West London Volkswagen, Capital Interchange Way, Brentford, TW8 0EX

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1 ISLEWORTH AND BRENTFORD AREA COMMITTEE (PLANNING) 24 May 2012 Tim Goodall References: P/2012/ /B/P11 Address: Ward: Proposal: Drawing numbers: West London Volkswagen, Capital Interchange Way, Brentford, TW8 0EX Brentford Demolition of existing warehouse and construction of a new car dealership for the Volkswagen brand comprising four storeys (comprising new and used retail sales, workshop space including MOT testing bays, internal operational and non-operational parking/storage) plus rooftop vehicle storage and on-site external parking and servicing. G rev PL0, G rev PL5, G rev PL6, G rev PL5, G rev PL5, G rev PL5, 50 rev D, G rev PL5, Design and Access Statement, Energy Statement, Ecological Assessment, Transport Assessment, Interim Travel Plan received 05/03/2012 G rev PL6, G rev PL6 received 10/05/2012 Application received: G rev PL1, SK-113 rev PL0, G rev PL6, G rev PL7, G rev PL6, G rev PL6, G rev PL0, G rev PL6, G rev PL7 received 14/05/ /03/2012 For Comment 1.0 SUMMARY 1.1 Planning permission is sought to erect a car dealership with MOT centre, workshop, storage and parking on the site. The entrance would be on Capital Interchange Way with the northeast elevation facing the elevated M The principle of the use on the site is considered to be acceptable in this location which is in the Brentford Area Action Plan (BAAP) area. 1.3 The application is submitted to the Committee for comment. If an acceptable scheme can be negotiated, then the proposal will be recommended for approval at the Sustainable Development Committee. 2.0 SITE DESCRIPTION 2.1 The site is located on the southeastern side of Capital Interchange Way, directly to the south west of the interchange with the Great West Road and below the elevated M4 motorway. The site currently contains the former Tie Rack warehouse.

2 2.2 The site has an area of approximately 0.70ha and adjoins the westbound carriageway of the Great West Road to the northeast. To the south the site is bound by Wheatstone House and Brentford Fountains Leisure Centre which front onto Chiswick High Road (North Circular Road). To the southeast there is an Esso service station and No. 3 Great West Road, a four storey office building of brick construction. 2.3 To the southwest of the site, on Capital Interchange Way, the site is adjoined to a Citreon car dealership. Opposite the site to the northwest is an office/warehouse building currently occupied by Tie Rack. 2.4 The site is located within the BAAP area. The site is not within a conservation area and there are no Tree Preservation Orders on the site. 2.5 The site is located approximately 400m northeast of Kew Bridge Station and approximately 600m west of Gunnersbury Station. The Chiswick Roundabout and M4 are identified as routes of Strategic National/Regional Importance. The applicant has stated that the Public Transport Accessibility Level (PTAL) of the site is 4 (medium). 3.0 HISTORY 3.1 Relevant planning history for the site is set out below: /B/P1 Erection of warehouse and ancillary offices with associated parking and service areas Approved 24/04/ /B/P2(a) Erection of warehouse and ancillary two storey offices with associated parking and service areas. Approved 16/02/ /B/P3 Erection of loading bay canopy and installation of 4 ground floor windows and 8 rooflights in connection with formation of mezzanine floor within warehouse to provide computer and back up facilities Approved 26/02/ /B/P4 Erection of 16m high steel tower Approved 04/08/ /B/AD2 Display of 4 non-illuminated signs Approved 07/08/ /B/P5 Construction of second floor extension to provide additional ancillary offices and provision of additional parking spaces Refused 12/04/1988

