the legal agreement authorised in paragraph 1 above, , and (b) where the planning obligations are not materially affected, and (c) there is no monetary cost to the Council, (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.

5. 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

Conditions:

1 A1A Three year time limit

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To accord with the provisions of Section 92 (1)

of the Town and Country Planning Act 1990.

2 In accordance with the submitted plans

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

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

3 B4 Materials

No development above ground level shall take place until samples of all materials to be used in the construction of the external surfaces of the golf clubhouse and grounds man building and the golf driving range bays hereby permitted have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details and so maintained at all times thereafter.

Development shall be carried out in accordance with the approved details.

Reason: In order that the Council may be satisfied as to the details of the development in the interests of the visual amenity of the area and to satisfy the requirements of policies CC1 and CC2 of the adopted Local Plan.

4 Hours of use

The use of the development hereby permitted shall be limited to the following times:

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

(b) The golf clubhouse (including all facilities within) shall not be open to customers outside the hours of 07:00 hours to 22:30 hours Monday – Sunday.

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

5 Hours of construction

No demolition or construction work shall take place on the site except between the hours of 08:00 to 18:00 on Mondays to Friday and 09:00 to 13:00 on Saturdays and no demolition or construction work shall take place on Sundays and Public Holidays without the prior written agreement of the Local Planning Authority.

Reason: In order to safeguard the amenities of adjoining residents and the amenities of the locality in accordance with Local Plan policies CC1, CC2 and EQ5 and policies 7.15 (Reducing noise and enhancing soundscapes) and 5.3 (Sustainable design and construction) of the London Plan.

6 Refuse storage and recycling

The use of the golf driving range bays and golf clubhouse hereby permitted shall not be begun until details of the arrangements for storing of waste and recycled materials have been submitted to and approved in writing 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 use of any part of the development is commenced.

Reason: To ensure that refuse can be properly stored and removed from the site as soon as the building is occupied in accordance with Local Plan Policies CC1, CC2 and EQ7.

7 Floodlighting

Details of any floodlighting, including lux levels, direction and screening of any floodlighting, shall be submitted to and approved in writing by the Local Planning Authority before any use hereby permitted commences.

Development shall be carried out in accordance with the approved details

Reason. In order to safeguard the amenities of adjoining residential properties, to ensure that the proposed development does not prejudice the amenities of the locality and to avoid endangering aircraft operations because of potential confusion with aeronautical ground lights in accordance with policies CC1, CC2 and EQ6 of

the adopted Local Plan.

8 Landscaping

No development shall take place until a scheme showing full details of hard, soft and water landscaping works has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out as approved.

The scheme details shall include: proposedfinished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. furniture, play equipment,refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (e.g. drainage, power and communications cables, pipelines etc. indicating lines, manholes, supports etc.); and retained historic landscape features and proposals for restoration, where relevant. Soft landscape works shall include: planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; and an implementation programme.

No subsequent alterations to the approved landscaping scheme shall take place unless submitted to and approved in writing by the Local Planning Authority.

Reason In the interest of biodiversity, sustainability, and to ensure that a satisfactory standard of visual amenity is provided and maintained in accordance with policies CC1, CC2 and GB7 of the adopted Local Plan. Also to avoid endangering the safe passage of aircraft and the operation of Heathrow Airport because of the hazard risk through bird attraction.

9 Boundary treatment

No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of boundary treatment to be erected.

This shall include details of boundary treatment within the likely extent of a 1 in 100 flood event plus an appropriate allowance for climate change. The boundary treatment shall be completed before the use of the

relevant phase of development to which it relates is commenced. Development shall be carried out in accordance with the approved details and any subsequent amendments shall be agreed in writing with the Local Planning Authority.

Reason: To ensure a satisfactory appearance of the site and improve the visual amenities of the locality in accordance with Local Plan policies CC1, CC2 and EQ3. Also to ensure the permeability of relevant fencing so as not to impede water flow during flood events in accordance with Local Plan policy EQ3 and also, where appropriate, to allow the passage of wildlife in accordance with Local Plan Policy GB4

10 Landscape management plan

A landscape management plan for the development, including long-term design objectives, management responsibilities and maintenance schedules for all hard and soft landscape areas, shall be submitted to and approved in writing by the Local Planning Authority prior to the use of any part of the development.

