Standards Committee

Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS STOCKLEY PARK PHASE 3 IRON BRIDGE ROAD WEST DRAYTON Mixed use development comprising 25,000 sq.m office space (Class B1), 26,000 sq.m / 450-room hotel, including leisure facilities and energy centre (min 3 star) (Class C1), 18,135 sq.m data centre (Sui Generis), a single storey car parking building (Sui Generis) 3,500 sq.m mixed use building accommodating office (Class B1), non-residential institution including art exhibition space (Class D1), retail (Class A1), financial and professional services (Class A2), cafés and restaurants (Class A3) and associated car parking and landscaping (Outline application for full details for access.) 25/09/2009 Report of the Head of Planning & Enforcement Address Development: LBH Ref Nos: 37977/APP/2009/2079 Drawing Nos: KAJL1001_103 REV 7_0 (PLOT AND BUILDING LAYOUT) KAJL1001_104 REV 8_0 (ZONES OF USE) KAJL1001_105 REV 6_0 (SCALE PARAMETERS) KAJL1001_106 REV 7_0 (LANDSCAPE AND OPEN SPACE) KAJL1001_107 REV 8_0 (ACCESS AND CIRCULATION) Planning & Consultation Statement Prepared by Turley Associates dated September 2009 Design and Access Statement Prepared by Arup Energy Statement Prepared by Arup dated 04/09/09 Sustainability Statement Prepared by Turley Associates dated September 2009 Interim Travel Plan Prepared by Arup dated 18/09/09 Hotel Sequential Assessment Prepared by Turley Associates and Jones Lang Lasalle dated September 2009 Environmental Statement Volume 1: Main Text Prepared by Arup dated 01/09/09 Environmental Statement Volume 2: Appendices Prepared by Arup Environmental Statement Volume 3: Non-Technical Summary Prepared by Arup dated 24/09/09 Energy Letter 208544/A.R Prepared by Arup dated 25/3/2010 Energy Letter 208544/N.R Prepared by Arup dated 27 November 2009 Date Plans Received: 25/09/2009 27/11/2009 25/03/2010 Date(s) of Amendment(s): 1. SUMMARY This application seeks outline planning permission for a mixed use development comprising a total floor area of 72,635m² on land identified as Phase 3 of Stockley Par k, West Drayton. Details of access are under consideration with details of appearance, layout, scale and landscaping reserved for future consideration. Indicative details for layout, scale and landscaping have been provided. The proposal would comprise 7 building plots, which would contain the following uses: Plot 1: 7,500m² offices (B1) Plot 2: 10,000m² offices (B1) Plot 3: 18,135m² data centre (sui-generis) 25/09/2009 Date Application Valid: Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS Plot 4: 7,500m² Offices (B1) Plot 5: 26,000m² (450 room) hotel (C1) Plot 6: 3,500m² mixed use building comprising A1, A2, A3, B1 and D1 uses Plot 7: Single storey car park structure The site is known as Phase 3 of Stockley Park, and is partially located withi n the Green Belt; additionally a portion of the site is designated as an Industrial and Business A rea (IBA). With regard to development proposed in the Green Belt, it should be noted that planning permission was granted to develop the site for office uses in 2000. That earlier sc heme set out the very special circumstances which justified development in the Green Bel t; these circumstances were accepted by both the Council and the Secretary of State and still exist. Importantly, the 2000 permission has been given effect to onsite w ith all engineering, roads, and landscaping having been established on the site. The previous planning permission issued in 2000, together with further extant planning permissions relating to reserved matters applications are material planning considerations relevant to the current scheme. The earlier extant 2000 permission identified five plots within which five buildings were to be sited. The floor areas within each plot varied between 8,000m² to 14,000m² in area and ranged between 3 to 5 storeys in height. The orientation of the buildings was directed towards the Horton Road roundabout, with the 3rd plot forming the focal point of a formal composition of four buildings, with the massing of each adjoining building progressively being stepped down from five to three storeys in height. The site layout proposed in the current scheme has evolved from this extant 2000 planning permission and, the new units are proposed to be located in roughly the same layout as the original master plan, and large areas of the site are to be dedicated to landscaping. There is no objection in principle to the introduction of a hotel use within that part of the site designated as an Industrial and Business Area (IBA) in that a significant am ount of B1 office space is also proposed within the wider site. There is no objection to t he siting, size, bulk and height of the proposed buildings. The proposed development is considered to deliver a high quality scheme which would be in keeping with the character and appearance of the existing Phases 1 and 2 of Stockley Park. Very Special Circumstances have been demonstrated to justify i ts location within the Green Belt, including the significant employment and economic benefits it would have for this part of West Drayton and the wider area. The scheme is considered to be visually acceptable and is considered to comply with relevant London Plan and UDP policies and, accordingly, approval is recommended. 2. RECOMMENDATION 1. That the application be referred to the Greater London Authority (under Article 5 of the Town and Country Planning (Mayor of London) Order 2008) and the Government Office For London. 2. That subject to the Secretary of State not calling in the application and the Mayor not directing the Council under Article 6 of the Town and Country Planning (Mayor of London) Order 2008 to refuse the application, or under Article 7 of the Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS Order that he is to act as the local planning authority for the purpose of determining the application, delegated powers be given to the Director of Planning and Community Services to grant planning permission, subject to any relevant amendments requested by the Government Office for London or the Greater London Authority and the following: a) That the Council enters into an agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) and/or Section 278 of the Highways Act 1980 (as amended) and/ or other appropriate legislation to secure: 1. LANDSCAPING WORKS /PUBLIC REALM IMPROVEMENTS 1.1 Landscaping of land formerly known as Land Parcel A, now known as Land Parcels 2-5; 1.2 Landscaping of land formerly known as Land Parcel B, now known as Land Parcels 1c, 1 d and 9. The freehold of this land is to be transferred to LBH once the works are complete; 1.3 Landscaping of land at Packet Boat Lane and a contribution towards maintenance of the site to ensure public access is maintained. The freehold of this land is to be transferred to LBH once the works are complete; 1.4 Undertake works or provide a contribution to a value not less than £150,000 for the provision of public realm /public art within the application site. 1.5 A contribution of £207,000 towards enhancements and maintenance of areas of publicly accessible open space in the vicinity of the application site. 2. TRAINING 2.1 Construction and Employment Training: A contribution towards construction training , as well as contribution towards cost of a construction training co- ordinator, and also an employment training contribution. Total sum required being £372,418; 2.2 Hotel and Leisure Training: a contribution of £30,000; 2.3 Local Education Initiatives: a contribution of £50,000 to be shared between Brunel University and Uxbridge College. 3. CANAL AND CANAL SIDE WORKS 3.1 The provision of two 24hour canal side moorings; 3.2 A contribution of £200,000 towards improvements along the canal towpath adjoining the Phase 3 site; 3.3) A contribution towards maintenance of the tow path; 3.4) A contribution in the sum of £15,000 towards British waterways Water space strategy and its implementation; 3.5) Carry out work or make financial contribution towards works along tow path as required by TfL (value not to exceed £1,200). 4 AIR QUALITY 4.1) A contribution in the sum of £25,000 for the air quality monitoring and management. 5. PUBLIC TRANSPORT 5.1 A contribution of £320,000 towards improvements in public transport and for upgrading of bus stops. 5.2 £500,000 to fund studies and works to improve traffic flows and public Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS OUT1 Time Limit- outline planning application The development hereby permitted shall begin either before the expiration of five years 1 transport, off site highways improvements and traffic calming measures. 6. OFF SITE HIGHWAYS WORKS 6.1 Creation of the new site access (priority junction, north end of site); 6.2 Creation of new proposed roundabout (northwest of site on Horton Road); 6.3 Provision of a pedestrian crossing from the site to near by bus stops; 6.4 Upgrading the uncontrolled pedestrian crossing facilities at the existing Horton Road/Ironbridge roundabout; 7. HORTON ROAD INTERCHANGE (STOCKLEY RD/HORTON RD/BEN NETSFIELD RD) 7.1 Undertake a study (to be submitted to and approved by the Council) which examines of the need for pedestrian crossings cross each approach road leading into/from the roundabout. Carry out any works identified in the study as being necessary. 7.2 Undertake a study (to be submitted to and approved by the Council) of the Horton Road interchange which examines the need for capacity enhancements (including the need for traffic signals) made necessary by the development. Carry out any works identified in the study as being necessary. 8. 10 YEAR TRAVEL PLAN TO TFL GUIDELINES. Measures to include linking the scheme to the Heathrow Hotels Hoppa bus service or an equivalent bus service from the hotel to the airport terminals. 