3 /B/P6 Construction of second floor extension to provide additional ancillary offices and provision of additional parking spaces Approved 17/08/ /B/P7 Installation of mezzanine floor to provide additional office space, with 12 additional parking spaces Approved 18/03/ /B/P8 Installation of satellite to roof of car showroom /B/P /B/AD3 Approved 02/10/1997 Installation of a 33m high steel tower displaying two internally illuminated advertising panels. Refused 07/02/2006 Reason: The erection of a tower displaying large illuminated advertisements as proposed in this location, which fails to have adequate regard for the scale and massing of existing structures and would appear as an isolated form of development, would be out of place in this locality and detrimental to the amenity of the area. Appeal Dismissed 20/06/ /B/P10 Erection of a V shaped tower to display two internally illuminated advertising panels measuring 9m x 6m each. Refused 08/05/2007 Reason: The erection of a tower displaying large illuminated advertisements as proposed in this location, which fails to have adequate regard for the scale and massing of existing structures and would appear as an isolated form of development, would be out of place in this locality and detrimental to the amenity of the area. Appeal Dismissed 19/11/2007 Pre-application advice 3.6 The applicant originally sought pre-application advice on the proposal in It was considered that the proposed use was acceptable in principle provided the policies of the Employment Development Plan Document could be satisfied. Discussions focussed on the design and appearance of the building, and the set back from the A4

4 boundary. 3.7 A number of amendments were made, following officers recommendations and further pre-application advice was sought by the applicant. The proposals were considered to be broadly acceptable. 4.0 DETAILS 4.1 The application proposes the demolition of the existing warehouse and the construction of a part three storey, part four storey Volkswagen car dealership comprising new and used retail sales, workshop space including MOT testing bays. The use class of the development would be sui generis. 4.2 There would be internal operational and non-operational parking/storage would be constructed plus rooftop vehicle storage and on-site external parking and servicing. 4.3 The applicant has stated that the proposal would have a gross external area of 15, 468 square metres. This would include 5, 469 square metres of retail space and 3, 657 square metres of general industrial space. The remainder would be for storage and parking. 4.4 The footprint of the building would appear as conjoined rectangular and square sections. These would be the showroom (the northwestern rectangular end) of the building) and the workshop and parking areas (the southeastern square end). 4.5 The floor areas of the building can be broken down into the following: Floor Level Ground Floor 3, 790 First Floor 3, 772 Second Floor 3, 772 Third Floor 3, 772 Roof 3, 741 Gross External Area (sq.m) 4.6 The ground floor would contain a workshop, valeting area, archive and handover area and a vehicle display area. Cycle and motorcycle parking at this level. 4.7 The first floor would contain the new car showroom and customer parking spaces. 4.8 The second and third floors would be for the used car showroom, including a vehicle display area and ancillary office uses such as the canteen. There would also be parking spaces for the new and used car stock. 4.9 At roof level there would be additional parking, ancillary uses such as a plant room and photovoltaic panels The design of the building, which is based on the Volkswagen VRC 2010 corporate image, would be 23m in height with a 28m high stair tower. The individual floors are 5m high. The total length of the building is 97m, not including a fire escape stair well

5 on the south east elevation In addition to the fire escape stair well on the southeast elevation there would be a 28 metre high stair tower that would project from the northeast elevation. The stair tower would be part glazed and have flat horizontal cladding. The circular Volkswagen VW logo would be affixed to the southeast, northeast and northwest elevations of the tower. The glazing would have blue LED lighting The workshop area of the building at ground floor level would have horizontal louvre built up metal cladding. This cladding would continue to full height on the eastern corner and the southeast elevation of the building At the upper levels the parking area above the workshop would be clad with modular perforated panels, which would allow daylight into the building. The area immediately south of the tower has been re-designed using flat aluminium sculpted rain screen panels The elevations of the showroom be glazed at first, second and third floor levels with look a like glazed spandrel panels at the internal floor levels. At ground floor and roof level there would be horizontal louvre built up metal cladding The southwest elevation of the showroom would have a green wall and additional vertical look a like spandrel panels The showroom would have a white corporate frame to the northwest and northeast elevations. The frame would be clad with translucent acrylic panels that would be blue LED lit The northeast elevation would have a Volkswagen aluminium composite retailer frame with continuous light strip at first floor and a Volkswagen aluminium composite entrance portal with continuous light strip The pedestrian entrance to the showroom would be on the southwest elevation at ground floor level. There would be an additional entrance to the northeast elevation from the Great West Road at ground floor level There would be an external staircase and access ramp on the northeast elevation to the two entrances at first floor level. The disabled access to the building would be at this point The site would retain the existing trees and soft landscaping at the eastern corner toward the Great West Road and no. 3 Great West Road. There would also be vegetation on the north east boundary with Capital Interchange Way and a hedge on the Southwest boundary with Citroen. A feature amenity planting would be placed next to the vehicle entrance There would be at ground floor level on the north east elevation by the junction of Capital Interchange Way and Great West Road The proposal includes 104 car parking spaces and 4 disabled parking spaces. There would be four motorcycle spaces and 12 cycle spaces. 38 of the car parking spaces and the four disabled spaces would be for customer use.