The landscape management plan shall be carried out as approved.

Reason In the interest of biodiversity, sustainability, and to ensure that a satisfactory standard of visual amenity is provided and maintained in accordance with policies CC1, CC2 and GB7 of the adopted Local Plan. Also to avoid endangering the safe passage of aircraft and the operation of Heathrow Airport because of the hazard risk through bird attraction.

11 Tree planting

No works or development shall take place until full details of all proposed tree planting, and the proposed times of planting, have been submitted to and approved in writing by the Local Planning Authority, and all tree planting shall be carried out in accordance with those details and at those times.

If within a period of five years from the date of the planting of any tree, that tree, or any tree planted in replacement for it, is removed, uprooted or destroyed or dies, (or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective) another tree of the same species and size as that originally planted shall be planted at the same place, unless the Local

Planning Authority gives its written consent to any variation.

Reason In the interest of biodiversity, sustainability, and to ensure that a satisfactory standard of visual amenity is provided and maintained in accordance with policies CC1, CC2 and GB7 of the adopted Local Plan

12 Trees to be retained

In this condition ‘retained tree’ means an existing tree which is to be retained in accordance with the approved plans and particulars, and paragraphs (a) and (b) below shall have effect until the expiration of five years from the date of the occupation of the buildings containing the golf driving range bays and golf clubhouse for their permitted use.

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

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

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

Reason: To enable the Local Planning Authority to ensure the retention of the maximum number of trees on the site and their protection from damage, in the interests of visual amenity, in accordance with Local Plan policies

CC1, CC2 and GB7 and London Plan Policy 7.19.

13 Parking

The parking, loading and turning spaces shown on drawing No. 17030 103 rev B shall be constructed and available for use before first use of any part of the development and such spaces shall not be used for any other purposes.

Reason: To ensure that the proposal complies with London Plan Policy 6.13 and Local Plan Policy EC2.

14 Contamination

Before the development hereby permitted commences:

(a) A contaminated land Phase 1 desk study report shall be submitted to and approved in writing by the Local Planning Authority. Should the Phase 1 report recommend that a Phase 2 site investigation is required, this shall be carried out and submitted to and approved in writing by the Local Planning Authority. The site shall be investigated by a competent person to identify the extent and nature of contamination. The report should include a tiered risk assessment of the contamination based on the proposed end use of the site. Additional investigation may be required where it is deemed necessary.

(b) If required as a result of the findings of site investigation, a scheme for decontamination of the site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out as approved.

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

Before the development is first brought into use:

(d) The agreed scheme for decontamination referred to in clauses b) and c) above, including amendments, shall be fully implemented and a written validation (closure)

report submitted to the Local Planning Authority for approval.

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

15 Construction Logistics Plan

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

i. a site plan;

ii. confirmation that a pre-start record of site conditions on the adjoining public highway will be undertaken with Hounslow Highways and a commitment to repair any damage caused;

iii. provision for the parking of vehicles of site operatives and visitors;

iv. provision for loading, unloading and storage of plant and materials within the site;

v. details of access to the site for the duration of construction, including phasing arrangements;

vi. means to control and manage access and egress of vehicles to and from the site;

vii. the erection and maintenance of security hoarding, including decorative displays and facilities for public viewing, where appropriate;

viii. provision of wheel-washing facilities at the site exit and a commitment to sweep adjacent roads when required;

ix. measures to control the emission of dust and dirt during construction;

x. a scheme for recycling/disposing of waste resulting

from demolition and construction works;

xi. appropriate vehicle routes to and from the site;

xii. measures to ensure the safety of all users of the public highway, especially cyclists and pedestrians, in the vicinity of the site and especially at the accesses;

xiii. commitment to liaise with other contractors in the vicinity of the site to maximise the potential for consolidation and to minimise traffic impacts;

xiv. avoidance of peak hours for deliveries and details of a booking system to avoid vehicles waiting on the public highway; and

xv. details of cranes and other tall construction equipment (including the details of obstacle lighting).