9. PROJECT MANAGEMENT AND MONITORING FEE 9.1 A contribution equal to 5% of the total cash contributions secured under the scheme to enable the management and monitoring of the resulting agreement. b) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed. c) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement. d) That if any of the heads of terms set out above have not been agreed and the S106 legal agreement has not been finalised within 6 months of the date of this committee resolution, or any other period deemed appropriate by the Director of Planning and Community Services, then the application may be referred back to the Committee for determination. e) That subject to the above, the application be deferred for determination by the Director of Planning and Community Services under delegated powers, subject to the completion of the legal agreement under Section 106 of the Town and Country Planning Act 1990 and other appropriate powers with the applicant. f) That if the application is approved, the following conditions be imposed: Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS OUT2 OUT3 Reserved matters - submission Approval of Details from the date of this permission, or before the expiration of two years from the dat e of approval of the last of the reserved matters to be approved, whichever is the later. REASON To comply with Section 92 of the Town and Country Planning Act 1990 (As Amended) Application for approval of the following reserved matters shall be made to the Local Planning Authority before the expiry of three years from the date of this permissi on: - (a) Layout (b) Scale (c) Appearance (d) Landscaping REASON To comply with Section 92 of the Town and Country Planning Act 1990 (As Amended). Approval of the details of the landscaping, layout, scale and appearance of individual phases of the development (hereinafter called the reserved matters) shall be obtained in writing from the Local Planning Authority for each phase of development, before development of that phase is commenced. For each phase, the detailed drawings and supporting documentation to be submitted shall, as part of the reserved matters, incorporate the following: (i) Traffic and car parking arrangements, including electric vehicle charging points, the means of ingress and egress, roundabouts and new road junctions, the closure of existing access (where appropriate), visibility splays, the phasing of any cons truction work and construction traffic signage, a construction logistics plan and constr uction method statement, (ii) A delivery and servicing plan, to include details of the parking, turning, loading and unloading arrangements, (iii) The means of construction and surfacing of all roads, drives, parking areas cycle ways and footpaths, (iv) The use, surface treatment and landscaping of all open areas not occupied by buildings or roads, including the provision for protected areas of landscaping and planting from accidental damage by vehicles, (v) Hard and soft landscaping plans, (vi) Plans of the site showing the existing and proposed ground levels and the proposed finished height of all proposed buildings. Such levels shall be shown in relation to a f ixed and know ordinance datum point, (vii) Full plans and elevations of all buildings and any other structures, incorporati ng details of all materials to be used for external surfaces, including samples of al l such materials, (viii) Plans and elevations of all boundary treatment and incorporation of full details of height and materials, (ix) Details of secure cycle storage, changing facilities, lockers and s howers for staff and visitors to the development, (x) A demolition and construction management plan including a method statement, (xi) Plans and details which demonstrate the design and internal layout of buildings and external areas are inclusive and accessible to all persons, including persons with 2 3 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC Phasing disabilities. (xii) Plans and details of proposed energy centre(s) and associated technology including biomass boilers, Photovoltaic panels, CHP systems (sized to the average combined space heating and domestic hot water thermal demand of the development) and the like. (xiii) Bird Hazard Management Plan. REASON To comply with Section 91 of the Town and Country Planning Act 1990 (As Amended), and (i), (ii), and (iii) To ensure pedestrian and vehicular safety and the free flow of traffic and conditions of general safety within the site and on the local highway network in accordance with Policies AM7, AM9, and AM14 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (iv) To ensure the appearance of the locality is protected in accordance with Policies BE 13 and BE38 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (v) To ensure the Local Planning Authority is able to assess the amenity value of ex isting trees, hedges and shrubs and the impact of the proposed development on them, to ensure the site is adequately landscaped and to accord with Policy BE38 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (vi) To ensure the development relates satisfactorily to adjoining Green Belt land and other properties in accordance with Policies OL5 and BE13 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (vii) To ensure the development presents a satisfactory appearance and to safeguard the visual amenities of the area in accordance with Policy BE13 of the Hillingdon Unit ary Development Plan Saved Polices (September 2007), (viii) To provide a safe and secure environment in accordance with Policies 4B.1 and 4B.6 of the London Plan (February 2008), (ix) To ensure adequate facilities are provided for cyclists in accordance with Policy AM9 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (x) To safeguard the amenity of the surrounding area in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (xi) To ensure disabled persons are provided with adequate facilities and access to the development in accordance with Policies AM13 and R16 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and London Plan Policies (February 2008) Policies 3A.13, 3A.17 and 4B.5. (xii) To provide on site renewable energy and reduce carbon emissions in accordance with Policy 4A.7 of the London Plan (February 2008). (xiii) To protect Aircraft safety in accordance with Policy A6 of the H illingdon Unitary Development Plan Saved Polices (September 2007). Before commencement of any development, a detailed phasing and implementation plan, including the order and timing of development of individual buildings, landscaped and car parking areas within each phase, shall be submitted to and approved in writing by the Local Planning Authority. REASON To ensure the development proceeds in a satisfactory manner and to accord with Policy LE2and BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). 4 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS OM1 NONSC NONSC NONSC Development in accordance with Approved Plans Boundary treatment Traffic and cycle arrangements Parking/turning/loading/ unloading Not withstanding any illustrative information contained in supporting documentation, the development shall not be carried out otherwise than in strict accordance with the plans hereby approved: KAJL1001_103 REV 7_0 (PLOT AND BUILDING LAYOUT) KAJL1001_104 REV 8_0 (ZONES OF USE) KAJL1001_105 REV 6_0 (SCALE PARAMETERS) KAJL1001_106 REV 7_0 (LANDSCAPE AND OPEN SPACE) KAJL1001_107 REV 8_0 (ACCESS AND CIRCULATION) Unless consent to any variation is first obtained in writing from the Local Pl anning Authority. REASON To ensure that the external appearance of the development is satisfactory and to protect the visual amenities of the Green Belt and to accord with Policies BE13 and OL1, OL2, and OL5 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The boundary treatment for each phase of development approved in compliance with Condition 3(viii) shall be provided before occupation of any of the buildings approved in the relevant phase or within such longer periods as the Local Planning Authority may agree in writing. The boundary treatment shall thereafter be retained and maintained for so long as the development remains in existence. REASON To safeguard the visual amenities of the area in accordance with Policy BE13 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The access and traffic arrangements approved in compliance with Condition 3(i), and cycle storage facilities approved in compliance with Condition 3(ix) shall be prov ided before that part of the development is occupied or brought into use, or within such longer periods as the Local Planning Authority may agree in writing. Thereafter, they shall be retained and maintained for so long as the development remains in existence. REASON To ensure that adequate facilities exist to serve the development and ensure the provision and retention of facilities for cyclists to the development and hence the availability of sustainable forms of transport to the site in accordance with Pol icy AM9 of the Hillingdon Unitary Development Plan Saved Polices (September 2007) and Chapter 3C of the London Plan (February 2008). The parking/turning/loading/unloading facilities approved in compliance with Condition 3(ii) shall accord with the Local Planning Authority standards and shall be provided before the development of each phase is occupied, or brought into use, or within such 5 6 7 8 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC Surfacing and landscaping Landscape plan for each phase longer period as the Local Planning Authority may agree in writing. Thereafter, they shall be retained for so long as the development remains in existence. REASON To ensure that adequate facilities are provided and retained to service the development without creating conditions prejudicial to the free flow of traffic in accordance with Policies AM3 and AM14 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). All surfacing and landscaping agreed in compliance with Condition 3(iv) for each phase of the development shall be provided before occupation of the buildings in the relevant phase or during the first planting season following such occupation. REASON To fulfil the objectives of Green Belt