6 4.23 It is anticipated that the proposed scheme would generate approximately 98 full time jobs There would be 300 square metres of photovoltaic cells to the roof of the building A substation/greeter staff room measuring 6.5m in depth and 4.25m in width would be constructed on the south western boundary of the site. The substation would be 3.1m high and have a flat roof. The substation would be of Staffordshire Blue Brindle brick with a granite coloured roof. 5.0 CONSULTATIONS 5.1 Consultation letters were sent to neighbouring properties on the 19 March 2012, including statutory bodies. A site notice was erected and a notice placed in the paper. 5.2 Responses received to date are: 5.3 The Highways Agency offer no objection to this proposal. However, they recommend that if permission is granted for a condition is attached to have the affect of preventing the risk of dazzle to users of the M Thames Water has responded stating that the proposed development would be in close proximity to underground water and sewerage utility infrastructure. Accordingly, a condition is recommended that would prevent any impact piling taking place until a piling method statement has been submitted and approved by the Local Planning Authority. 5.5 The Environment Agency has stated that they have no comments to make on the application. 5.6 Brentford Community Council objected in terms of the design. The comments are as follows: Recommend refusal on the grounds that the design is inadequate for an important site. The building lacks interest, modelling and contrast. 5.7 They have confirmed that they have no objection to make to the proposed use. 5.8 The proposal meets the minimum threshold for referral to the Mayor of London. Transport for London will provide comments on the application as part of the Mayor s response. 5.9 London Borough of Ealing does not object to the proposal Any additional comments received will be reported to the committee in the form of an addendum. 6.0 POLICY Determining applications for full or outline planning permission 6.1 When determining applications for planning permission, the authority is required to have regard to (a) the development plan, so far as is material, (b) any local finance considerations, so far as is material, and (c) to any other material considerations.

7 Local finance considerations means the Community Infrastructure Levy, or a grant or other financial assistance that has been, or will or could be, provided to a relevant authority (such as the Council, the Mayor of London, the Homes and Communities Agency, etc.) by a Minister of the Crown. 6.2 In addition, the determination must be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan 6.2 The Development Plan for the Borough comprises the Council's Unitary Development Plan (UDP), Employment Development Plan Document, Brentford Area Action Plan and the London Plan. 6.3 The London Plan was adopted on 22 July The UDP was adopted in December 2003 and was amended and saved as of 28 September 2007 by Direction from the Secretary of State. The emerging Core Strategy 6.5 On 12 July 2011, the Council's Cabinet approved that the Core Strategy "Preferred Strategy" should go out to consultation. As emerging policy, the Local Planning Authority (LPA) considers that the emerging Core Strategy is capable of being a material consideration. Given that the emerging Core Strategy is still in the consultation stages, the LPA considers that very limited weight can be given to it at this stage. The National Planning Policy Framework 6.6 The National Planning Policy Framework (NPPF) came into force on 27 March 2012 and has replaced national policies and guidance formerly contained in Planning Policy Statements and Planning Policy Guidance notes and some other documents. The Local Planning Authority (LPA) considers that, where pertinent, the NPPF is a material consideration and as such, it will be taken into account in decision-making as appropriate. 6.7 Supplementary Planning Documents Planning Obligations Air Quality 6.8 These SPDs were adopted on 11/03/08, following public consultation in July and August The documents form part of the Local Development Framework. NATIONAL PLANNING POLICIES 6.9 The following circular is of relevance to this planning application: 11/95: Use of Planning Conditions in Planning Permission Local Development Scheme 6.10 The Local Development Scheme (LDS) is a project plan for the production of the