The plan should conform to current Transport for London (TfL) guidance.

All work on site shall be carried out in accordance with the approved CLP (or any variation approved in writing by the Local Planning Authority) for the duration of the construction period.

Reason: To protect the amenity of local residents and to ensure adequate highway and site safety is maintained and preserved in accordance with policies EC2 and EQ5 of the Local Plan.

16 Cycle storage

Prior to the use of any part of the development hereby permitted, details of the provision to be made for both visitor and staff cycle parking shall be submitted to and approved in writing by the Local Planning Authority.

The cycle parking shall be provided in accordance with the approved details before the use of the development hereby permitted commences and shall thereafter be retained solely for its designated use.

Reason: To support sustainable transport objectives and ensure that secure cycle spaces are provided and retained, in accordance with Local Plan Policy EC2 and London Plan Policy 6.9.

17 Car Park Management Plan

The development hereby approved shall not be brought into use until a Car Park Management Plan has been

submitted to and approved in writing by the Local Planning Authority. The Plan shall include the following:

(a) details and location of parking spaces for people with disabilities;

(b) details and location of 10% electric vehicle charging points and details of a further 10% passive provision; and

(c) details of measures proposed to restrict parking to designated bays only and prohibit parking on the access road.

The car parking areas shall thereafter be managed in compliance with the approved Car Park Management Plan.

Reason: In the interests of road safety, and to ensure inclusive, safe and adequate parking is provided and retained in conjunction with the development in the interests of the general amenities of the locality, the flow of traffic and conditions of pedestrian and general highway safety within the site and on neighbouring highways, in accordance with Hounslow Local Plan policy EC2.

18 Delivery and Servicing Plan

No development shall take place until a Delivery and Servicing Plan has been submitted to and approved in writing by the Local Planning Authority.

The Plan shall provide details as to how deliveries and servicing will be undertaken within the site, the measures proposed to restrict loading and unloading on the public highway and how the delivery bay will be managed and enforced to ensure that it is kept clear of parked vehicles at all times.

All deliveries and servicing of the site shall thereafter be managed in compliance with the approved Delivery and Servicing Plan.

Reason: To ensure satisfactory delivery and servicing arrangements for the site, in the interests of highway safety, convenience and the free flow of traffic in accordance with Local Plan Policy EC2.

19 Noise

The rating level of sound emitted from or associated with the development shall not exceed background sound

levels by more than 5dB(A) between the hours of 07:00-23:00 (taken as LA90 in 15-minute periods at the nearest sound sensitive premises) and shall not exceed background sound levels between 23:00-07:00 (taken as LA90 in 15-minute periods at the nearest sound sensitive premises). All measurements and assessments shall be made in accordance with the methodology of BS 4142:2014 (Methods for rating and assessing industrial and commercial sound) and/or its subsequent amendments.

Reason: To ensure satisfactory environmental conditions for the occupiers of the proposed building and in the interests of the amenities of the neighbouring properties in accordance with Local Plan Policies CC2 and EQ5.

20 Energy Statement

The development shall be implemented in accordance with the approved Energy Strategy and shall not commence above ground until full Design Stage calculations under the National Calculation Method have been submitted to and approved in writing by the Local planning Authority to show that the development will be constructed in accordance with the approved Energy Strategy, and any subsequent approved revisions.

Prior to first occupation of the building(s) evidence (e.g. photographs, installation contracts and As-Built certificates under the National Calculation Method) should be submitted to the Local Planning Authority and approved in writing to show that the development has been constructed in accordance with the approved Energy Strategy, and any subsequent approved revisions.

Upon final commencement of operation of the solar PV panels, suitable devices for the monitoring of the solar PV panels shall have been installed, and the monitored data shall be submitted automatically to a monitoring web-platform.

Upon final commencement of operation of the ASHPs, suitable devices for the monitoring of the ASHPs shall have been installed, and the monitored data shall be submitted automatically to a monitoring web-platform.

Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan Policy 5.2 and the London Borough of Hounslow Local Plan Policy

EQ1.