enhancement and to enhance the visual amenities of the development and its impact on the locality, and to ensure the development conforms with Policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (S eptember 2007). The detailed landscape plan for each phase approved in compliance with Condition 3(v) shall include:- (i) An accurate survey plan at a scale of not less than 1:200, showing:- (a) Species, position, height, condition, vigour, age-class, branch spread and st em diameter of all existing trees, shrubs and hedges on and immediately adjoining the site. (b) A clear indication of trees, hedges and shrubs to be retained and removed. (c) Routes of any existing or proposed underground works and overhead lines including their manner of construction. (ii) Detailed drawings showing the position and type of fencing to protect the entir e root areas/crown spread of trees, hedges and other vegetation to be retained. (iii) Planting plans (at not less than a scale of 1:100), (iv) Written specification of planting and cultivation works to be undertaken, (v) Schedule of plants giving species, plant sizes, and proposed numbers/densities where appropriate, (vi) Implementation programme, (vii) Proposed finishing levels or contours, (viii) Means of enclosure, (ix) Car parking layouts (including landscaping around car parking areas), (x) Other vehicle and pedestrian access and circulation areas, (xi) Hard surfacing materials proposed, (xii) Minor artefacts and structures (such as play equipment, furniture, refus e storage, signs, or lighting), (xiii) Existing and proposed functional services above and below ground (e.g. drainage, power cables or communications equipment, indicating lines, manholes or associated structures), (xiv) Retained historic landscape features and proposals for their restoration where relevant. (xv) A schedule of landscape maintenance for a minimum period of 5 years. The 9 10 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS TL6 NONSC Landscaping scheme - implementation Phasing of landscape works maintenance scheme shall include details of the arrangements for its implementation. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality and to ensure that the approved landscaping is properly maintained in accordance with policy BE38 of the Hillingdon Unitary Development Plan Saved Polici es (September 2007). All hard and soft landscaping shall be carried out in accordance the detailed landscape plans for each phase, and shall be completed within the first planting and seeding seasons following the completion of the relevant phase of development or the occupation of the buildings completed in the relevant phase, whichever is the earlier period. The new planting and landscape operations should comply with the requirements specified in BS 3936 (1992) 'Nursery Stock, Part 1, Specification for Trees and Shrubs' and in BS 4428 (1989) 'Code of Practice for General Landscape Operations (Excluding Hard Surfaces)'. Thereafter, the areas of hard and soft landscaping shall be permanently retained. Any tree, shrub or area of turfing or seeding shown on the approved landscaping scheme which within a period of 5 years from the completion of development dies, is removed or in the opinion of the Local Planning Authority becomes seriously damaged or diseased shall be replaced in the same place in the next planting season with another such tree, shrub or area of turfing or seeding of similar size and species unless the Local Pl anning Authority first gives written consent to any variation. REASON To ensure that the landscaped areas are laid out and retained in accordance with the approved plans in order to preserve and enhance the visual amenities of the locality in compliance with policy BE38 of the Hillingdon Unitary Development Plan Saved Polic ies (September 2007). Not withstanding any illustrative information contained in supporting documentation: The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'Woodland', 'Gateway' and 'The Wilderness' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 1, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'The Wilderness' and 'The Park' shall be completed within the first planting and seeding seasons followi ng the completion or occupation of the building approved on Plot 2, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'The Wilderness', 'The Park' and 'Canal Side' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 3, whichever is the earlier period. 11 12 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC Height, floor space, width and length The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'The Park' and 'Canal Side' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 4, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'Lakeside', 'Canal Side' and 'Hotel Court' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 5, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'Woodland', 'Gateway' and 'Hotel Court' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 6, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'Canalside' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 7, whichever is the earlier period. REASON To ensure that the landscaped areas are laid out in accordance with the approved plans in order to preserve and enhance the visual amenities of the locality in compliance with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The proposed floor area/size and heights of any buildings or structures parts of building s or structures identified on Parameters Plan KAJL1001_105 Rev 6_0, including any plant and equipment, shall not exceed the following: Plot 1: 7,500sqm up to 4 storeys (max 54m AOD) Plot 2: 10,000sqm up to 4 storeys (max 57.5m AOD) Plot 3: 18,1385sqm up to 6 storeys (max 62 AOD) Plot 4: 7,500sqm up to 4 storeys (max 57.5m AOD) Plot 5: 26,000sqm between 3 and 8 storeys (max 62m AOD), Plot 6: 3,500sqm up to 4 storeys (max 54m AOD) Plot 7: car parking building maximum 256 spaces 1 storey Glazed pavilion (northwest corner) 1 storey. Not withstanding any illustrative information contained in supporting documentation, the siting, maximum and minimum width and length of any buildings shall accord with Parameters Plan KAJL1001_105 Rev 6_0, unless otherwise agreed in writing by the Local Planning Authority. REASON i) To prevent over development of the site, to ensure that the scale and massing of the buildings are appropriate to their setting, to comply with the terms of the applic ation and to accord with Policy BE13 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007), ii) To safeguard the visual amenities of the Green Belt and to accord with Polici es OL1, OL2 and OL5 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and to accord with London Plan (February 2008) Policy 4B.1. 13 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS DIS1 DIS3 DIS4 Facilities for People with Disabilities Parking for Wheelchair Disabled People Signposting for People with Disabilities The plans and details relating to disabled access and facilities approved in compliance with Condition 3(xi) shall ensure that: (i) The proposed 450 room hotel is designed to be fully accessible in accordance with BS 8300:2009 and incorporating horizontal evacuation and evacuation lifts as detailed in BS 9999:2008, and a minimum of 10 percent of the hotel rooms are to be designed for wheel chair accessible, compliant with BS8300 Figure 59, (ii) All areas to which the public have access are designed to achieve, where feasibl e, a gradient no steeper than 1:60, (iii) Level access is provided to all buildings (iv) Building entrances (including level approaches, signposting, types and dimensions of door width and lobby openings) meet the needs of disabled persons, (v) All buildings, including their approach designed in accordance with BS 8300:2009, (vi) External areas, including landscaped areas designed to be inclusive. The facilities approved in compliance with Condition 3(xi) shall be provided prior to the occupation of each relevant phase of development and shall be permanently retained thereafter. REASON To ensure that people with disabilities have adequate access to the development and to ensure adequate facilities are provided for people with disabilities in accordance with Policies AM13 and R16 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and London Plan Policies (February 2008) Policies 3A.13, 3A.17 and 4B.5. Development of individual phases of development shall not commence until details of parking provision for wheelchair users for the relevant phase, have been submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be provided prior to occupation of the relevant phase of development and shall be permanently retained thereafter. REASON To ensure that people in wheelchairs are provided with adequate car parking and convenient access to building entrances in accordance with Policy AM5 of the Hilli ngdon Unitary Development Plan Saved Policies (September 2007). Signplates, incorporating a representation of the Universal Wheelchair Symbol, should be displayed to indicate the location of convenient facilities to meet the needs of people with disabilities. Such signplates should identify or advertise accessible entr ances to buildings, reserved parking spaces, accessible lifts and lavatory accommodation, manageable routes through buildings and availability of additional services. Signs for direction and location should have large characters or numerals and clearly contrast wit h the background colour. REASON To ensure that people with disabilities are aware of the location of convenient faciliti es in accordance with Policy AM13 of the Hillingdon Unitary Development Plan Saved Polic ies 14 15 16 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Biosmass boiler Fuel used in biomass boiler Maintenance of biomass boiler Noise from biomass boiler (September 2007). Any biomass boiler approved in compliance with Condition 3 (xii) shall not be install ed until a scheme which specifies the provisions to be made for the