8 Borough s Local Development Framework (LDF) 1. To date, the Council has produced the Employment Development Plan Document that was adopted on 25 November 2008 and the Brentford Area Action Plan, which was adopted on 27 January The purpose of the Employment Development Plan Document is to plan the future use of land for employment, including industrial and commercial uses in the London Borough of Hounslow. This is achieved through directing new employment development to appropriate locations and the management protection and release of industrial and commercial land and buildings. There is significant emphasis on the Brentford area in this document due to the significant market pressure for change in the Brentford area, especially in terms of employment land The Brentford Area Action Plan sets out a spatial strategy for the continued regenerated of the Brentford area. It sets out a vision for the future of the area Policy BAAP1 (Sustainable Development) sets out criteria that In view of local circumstances, specifically relating to air and noise pollution, flood risk and provision of social and community infrastructure and services will be taken into account when considering new applications Policy BAAP4 (The Great West Road) sets out criteria to be considered for new development impacting upon the Great West Road corridor and includes the effect that new development would have on the surrounding parks and gardens, strategic and Thames views and Metropolitan Open Land. It goes on to state that all new developments should be designed to the highest quality, maximising opportunities by the high profile road corridor to showcase innovation, sustainable design and construction to improve environmental conditions locally. 7.0 PLANNING ISSUES 7.1 The main planning issues to consider are: 1. The principle of development; 2. The built form and impact upon the character and appearance of the site and surrounding area; 3. The impact of the proposal on neighbouring properties; 4. The impact of the proposal on highways, transport and access; 5. Sustainable building principles; 6. Planning obligations. The principle of development 7.2 The National Planning Policy Framework (NPPF) states that an economic role is a key dimension in achieving sustainable development. It states that the planning system should seek to contribute to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right 1 It outlines what planning documents the Council is proposing to produce and when.

9 places and at the right time to support growth and innovation; and by identifying and contributing development requirements, including the provision of infrastructure. 7.3 In addition the NPPF states that At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking. 7.4 The NPPF (para 18) states that the Government is committed to securing economic growth in order to create jobs and prosperity, building on the country s inherent strengths, and to meeting the twin challenges of global competition and of a low carbon future. 7.5 It goes onto note (para 19) that the Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth. Therefore significant weight should be placed on the need to support economic growth through the planning system. 7.6 The site is located within the area covered by the Brentford Area Action Plan. Policy E1 of the EDPD states that the Council will seek to sustain and enhance employment capacity through the management and protection of Locally Significant Industrial Sites (LSIS). Employment capacity will also be sustained and enhanced through the appropriate change of use of land and buildings from employment to non-employment uses. Policy EP5 states that new industrial activities will be directed to the Borough s LSIS and other existing industrial sites, subject to being compatible with uses surrounding the proposal. 7.7 Policy ENV-B.1.1 provides that development will be considered having regard to context, form and layout of the buildings and spaces. New development should: relate well to its site, scale, nature, height, massing, character and use of adjacent townscape; respect the proportions of existing neighbouring buildings enhance the townscape value of an area through good urban design; use durable and high quality materials that relate satisfactorily to its surroundings in terms of colour, scale, texture and pattern; incorporate good quality, landscape design including boundary treatment as an integral part of a development proposal; be designed to enhance safety and security in the environment, and so it is fully accessible to people with disabilities or impaired mobility; include screened areas for refuse and recycling; incorporate energy efficiency measures, through good design, use of materials, orientation and layout. 7.8 In principle, therefore the proposed development for a car showroom with an MOT servicing workshop is acceptable. Industrial uses are encouraged at sites identified as LSIS within the EDPD and Policy 2.17 of the London Plan (Industrial Locations).