21 BREEAM

Within six months of work starting on site a BREEAM fully fitted Design Stage certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a ‘Good’ (minimum score 53% and with ‘Excellent’ standards for the ENE01 and WAT01 credits) rating will be achieved.

Within three months of first occupation of the building(s) a BREEAM fully fitted Post-Construction Review certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a ‘Good’ (minimum score 53% and with ‘Excellent’ standards for the ENE01 and WAT01 credits) rating has been achieved.

Reason: To ensure that the development has an acceptable level of sustainability in accordance with the London Borough of Hounslow Local Plan Policy EQ2.

22 Sustainable Drainage

No development shall take place until the details of a Sustainable Urban Drainage Scheme, including measures for the harvesting of rainwater, the minimisation of water run-off from the site, aiming for greenfield levels, and the conservation and reuse as appropriate of other water supplies in the buildings have been submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details and maintained as such at all times thereafter.

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, the Non-Statutory Technical Standards for Sustainable Drainage Systems and Hounslow Council's Local Plan Policy EQ3

23 Ecological Management Plan

No development shall take place until an Ecological Management Plan has been submitted to and approved

in writing by the Local Planning Authority.

The Ecological Management Plan shall incorporate:

(i) a reptile translocation scheme;

(ii) details of measures to protect breeding birds, nests and eggs from mortality/damage, injury and disturbance, including avoidance by timing and/or appropriate supervision;

(iii) details of the ecological clerk of works supervision to be put in place to monitor the clearance of vegetation to ensure no impact on undiscovered badger setts or other unexpected faunal encounters;

(iv) an ecological lighting plan;

(v) details of ecological enhancement and biodiversity gain, including the establishment of areas of grassland, wet grassland and wet woodland to be managed and maintained;

(vi) details of how the enhancement measures will be monitored, managed and maintained, including the long- term design objectives, management responsibilities and maintenance schedules.

The development shall then be carried out in accordance with the approved details.

Reason: In the interests of Nature Conservation and in accordance with Local Plan policies CC1 and GB7.

24 Invasive Species Management Plan

No development shall take place until an Invasive Species Management Plan has been submitted to and approved in writing by the Local Planning Authority.

The development shall thereafter be carried out in accordance with the approved plan prior to first occupation and so maintained at all times thereafter.

Reason: In the interests of Nature Conservation and in accordance with Local Plan policies CC1 and GB7.

25 Bat and Bird boxes

No development shall take place until a scheme for the provision of bird and bat boxes within the development has been submitted to and approved in writing by the

Local Planning Authority.

The boxes so approved shall be provided and available for use prior to the use of the development approved and so maintained at all times thereafter.

Reason: In the interests of Nature Conservation and in accordance with Local Plan policies CC1 and GB7.

26 Archaeology

No demolition or development shall take place until a Written Scheme of Investigation (WSI) has been submitted to and approved in writing by the Local Planning Authority. For land that is included within the WSI, no demolition or development shall take place other than in accordance with the agreed WSI, which shall include:

(i) a statement of significance and research objectives;

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

(iii) a programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material.

This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the WSI.

Reason: The area is the site of archaeological interest and the Local Planning Authority would wish to protect the site from any damage which might occur whilst carrying out the development hereby permitted, in accordance with Local Plan Policies CC1 and CC4.

27 Piling

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

Any piling must be undertaken in accordance with the

terms of the approved piling method statement.

Reason: The proposed works will be in close proximity to underground water utility infrastructure. To ensure no impact on local underground water utility infrastructure in accordance with Local Plan Policy EQ8.

28 Travel and Visitor Management Plan

Prior to commencement of use of any of the development hereby permitted, a Travel and Visitor Management Plan, including a Parking Management Plan, site and traffic management at peak times and details of monitoring and review mechanisms, shall be submitted to and approved in writing by the Local Planning Authority.

The Travel and Visitor Management Plan shall be implemented as approved and so maintained at all times thereafter.

Reason: To support sustainable transport objectives including a reduction in single occupancy car journeys and the increased use of public transport, walking and cycling in accordance with adopted local plan policy EC2.

Informatives:

1) To assist applicants, the London Borough of Hounslow has produced planning policies and written guidance, all of which is available on the Council's website and which has been followed in this instance.