control of air poll utants from the site has been submitted to and approved by the Local Planning Authority. The scheme shall include such combination of measures as may be approved by the Local Planning Authority. The said scheme shall include such secure provision as will ens ure that the said scheme and all of it endures for use and that any and all constituent parts are repaired and maintained and replaced in whole or in part so often as occasion may require. REASON To safeguard the amenities of the surrounding area and to accord with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Any biomass boiler approved in compliance with Condition 3 (xii) shall only be operated using clean biomass fuel that complies with a recognised fuel standard (such as CEN /TS 14961:2005). A written guarantee shall be submitted to the Local Planning Authority prior to the commencement of the development with a declaration that biomass fuel conforming to a recognised fuel quality will be used in the biomass boiler. A st atement shall be submitted to the Local Planning Authority specifying the fuel specificati ons in accordance with CEN/TS 14961:2005 or a similar recognised standard. (The statement shall be obtained from the fuel supplier). REASON To safeguard the amenities of the surrounding area in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Before any biomass boiler approved in compliance with Condition 3 (xii) is installed at the site, a written schedule of maintenance, which shall include removal of ash, inspecti on and maintenance of particulate arrestment equipment, boiler servicing and stack cleaning has been provided to and approved in writing by the Local Planning Authority. REASON To safeguard the amenities of the surrounding area and to accord with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The rating level of noise emitted from any biomass boiler plant hereby approved shall be at least 5 dB below the existing background noise level. The noise levels shall be determined at the nearest residential property. The measurements and assessment shall be made in accordance with British Standard 4142 'Method for rating industrial noise affecting mixed residential and industrial areas'. REASON To prevent harm to the amenity of surrounding areas due to noise in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 17 18 19 20 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC N12 N11 NONSC Air quality Air extraction system - noise and odour Control of plant/machinery noise Phasing of car parking 2007). For each phase of the development, any traffic management proposals for mitigation of the impact of the development must be accompanied by an (air quality) assessment of their environmental benefits. The said traffic schemes must also be monitored, for a specified time to be agreed by the Local Planning Authority, both pre and post operation, to ensure the proposed scheme is effective. REASON To protect air quality in accordance with Policy OE1 of the Hillingdon Unitar y Development Plan Saved Policies (September 2007). No air extraction system shall be used on the premises until a scheme for the contr ol of noise and odour emanating from the site has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall then be fully implemented before the development is occupied/the use commences and thereafter shall be retained and maintained in good working order for so long as the building remains in use. REASON To safeguard the amenity of the occupants of surrounding properties in accordance with policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.20 of the London Plan (February 2008). No plant and or machinery shall be used on the premises until a scheme for the control of noise emanating from the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is occupied and thereafter shall be retained and maintained in good working order for so long as the building remains in use. REASON To safeguard the amenity of the surrounding area in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.20 of the London Plan (February 2008). Car parking arrangements approved in compliance with Condition 3(i) shall demonstrate that parking provision is commensurate with the scale of development completed in each phase, and shall ensure: (i) Following completion of the building approved on Plot 1, not more than 150 additional car parking spaces are provided on the site. (ii) Following the completion of the building approved on Plot 2, not more than 200 additional car parking spaces are provided on the site. (iii) Following the completion of the building approved on Plot 3, not more than 94 additional car parking spaces are provided on the site. (iv) Following the completion of the building approved on Plot 4, not more than 150 additional car parking spaces are provided on the site. 21 22 23 24 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC OM19 Electric charging points Construction Management Plan (v) Following the completion of the building approved on Plot 5, not more than 210 additional car parking spaces are provided on the site. (vi) Following the completion of the building approved on Plot 6, not more than 40 additional car parking spaces are provided on the site. (vii) Following the completion of the building approved on Plot 7, not more than 256 additional car parking spaces are provided on the site. Following completion of all buildings, no more than 1,100 car parking spaces are to be provided on the site at any time. REASON To ensure that car parking provided on the site is commensurate with the proportion of development occupied at the site and to accord with Policies AM7, AM9, and AM14 of the Hillingdon Unitary Development Plan Saved Polices (September 2007). Details of electric vehicle charging points approved in compliance with Condition 3 (i) shall include the details of the installation (including location and type) of secure el ectric vehicle charging points capable of charging multiple vehicles simultaneously withi n the car park for each relevant phase and these shall be provided for at least 3 percent of car parking spaces in each phase or a higher level, if supported by London Plan policies in place at the time the condition is discharged. These shall be installed prior to occ upation of the relevant phase and retained and maintained for the lifetime of the buildings in each relevant phase thereafter. REASON To encourage sustainable travel and to comply with London Plan Policy 4A.3. The demolition and construction management plan approved in compliance with Condition 3(x) shall include: (i) The phasing of development works (ii) The hours during which development works will occur (please refer to inform ative 10 for maximum permitted working hours). (iii) A programme to demonstrate that the most valuable or potentially contaminating materials and fittings can be removed safely and intact for later re-use or process ing. (iv)Measures to prevent mud and dirt tracking onto footways and adjoining roads (including wheel washing facilities). (v) Traffic management and access arrangements (vehicular and pedestrian) and parking provisions for contractors during the development process (including measures to reduce the numbers of construction vehicles accessing the site during peak hours). (vi) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process. (vii) The storage of demolition/construction materials on site. The approved details shall be implemented and maintained throughout the duration of the demolition and construction process. REASON To safeguard the amenity of surrounding areas in accordance with Policy OE1 of the 25 26 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Safeguarding Site survey and remediation scheme Landfill Gas Landfill gas mitigation Hillingdon Unitary Development Plan (Saved Policies 2007). For each phase of development, no building, structure or part of a building or structure approved in compliance with Condition 3(vii) shall exceed 67.93m AOD. REASON Development exceeding this height would penetrate the Obstacle Limitation Surface (OLS) surrounding Heathrow Airport and endanger aircraft movements and the safe operation of the aerodrome, contrary to the aims of Policy A6 of the Hillingdon Unit ary Development Plan Saved Policies (September 2007). See advice Note 1. 'Safeguarding an overview' for further information (available at wwww.aoa.org.uk/publications/safeguarding.asp). Before commencement of any phase of this development a site survey to assess the land contamination levels shall be carried out to the satisfaction of the Council and a remediation scheme for removing or rendering innocuous all contaminates from the site shall be submitted to and approved by the Local Planning Authority. The remediation scheme shall include an assessment of the extent of site contamination and provide in detail the remedial measures to be taken to avoid risk to the occupiers and environment when the site is developed. All works which form part of this remediation schem e shall be completed before any part of the development is occupied (unless otherwise agreed in writing by the Local Planning Authority). Any imported material i.e. soil shall be tested for contamination levels therein t o the satisfaction of the Council. REASON To ensure that the occupants of the development are not subjected to any risks from soil contamination in accordance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.33 of the London Plan (February 2008). Before any phase of the development is commenced, the applicant shall carry out further landfill gas monitoring and a landfill gas risk assessment at the development sit e. The landfill gas monitoring shall include assessment of the areas below proposed buildings. REASON To fully clarify the current levels of any gas on the site from previously imported construction waste or residual fill, and from gas potentially migrating from the adjacent landfill north of Horton Road; and to accord with Policy OE11 of the Hillingdon Uni tary Development