10 7.9 The proposal would result in a positive impact on local employment, as the proposed use is likely to generate approximately 98 full time equivalent jobs. The proposal would improve the appearance of the current site, and replace the previous use (Tie Rack warehouse) that was on the site. This is in accordance with the NPPF in this regard This is however subject to the proposed development relating to and respecting its context (i.e. achieving high quality building and urban design) and not adversely impacting on the surrounding conservation areas The applicant has provided an assessment of the proposal in the surrounding context and an assessment of the impacts of the proposal from Kew Bridge, Gunnersbury Park and other surrounding areas. This will be discussed in more detail below. The built form and impact upon the character and appearance of the site and surrounding area 7.12 The NPPF has a requirement for development to achieve a good design and states that new development should respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation Policy BAAP2 in the Brentford Area Action Plan (Urban Design) states that new development proposals along the Great West Road should enhance the Gateway location and respond to its strategic role with high quality designs. Opportunities should be taken to protect and improve the contribution of the art deco features and buildings to the road s distinct character. Development should deliver improvements to the public realm whilst respecting the scale and amenity of surrounding residential areas and open spaces Policy BAAP4 (Great West Road) states that new applications will take into account the effect that new development would have on adjoining residential areas, historic buildings, parks and gardens, strategic and Thames views and Metropolitan Open Land within and adjoining the borough. In addition, all new developments should be designed to the highest quality, and showcase innovation and sustainable design and construction The building sits to the southwest of a curve of the A4 and the elevated M4 motorway. The design of the building provides for a staggered northeast elevation to allow for a set back from the curvature of the highway. The simple appearance of the building would allow views into the showroom floors The design of the building would be characterised by the distinctive white frame to the show room that would be particularly prominent when viewed from the northwest on the Great West Road, the elevated M4 and also from the southwest on Capital Interchange Way. The glazed elevations of the show room would allow for views into the building where the vehicles would be displayed. There would be blue LED perimeter lighting which would shine through the perimeter at night The stair tower would have flat horizontal cladding and the Volkswagen corporate logo. There would also be blue LED lighting to the vertical tower glazing. The lighting would complement the design of the building, highlighting the distinctive white frame of the show room section.

11 7.18 The car park section of the building immediately south of the tower would have flat aluminium sculpted rain screen panels. These panels would comprise a combination of perforations, indentations and outward pressings to create a 3D design. The panels would introduce an element of variety to the appearance of the north east façade of the building The southwest elevation of the building would face Capital Interchange Way and would contain the vehicle entrance to the car park and the workshop. This elevation of the building would be notable for the green wall, visible on Capital Interchange Way. This feature would be a welcome addition and soften the functional nature of this elevation The proposed building would have a height of around 23m above ground level, rising to 28m for the stair tower to the northeast elevation. To the west, the recently completed Big Yellow Self Storage Facility has a height between 20m-27m above ground level. Planning permission has also been granted for a car showroom adjacent to the Big Yellow Self Storage Facility that would be 21m high. There are additional tall buildings to the west along the M4/A4 corridor including the Vantage West Building. Opposite the site, to the northeast of the highway, planning permission has been granted for the Chiswick Roundabout Octopus development that would reach to a total height of 49.7m The site is 2.3m below the level of the A4 and 11.5m below the level of the elevated M4. The proposed building roof parapet would be approximately 11m above the level of the elevated M4. The height is considered to be appropriate in this location The applicant s Design and Access Statement has provided an assessment of the impact of the proposal from key views within the surrounding area. This includes from the nearby conservation areas of Kew Bridge and Gunnersbury Park. The height is not considered to have a noticeable impact to the Kew Bridge Conservation Area due to its height, location and the existing development separating the site from this area The proposal would be considerably lower in height than the existing Vantage West building and the approved Chiswick Roundabout Octopus. It would be of a similar height to the recently approved car showroom to the west and the recently completed Big Yellow building. A large part of the building would be obscured to the east and north by the elevated motorway. It is not considered within the setting of the other development in this location on the A4 that the proposal would adversely impact on the setting or heritage asset that is Gunnersbury Park A greater proportion of the building would be visible from longer distances within Gunnersbury Park. However, from these distances the building would be viewed in context with the existing buildings including Vantage West. It is not considered that the building would appear out of place when viewed in context with the surrounding development. The low height and predominantly glass façade of the showroom would ensure that the proposal would not adversely impact on the setting of the park The site is located within Character Area 14 (Capital Interchange) of the BAAP. This area is defined by its uniform character as a small scale industrial business park. The Capital Interchange area is considered to relate well to the commercial character of the Great West Road, but less so to the Victorian buildings to the south and west.

12 7.26 The building has been positioned so it is setback a minimum of 7.5m from the Great West Road frontage. At its closest point the building would abut the footpath on the southern side of the Great West Road at the northern corner of the site The existing vegetation at the eastern corner of the site will be retained and supplemented through the planting of three new trees perpendicular to the existing building. Accessibility 7.28 UDP Policy ENV-B.1.1 seeks to ensure that development proposals are designed so as to be fully accessible to people with disabilities or impaired mobility. Chapter 11 of the Council s 1997 Supplementary Planning Guidance states that disabled parking spaces should be a minimum of 3.2m wide and be clearly marked Four disabled spaces have been provided for. Three spaces would be at first floor level and one would be external at ground floor level. The spaces meet the requirements for disabled parking spaces. The external space would be adjacent to the pedestrian entrance on the southwest façade of the building. Traffic, parking and transport issues Car parking 7.30 The NPPF notes that all developments that generate significant amounts of movement should be supporting by a Transport Statement or Transport Assessment. Plans and decisions should take account of whether: the opportunities for sustainable transport modes have been taken up depending on the nature and location of the site, to reduce the need for major transport infrastructure; safe and suitable access to the site can be achieved for all people; and improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe Policy T.1.4 of the UDP states that all developments must provide parking and servicing facilities in accordance with the Council s standards with provision to be made for people with disabilities. The parking standards are a maximum with there being no minimum requirement except in relation to disabled parking. Operational requirements such as space for deliveries and loading must also be met on site Transport for London will provide comment as part of the Mayor of London s response to this application Further consideration is being given to parking being provided at the site. Additional comments from TfL are expected. Cycle parking

13 7.34 The proposal would provide for cycle parking spaces at internal ground floor level. These would be in the form of Sheffield stands. Access and servicing 7.35 The proposal would utilise the existing access via Capital Interchange Way. This provides for both pedestrians and vehicles. Additional width is provided to the vehicular entrance for articulated vehicles via heavy duty block paving in a chevron design There is an additional pedestrian entrance directly from the Great West Road via steps and a ramp to the first floor level of the building. Traffic generation 7.37 The Interim Transport Assessment provided with the application has assessed the proposed traffic generation. This concludes that overall the proposed development would result in 54 new vehicle trips in the weekday morning rush hour and 68 new vehicle trips in the evening rush hour Transport for London will provide comments for the application as part of the Mayor of London response. Impact on the amenity of adjoining properties 7.39 The subject site is located alongside the Great West Road at the junction with Capital Interchange Way. Directly to the southwest, the site adjoins the existing Citroen car showroom. To the south is the Fountains Leisure Centre, Wheatstone House, the Esso Service Station and 3 Great West Road. There would be no adverse impacts on this property Opposite the site on Capital Interchange Way are existing office/warehouse buildings and the site is not considered to have an adverse impact on these properties. Are sustainable building principles applied? 7.41 The broad aim of sustainable development is to ensure that the quality of social, economic and ecological environments are improved and maintained for future generations. The UDP and London Plan encourage sustainable development through many policies including the promotion of the use of energy efficient building design and materials, re-use of previously developed land and existing buildings, and location of development in or close to town centres and areas with good public transport The NPPF sets out the government s objectives regarding renewable energy and informs policy preparation and assessment of individual planning applications. A key principle is that the provision of renewable energy should be promoted Sustainability underpins many policies of the UDP and the London Plan. These require developments to be sustainable in transport terms, to minimise waste, include energy efficiency measures and promote the use of renewable energy, and not significantly increase the requirement for water supply or surface water drainage.