Plan Saved Policies (September 2007) and Policy 4A.33 of the London Plan (February 2008). Before commencement of any phase of development, remediation measures identified as being necessary to prevent gas ingress to any buildings proposed in the relevant 27 28 29 30 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC Preliminary risk assessment Foul surface water phase shall be installed to the satisfaction of the Local Planning Authority. REASON To mitigate any risk to the buildings and users of the site from landfill gas , and to ensure that the occupants of the development are not subjected to any risks from gas in accordance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Polic ies (September 2007) and Policy 4A.33 of the London Plan (February 2008). Prior to commencement of any phase of the development, plans and details of a scheme to deal with the risks associated with contamination of the site shall be submitt ed to and approved in writing by the Local Planning Authority. The scheme shall include the following: (i) A preliminary risk assessment which has identified: (a) all previous uses, (b) potential contaminants associated with those uses, (c) a conceptual model of the site indicating sources, pathways and receptors (d) potentially unacceptable risks arising from contamination (ii) A site investigation scheme, based on the findings of the preliminary ris k assessment required in (i) of this condition. Site investigation scheme to provide inform ation for a detailed assessment of risk to all receptors that may be affected, including those off site (iii) An options appraisal and remediation strategy based on the site investigation r esults and the detailed risk assessment required in (i) and (ii) of this condition and giv ing full details of remediation measures required and how they are to be undertaken. (iv) A verification plan providing details of the data that will be collected i n order to demonstrate that the works set out in (iii) above complete and identify any requirement s for longer term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the Local Planning Authority. The scheme shall be implemented as approved. REASON To ensure protection of controlled waters and users of the surrounding area in compliance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007). Development for each phase shall not commence until a scheme to dispose of foul and surface water has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved. No infiltration of surface water drainage into the ground is permitted unless where i t has been demonstrated that there is no resultant unacceptable risk to controlled waters. REASON To ensure protection of controlled waters and users of the surrounding area in compliance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007). 31 32 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC N13 NONSC Unknown contamination Noise control Bird Hazard Management Plan If any potentially contaminated ground is found on the site during the development works the developer shall carry out investigations and chemical testing of the potentially contaminated ground. Any contaminated land shall be remediated (i.e. removed or rendered innocuous) to the satisfaction of the Local Planning Authority. Copies of all documentation relating to the aforementioned investigations and works including chemical testing, the remediation scheme, the remedial works and the validation report shall be submitted to and approved by the Local Planning Authority. REASON To protect future occupants and controlled waters from the risks of hitherto unknown contamination in accordance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.33 of the London Plan (February 2008). The development shall not begin until a scheme for the control of noise from vehicles (entering and leaving the site) to the child care centre / day nursery has been submitt ed to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is occupied/use commences and thereafter shall be retained and maintained in good working order for so long as the building remains in use. REASON To safeguard the amenity of the occupants of surrounding properties in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.20 of the London Plan (February 2008). The Bird Hazard Management Plan approved in compliance with Condition 3(xiii) shall include the following details: - monitoring of any standing water within the site, - sustainable urban drainage schemes (SUDS) compliant with Advice Note 6 - Bird Hazards from SUDS (www.aoa.org.uk/publications/safegaurding.asp) - management of any flat roofs within the site which may be attractive to nesti ng, roosting or 'loafing' birds. The management plan shall comply with Advice Note 8 - Potent ial Bird Hazards from Building Design (www.aoa.org.uk/publications/safegaurding.asp), - reinstatement of grass areas - maintenance of planted and landscaped areas, particularly in terms of the height and species of plants that are allowed to grow, - which waste materials can be brought on to the site, - monitoring of waste imports, - physical arrangement for collection and storage of putrescible waste, - signs deterring people from feeding birds, The Bird hazard management plan shall be implemented as approved when construction begins for any phase and shall remain in force for the life of the buildings. No subsequent alterations to the plan are to take place unless first submitted to and approved in writing by the Local Planning Authority. 33 34 35 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC OM14 Height limitation landscaping Potential Bird hazard from landscaping Health and safety during construction Secured by Design REASON To comply with Policy A6 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007) and to minimise the attractiveness of the development to birds which could endanger the safe movement of aircraft and the operation of Heathrow Airport. No existing individual trees, shrubs, or stands of trees or shrubs and no trees and s hrubs planted on the application site as part of the approved landscaping scheme shall be permitted to grow above a height of 67.93 AOD. REASON To ensure trees or shrubs do not penetrate the Obstacle Limitation Surface (OLS) surrounding Heathrow Airport and endanger the movements of aircraft and the safe operation of the aerodrome and to accord with Policy A6 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The detailed landscape plan for each phase approved in compliance with Condition 3(vi) shall comply with Advice Note 3, 'Potential Bird Hazards from Amenity Landsc aping and Building Design (www.aoa.org.uk/publications/safegaurding.asp). REASON To comply with Policy A6 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007) and to minimise the attractiveness of the development to birds which could endanger the safe movement of aircraft and the operation of Heathrow Airport. Prior to the commencement of each phase of the development a Risk Assessment and Method Statement outlining all works to be carried out adjacent to the Grand Union Canal must be submitted to and approved in writing by the Local Planning Authority. The ris k assessment shall also include details of the proposed safety equipment along the canal frontage, which shall be installed prior to first occupation of the development herby permitted. REASON To ensure the safety of workers and the public during development in compliance with the Construction (Design management) Regulations 1994, and to accord with Blue Ribbon Network Policies 3C.25 & 4C.8 of the Consolidated London Plan, 2008. For each phase of development hereby approved, a scheme shall be submitted to and approved in writing by the Local Planning Authority which sets out the measures, whi ch shall include lighting and CCTV, to minimise the risk of crime and to meet the specific security needs of the application site and the development. Details of security measures shall ensure vehicles are prevented from being able to be parked against the buildings, and in particular the data centre. Details shall be submitted and approved in writing by the Local Planning Authority before development of each phase commences. Any security measures to be implemented in compliance with this condition shall reach the 36 37 38 39 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC SUS5 Freight Flood risk Sustainable Urban Drainage standard necessary to achieve the 'Secured by Design' accreditation awarded by the Hillingdon Metropolitan Police Crime Prevention Design Adviser (CPDA) on behalf of the Association of Chief Police Officers (ACPO). REASON In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 to consider crime and disorder implications in excising its planning functions; to promote the well being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000, to reflect the guidance contained in the Council's SPG on Community Safety By Design and to ensure the development provides a safe and secure environment in accordance with policies 4B.1 and 4B.6 of the London Plan. Before any phase of development is commenced, a feasibility study shall be carried out to assess the potential for moving freight by water during the construction cyc le (waste and bulk materials) and following occupation of the development (waste and recyclables). The use of waterborne transport shall be maximised during the construction of the development unless the above assessment demonstrates that such use of the canal is not physically or economically feasible. REASON To encourage the use of the canal for transporting waste and bulk materials in accordance with Blue Ribbon Network Policies 3C.25 & 4C.8 of the London Plan (February 2008). The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) dated 24 September 2009 and the following mitigation measures detailed within these documents: (i) Limiting the surface water run-off generated by the 1 in 100 year plus climate change critical storm so that there is at least a 50% reduction in run-off from the existing