14 7.44 Policy 5.2 of the London Plan states that for non-domestic buildings proposals should provide for a 25% improvement on the 2010 Building Regulations. Sustainable Urban Drainage systems should be used in all developments. The existing site is currently fully developed and the applicant s Design and Access Statement notes that the proposal would reduce the currently impermeable area Energy efficiency measures are incorporated into the design, and include double glazing and efficient lighting. Heating would be provided by a Gas Air Service Heat Pump system and cooling would be provided to the showroom areas only by a gas fired Variable Refrigerant Flow System. It is proposed to use 300sq.m of photovoltaic panels on the roof of the dwelling. The potential of the proposed development to secure planning obligations 7.46 UDP Policy IMP.6.1 states that the Council will seek to ensure that a developer enters into a planning obligation to secure planning benefits related to the proposed development The Supplementary Planning Document: Planning Obligations 2008 outlines the Council s policies and procedures for determining planning obligations The contributions for the proposed development are still under consideration and assessment. EQUALITIES DUTIES IMPLICATIONS The Council has to give due regard to its Equalities Duties and in particular with respect to its duties arising pursuant to the Equality Act 2010, section 149. Following a relevance test, which is available at: _eias.htm it is considered that there will be no specific implications with regard to the Council s duty in respect of its equalities duties and that if approving or refusing this proposal the Council will be acting in compliance with its duties. Relevant Section of Relevance Test All Other Large Scale Development 8.0 RECOMMENDATION 8.1 It is recommended that Members comment on the application and that Members comments be reported to Sustainable Development Committee. Background Papers: The contents of planning file referenced on the front page of this report, save for exempt or confidential information as defined in the Local Government Act 1972, Sch. 12A Parts 1 and 2

15 Appendix 1 The following London Plan policies are of relevance to the applications: Policy 2.17 Policy 5.2 Policy 5.3 Policy 5.13 Policy 5.21 Policy 6.3 Policy 6.9 Policy 6.10 Policy 6.13 Policy 7.4 Policy 7.6 Policy 7.14 Policy 8.2 Strategic Industrial Locations Minimising Carbon Dioxide Emissions Sustainable Design and Construction Sustainable Drainage Contaminated Land Assessing Effects of Development on Transport Capacity Cycling Walking Parking Local Character Architecture Air Quality Planning Obligations The following UDP policies are of relevance to the applications. Implementation Policies IMP.1.1 IMP.1.2 IMP.6.1 Integrating patterns of land use and the provision of transport The re-use and recycling of urban land and buildings Planning Obligations Natural Environment Policies ENV-N.1.16 Historic parks and gardens ENV-N.2.9 Green Corridors Built Environment Policies ENV-B.1.1 ENV-B.1.2 ENV-B.1.3 ENV-B.1.5 ENV-B.1.9 ENV-B.2.2 New development High buildings or structures affecting sensitive areas High buildings or structures in areas other than those listed in ENV- B.1.2 Environmental improvements Safety and security Conservation Areas Environmental Protection Policies ENV-P.1.1 ENV-P.1.3 ENV-P.1.4 ENV-P.1.5 ENV-P.1.6 ENV-P.1.7 ENV-P.2.1 Environmental sustainability: environmental impact statements and sustainability checklist Surface water run off Waste water management Noise pollution Air pollution Light pollution Waste management

16 ENV-P.2.4 Recycling facilities in new developments Transport Policies T.1.2 T.1.4 T.2.1 T.2.2 T.2.3 T.2.4 T.2.6 T.3.1 T.4.2 T.4.3 T.4.4 T.4.5 T.5.1 T.5.2 T.5.3 Supplementary Planning Guidance The movement implications of development Car and cycle parking and servicing facilities for developments Pedestrian access Pedestrian safety and security Strategic and local cycle networks Public transport infrastructure Safety of public transport Improvements sensitive to particular uses Oppose overall increases in highway capacity for private vehicle and seeks reduction in traffic levels Traffic implications of new development Road safety On-street parking Air quality implications of traffic Reducing traffic nuisance in residential areas Vehicle crossovers and hardstandings Accessible London: Achieving an Inclusive Environment (April 2004) (London Plan Supplementary Planning Guidance) Sustainable Design and Construction (May 2006) (London Plan Supplementary Planning Guidance) Industrial Capacity (London Plan Supplementary Planning Guidance(2003) Other relevant documents Green light to clean power: The Mayor s Energy Strategy (February 2004) Cycle Parking Standards, TfL Proposed Guidelines The National Planning Policy Framework