site discharge rate of 1099l/s and no increase to the risk of flooding off-site. REASON To ensure the development does not increase the risk of flooding in accordance with Policy OE8 of the Hillingdon Unitary Development Plan Saved Policies (September 2007), Polices 4A.12 and 4A.13 of the London Plan (February 2008) and PPS25. No development shall take place on site until details of the incorporation of (where (following contamination investigation works) it is feasible) sustainable urban dr ainage have been submitted to, and approved in writing by the Local Planning Authority. The approved details shall thereafter be installed on site and thereafter permanently retained and maintained. REASON To ensure that surface water run off is handled as close to its source as possible i n compliance with policy 4A.14 of the London Plan (February 2008) and to ensure the development does not increase the risk of flooding in compliance with Policy OE8 of the 40 41 42 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Refuse and recycling Storage of plant and equipment Deliveries Water recycling Hillingdon Unitary Development Plan Saved Policies (September 2007), polices 4A.12 and 4A.13 of the London Plan (February 2008) and PPS25. Prior to commencement of each phase of the development, details shall be submitted to and approved by the Local Planning Authority of covered, secure, signposted refuse and recycling storage areas/facilities for that phase. The storage areas shall be c ompleted and available for use for each phase of development prior to the first occupation of any of that phase. These facilities shall not thereafter be obstructed or used for any other purpose except with the prior permission of the local planning authority obtained through the submission of a planning application. REASON To ensure appropriate refuse and recycling facilities are provided and retained in the interests of the amenities of the occupiers of the proposed development and the visual and general amenities of the locality and in accordance with Policy OE3 of the Hill ingdon Unitary Development Plan Saved Policies (September 2007). There shall be no storage of plant, machines or other materials outside buildings unless adequately screened. No such storage shall commence until details of the screening have been submitted to and approved in writing by the Local Planning Authority. REASON The Local Planning Authority considers it necessary to safeguard visual amenity, hav ing regard to the Green Belt setting of the proposed development in accordance with Policies OL1 and OL3. The site shall not be used for delivery and the loading or unloading of goods or fuel (including fuel for any biomass boiler) outside the hours of '08:00 to 18:00 hours Mondays to Fridays, 08:00 to 13:00 Saturdays and at no time on Sundays, Bank or Public holidays. REASON To prevent harm to the amenity of surrounding areas due to noise in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Prior to commencement of the development hereby approved details demonstrating the incorporation of either rainwater greywater recycling facilities into each of t he buildings shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall thereafter be installed, maintained and retained for the lifetim e of the building. REASON In order to provide a sustainable form of development and promote water conservation in 43 44 45 46 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC Control of lights Energy Pathways and access compliance with Policies 4A.3 and 4A.16 of the London Plan 2008. The lighting of the buildings shall employ devices that automatically turn the li ghts off when the rooms are not in use. REASON In the interests of energy conservation, in accordance with Policy 4A.3 of the London Plan. Unless other wise agreed in writing by the Local Planning Authority, the plans and det ails of proposed energy centre(s) and associated technology including biomass boilers, Photovoltaic panels, CHP systems and the like for each phase of development, required to be provided in accordance with Condition 3(xii), shall include a combined heat and power plant (sized to the average combined space heating and domestic hot water thermal demand of the development) and the areas of photovoltaic panels proposed, and shall accord with the energy Statement prepared by Arup (04/09/2009) and supplementary letters prepared by ARUP (208544/N.R. dated 27 November 2009 and 208544.AR. dated 25 March 2010) and where feasible, should demonstrate that the infrastructure would be compatible with any potential future district heating network s, and should safeguard the potential future connection to such a network. For each relevant phase, the approved details shall be implemented prior to the occupation of buildings in the relevant phase and thereafter permanently retained and maintained. REASON To ensure an appropriate proportion of the development's energy needs are from on-site renewable energy sources in compliance with the requirements of Policy 4A.7 of the London Plan 2008. No part of the development shall be commenced until plans have been submitted to and approved in writing by the Local Planning Authority showing in respect of all developm ent within the application site the following: i) Those areas within the site over which the public are to have an unimpeded right of access and those areas over which the public are to have a discretionary acces s; ii) The network of footpaths and pedestrian ways throughout the site s pecifying those paths and ways over which the public are to have an unimpeded right of access and those paths and ways over which the public are to have a discretionary access; iii) The programme for the commencement and completion of landscaping f or the public and canal side open space; iv) The sequence of development within the site

Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS STOCKLEY PARK PHASE 3 IRON BRIDGE ROAD WEST DRAYTON Mixed use development comprising 25,000 sq.m office space (Class B1), 26,000 sq.m / 450-room hotel, including leisure facilities and energy centre (min 3 star) (Class C1), 18,135 sq.m data centre (Sui Generis), a single storey car parking building (Sui Generis) 3,500 sq.m mixed use building accommodating office (Class B1), non-residential institution including art exhibition space (Class D1), retail (Class A1), financial and professional services (Class A2), cafés and restaurants (Class A3) and associated car parking and landscaping (Outline application for full details for access.) 25/09/2009 Report of the Head of Planning & Enforcement Address Development: LBH Ref Nos: 37977/APP/2009/2079 Drawing Nos: KAJL1001_103 REV 7_0 (PLOT AND BUILDING LAYOUT) KAJL1001_104 REV 8_0 (ZONES OF USE) KAJL1001_105 REV 6_0 (SCALE PARAMETERS) KAJL1001_106 REV 7_0 (LANDSCAPE AND OPEN SPACE) KAJL1001_107 REV 8_0 (ACCESS AND CIRCULATION) Planning & Consultation Statement Prepared by Turley Associates dated September 2009 Design and Access Statement Prepared by Arup Energy Statement Prepared by Arup dated 04/09/09 Sustainability Statement Prepared by Turley Associates dated September 2009 Interim Travel Plan Prepared by Arup dated 18/09/09 Hotel Sequential Assessment Prepared by Turley Associates and Jones Lang Lasalle dated September 2009 Environmental Statement Volume 1: Main Text Prepared by Arup dated 01/09/09 Environmental Statement Volume 2: Appendices Prepared by Arup Environmental Statement Volume 3: Non-Technical Summary Prepared by Arup dated 24/09/09 Energy Letter 208544/A.R Prepared by Arup dated 25/3/2010 Energy Letter 208544/N.R Prepared by Arup dated 27 November 2009 Date Plans Received: 25/09/2009 27/11/2009 25/03/2010 Date(s) of Amendment(s): 1. SUMMARY This application seeks outline planning permission for a mixed use development comprising a total floor area of 72,635m² on land identified as Phase 3 of Stockley Par k, West Drayton. Details of access are under consideration with details of appearance, layout, scale and landscaping reserved for future consideration. Indicative details for layout, scale and landscaping have been provided. The proposal would comprise 7 building plots, which would contain the following uses: Plot 1: 7,500m² offices (B1) Plot 2: 10,000m² offices (B1) Plot 3: 18,135m² data centre (sui-generis) 25/09/2009 Date Application Valid: Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS Plot 4: 7,500m² Offices (B1) Plot 5: 26,000m² (450 room) hotel (C1) Plot 6: 3,500m² mixed use building comprising A1, A2, A3, B1 and D1 uses Plot 7: Single storey car park structure The site is known as Phase 3 of Stockley Park, and is partially located withi n the Green Belt; additionally a portion of the site is designated as an Industrial and Business A rea (IBA). With regard to development proposed in the Green Belt, it should be noted that planning permission was granted to develop the site for office uses in 2000. That earlier sc heme set out the very special circumstances which justified development in the Green Bel t; these circumstances were accepted by both the Council and the Secretary of State and still exist. Importantly, the 2000 permission has been given effect to onsite w ith all engineering, roads, and landscaping having been established on the site. The previous planning permission issued in 2000, together with further extant planning permissions relating to reserved matters applications are material planning considerations relevant to the current scheme. The earlier extant 2000 permission identified five plots within which five buildings were to be sited. The floor areas within each plot varied between 8,000m² to 14,000m² in area and ranged between 3 to 5 storeys in height. The orientation of the buildings was directed towards the Horton Road roundabout, with the 3rd plot forming the focal point of a formal composition of four buildings, with the massing of each adjoining building progressively being stepped down from five to three storeys in height. The site layout proposed in the current scheme has evolved from this extant 2000 planning permission and, the new units are proposed to be located in roughly the same layout as the original master plan, and large areas of the site are to be dedicated to landscaping. There is no objection in principle to the introduction of a hotel use within that part of the site designated as an Industrial and Business Area (IBA) in that a significant am ount of B1 office space is also proposed within the wider site. There is no objection to t he siting, size, bulk and height of the proposed buildings. The proposed development is considered to deliver a high quality scheme which would be in keeping with the character and appearance of the existing Phases 1 and 2 of Stockley Park. Very Special Circumstances have been demonstrated to justify i ts location within the Green Belt, including the significant employment and economic benefits it would have for this part of West Drayton and the wider area. The scheme is considered to be visually acceptable and is considered to comply with relevant London Plan and UDP policies and, accordingly, approval is recommended. 2. RECOMMENDATION 1. That the application be referred to the Greater London Authority (under Article 5 of the Town and Country Planning (Mayor of London) Order 2008) and the Government Office For London. 2. That subject to the Secretary of State not calling in the application and the Mayor not directing the Council under Article 6 of the Town and Country Planning (Mayor of London) Order 2008 to refuse the application, or under Article 7 of the Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS Order that he is to act as the local planning authority for the purpose of determining the application, delegated powers be given to the Director of Planning and Community Services to grant planning permission, subject to any relevant amendments requested by the Government Office for London or the Greater London Authority and the following: a) That the Council enters into an agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) and/or Section 278 of the Highways Act 1980 (as amended) and/ or other appropriate legislation to secure: 1. LANDSCAPING WORKS /PUBLIC REALM IMPROVEMENTS 1.1 Landscaping of land formerly known as Land Parcel A, now known as Land Parcels 2-5; 1.2 Landscaping of land formerly known as Land Parcel B, now known as Land Parcels 1c, 1 d and 9. The freehold of this land is to be transferred to LBH once the works are complete; 1.3 Landscaping of land at Packet Boat Lane and a contribution towards maintenance of the site to ensure public access is maintained. The freehold of this land is to be transferred to LBH once the works are complete; 1.4 Undertake works or provide a contribution to a value not less than £150,000 for the provision of public realm /public art within the application site. 1.5 A contribution of £207,000 towards enhancements and maintenance of areas of publicly accessible open space in the vicinity of the application site. 2. TRAINING 2.1 Construction and Employment Training: A contribution towards construction training , as well as contribution towards cost of a construction training co- ordinator, and also an employment training contribution. Total sum required being £372,418; 2.2 Hotel and Leisure Training: a contribution of £30,000; 2.3 Local Education Initiatives: a contribution of £50,000 to be shared between Brunel University and Uxbridge College. 3. CANAL AND CANAL SIDE WORKS 3.1 The provision of two 24hour canal side moorings; 3.2 A contribution of £200,000 towards improvements along the canal towpath adjoining the Phase 3 site; 3.3) A contribution towards maintenance of the tow path; 3.4) A contribution in the sum of £15,000 towards British waterways Water space strategy and its implementation; 3.5) Carry out work or make financial contribution towards works along tow path as required by TfL (value not to exceed £1,200). 4 AIR QUALITY 4.1) A contribution in the sum of £25,000 for the air quality monitoring and management. 5. PUBLIC TRANSPORT 5.1 A contribution of £320,000 towards improvements in public transport and for upgrading of bus stops. 5.2 £500,000 to fund studies and works to improve traffic flows and public Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS OUT1 Time Limit- outline planning application The development hereby permitted shall begin either before the expiration of five years 1 transport, off site highways improvements and traffic calming measures. 6. OFF SITE HIGHWAYS WORKS 6.1 Creation of the new site access (priority junction, north end of site); 6.2 Creation of new proposed roundabout (northwest of site on Horton Road); 6.3 Provision of a pedestrian crossing from the site to near by bus stops; 6.4 Upgrading the uncontrolled pedestrian crossing facilities at the existing Horton Road/Ironbridge roundabout; 7. HORTON ROAD INTERCHANGE (STOCKLEY RD/HORTON RD/BEN NETSFIELD RD) 7.1 Undertake a study (to be submitted to and approved by the Council) which examines of the need for pedestrian crossings cross each approach road leading into/from the roundabout. Carry out any works identified in the study as being necessary. 7.2 Undertake a study (to be submitted to and approved by the Council) of the Horton Road interchange which examines the need for capacity enhancements (including the need for traffic signals) made necessary by the development. Carry out any works identified in the study as being necessary. 8. 10 YEAR TRAVEL PLAN TO TFL GUIDELINES. Measures to include linking the scheme to the Heathrow Hotels Hoppa bus service or an equivalent bus service from the hotel to the airport terminals. 9. PROJECT MANAGEMENT AND MONITORING FEE 9.1 A contribution equal to 5% of the total cash contributions secured under the scheme to enable the management and monitoring of the resulting agreement. b) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed. c) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement. d) That if any of the heads of terms set out above have not been agreed and the S106 legal agreement has not been finalised within 6 months of the date of this committee resolution, or any other period deemed appropriate by the Director of Planning and Community Services, then the application may be referred back to the Committee for determination. e) That subject to the above, the application be deferred for determination by the Director of Planning and Community Services under delegated powers, subject to the completion of the legal agreement under Section 106 of the Town and Country Planning Act 1990 and other appropriate powers with the applicant. f) That if the application is approved, the following conditions be imposed: Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS OUT2 OUT3 Reserved matters - submission Approval of Details from the date of this permission, or before the expiration of two years from the dat e of approval of the last of the reserved matters to be approved, whichever is the later. REASON To comply with Section 92 of the Town and Country Planning Act 1990 (As Amended) Application for approval of the following reserved matters shall be made to the Local Planning Authority before the expiry of three years from the date of this permissi on: - (a) Layout (b) Scale (c) Appearance (d) Landscaping REASON To comply with Section 92 of the Town and Country Planning Act 1990 (As Amended). Approval of the details of the landscaping, layout, scale and appearance of individual phases of the development (hereinafter called the reserved matters) shall be obtained in writing from the Local Planning Authority for each phase of development, before development of that phase is commenced. For each phase, the detailed drawings and supporting documentation to be submitted shall, as part of the reserved matters, incorporate the following: (i) Traffic and car parking arrangements, including electric vehicle charging points, the means of ingress and egress, roundabouts and new road junctions, the closure of existing access (where appropriate), visibility splays, the phasing of any cons truction work and construction traffic signage, a construction logistics plan and constr uction method statement, (ii) A delivery and servicing plan, to include details of the parking, turning, loading and unloading arrangements, (iii) The means of construction and surfacing of all roads, drives, parking areas cycle ways and footpaths, (iv) The use, surface treatment and landscaping of all open areas not occupied by buildings or roads, including the provision for protected areas of landscaping and planting from accidental damage by vehicles, (v) Hard and soft landscaping plans, (vi) Plans of the site showing the existing and proposed ground levels and the proposed finished height of all proposed buildings. Such levels shall be shown in relation to a f ixed and know ordinance datum point, (vii) Full plans and elevations of all buildings and any other structures, incorporati ng details of all materials to be used for external surfaces, including samples of al l such materials, (viii) Plans and elevations of all boundary treatment and incorporation of full details of height and materials, (ix) Details of secure cycle storage, changing facilities, lockers and s howers for staff and visitors to the development, (x) A demolition and construction management plan including a method statement, (xi) Plans and details which demonstrate the design and internal layout of buildings and external areas are inclusive and accessible to all persons, including persons with 2 3 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC Phasing disabilities. (xii) Plans and details of proposed energy centre(s) and associated technology including biomass boilers, Photovoltaic panels, CHP systems (sized to the average combined space heating and domestic hot water thermal demand of the development) and the like. (xiii) Bird Hazard Management Plan. REASON To comply with Section 91 of the Town and Country Planning Act 1990 (As Amended), and (i), (ii), and (iii) To ensure pedestrian and vehicular safety and the free flow of traffic and conditions of general safety within the site and on the local highway network in accordance with Policies AM7, AM9, and AM14 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (iv) To ensure the appearance of the locality is protected in accordance with Policies BE 13 and BE38 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (v) To ensure the Local Planning Authority is able to assess the amenity value of ex isting trees, hedges and shrubs and the impact of the proposed development on them, to ensure the site is adequately landscaped and to accord with Policy BE38 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (vi) To ensure the development relates satisfactorily to adjoining Green Belt land and other properties in accordance with Policies OL5 and BE13 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (vii) To ensure the development presents a satisfactory appearance and to safeguard the visual amenities of the area in accordance with Policy BE13 of the Hillingdon Unit ary Development Plan Saved Polices (September 2007), (viii) To provide a safe and secure environment in accordance with Policies 4B.1 and 4B.6 of the London Plan (February 2008), (ix) To ensure adequate facilities are provided for cyclists in accordance with Policy AM9 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (x) To safeguard the amenity of the surrounding area in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Polices (September 2007), (xi) To ensure disabled persons are provided with adequate facilities and access to the development in accordance with Policies AM13 and R16 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and London Plan Policies (February 2008) Policies 3A.13, 3A.17 and 4B.5. (xii) To provide on site renewable energy and reduce carbon emissions in accordance with Policy 4A.7 of the London Plan (February 2008). (xiii) To protect Aircraft safety in accordance with Policy A6 of the H illingdon Unitary Development Plan Saved Polices (September 2007). Before commencement of any development, a detailed phasing and implementation plan, including the order and timing of development of individual buildings, landscaped and car parking areas within each phase, shall be submitted to and approved in writing by the Local Planning Authority. REASON To ensure the development proceeds in a satisfactory manner and to accord with Policy LE2and BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). 4 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS OM1 NONSC NONSC NONSC Development in accordance with Approved Plans Boundary treatment Traffic and cycle arrangements Parking/turning/loading/ unloading Not withstanding any illustrative information contained in supporting documentation, the development shall not be carried out otherwise than in strict accordance with the plans hereby approved: KAJL1001_103 REV 7_0 (PLOT AND BUILDING LAYOUT) KAJL1001_104 REV 8_0 (ZONES OF USE) KAJL1001_105 REV 6_0 (SCALE PARAMETERS) KAJL1001_106 REV 7_0 (LANDSCAPE AND OPEN SPACE) KAJL1001_107 REV 8_0 (ACCESS AND CIRCULATION) Unless consent to any variation is first obtained in writing from the Local Pl anning Authority. REASON To ensure that the external appearance of the development is satisfactory and to protect the visual amenities of the Green Belt and to accord with Policies BE13 and OL1, OL2, and OL5 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The boundary treatment for each phase of development approved in compliance with Condition 3(viii) shall be provided before occupation of any of the buildings approved in the relevant phase or within such longer periods as the Local Planning Authority may agree in writing. The boundary treatment shall thereafter be retained and maintained for so long as the development remains in existence. REASON To safeguard the visual amenities of the area in accordance with Policy BE13 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The access and traffic arrangements approved in compliance with Condition 3(i), and cycle storage facilities approved in compliance with Condition 3(ix) shall be prov ided before that part of the development is occupied or brought into use, or within such longer periods as the Local Planning Authority may agree in writing. Thereafter, they shall be retained and maintained for so long as the development remains in existence. REASON To ensure that adequate facilities exist to serve the development and ensure the provision and retention of facilities for cyclists to the development and hence the availability of sustainable forms of transport to the site in accordance with Pol icy AM9 of the Hillingdon Unitary Development Plan Saved Polices (September 2007) and Chapter 3C of the London Plan (February 2008). The parking/turning/loading/unloading facilities approved in compliance with Condition 3(ii) shall accord with the Local Planning Authority standards and shall be provided before the development of each phase is occupied, or brought into use, or within such 5 6 7 8 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC Surfacing and landscaping Landscape plan for each phase longer period as the Local Planning Authority may agree in writing. Thereafter, they shall be retained for so long as the development remains in existence. REASON To ensure that adequate facilities are provided and retained to service the development without creating conditions prejudicial to the free flow of traffic in accordance with Policies AM3 and AM14 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). All surfacing and landscaping agreed in compliance with Condition 3(iv) for each phase of the development shall be provided before occupation of the buildings in the relevant phase or during the first planting season following such occupation. REASON To fulfil the objectives of Green Belt enhancement and to enhance the visual amenities of the development and its impact on the locality, and to ensure the development conforms with Policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (S eptember 2007). The detailed landscape plan for each phase approved in compliance with Condition 3(v) shall include:- (i) An accurate survey plan at a scale of not less than 1:200, showing:- (a) Species, position, height, condition, vigour, age-class, branch spread and st em diameter of all existing trees, shrubs and hedges on and immediately adjoining the site. (b) A clear indication of trees, hedges and shrubs to be retained and removed. (c) Routes of any existing or proposed underground works and overhead lines including their manner of construction. (ii) Detailed drawings showing the position and type of fencing to protect the entir e root areas/crown spread of trees, hedges and other vegetation to be retained. (iii) Planting plans (at not less than a scale of 1:100), (iv) Written specification of planting and cultivation works to be undertaken, (v) Schedule of plants giving species, plant sizes, and proposed numbers/densities where appropriate, (vi) Implementation programme, (vii) Proposed finishing levels or contours, (viii) Means of enclosure, (ix) Car parking layouts (including landscaping around car parking areas), (x) Other vehicle and pedestrian access and circulation areas, (xi) Hard surfacing materials proposed, (xii) Minor artefacts and structures (such as play equipment, furniture, refus e storage, signs, or lighting), (xiii) Existing and proposed functional services above and below ground (e.g. drainage, power cables or communications equipment, indicating lines, manholes or associated structures), (xiv) Retained historic landscape features and proposals for their restoration where relevant. (xv) A schedule of landscape maintenance for a minimum period of 5 years. The 9 10 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS TL6 NONSC Landscaping scheme - implementation Phasing of landscape works maintenance scheme shall include details of the arrangements for its implementation. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality and to ensure that the approved landscaping is properly maintained in accordance with policy BE38 of the Hillingdon Unitary Development Plan Saved Polici es (September 2007). All hard and soft landscaping shall be carried out in accordance the detailed landscape plans for each phase, and shall be completed within the first planting and seeding seasons following the completion of the relevant phase of development or the occupation of the buildings completed in the relevant phase, whichever is the earlier period. The new planting and landscape operations should comply with the requirements specified in BS 3936 (1992) 'Nursery Stock, Part 1, Specification for Trees and Shrubs' and in BS 4428 (1989) 'Code of Practice for General Landscape Operations (Excluding Hard Surfaces)'. Thereafter, the areas of hard and soft landscaping shall be permanently retained. Any tree, shrub or area of turfing or seeding shown on the approved landscaping scheme which within a period of 5 years from the completion of development dies, is removed or in the opinion of the Local Planning Authority becomes seriously damaged or diseased shall be replaced in the same place in the next planting season with another such tree, shrub or area of turfing or seeding of similar size and species unless the Local Pl anning Authority first gives written consent to any variation. REASON To ensure that the landscaped areas are laid out and retained in accordance with the approved plans in order to preserve and enhance the visual amenities of the locality in compliance with policy BE38 of the Hillingdon Unitary Development Plan Saved Polic ies (September 2007). Not withstanding any illustrative information contained in supporting documentation: The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'Woodland', 'Gateway' and 'The Wilderness' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 1, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'The Wilderness' and 'The Park' shall be completed within the first planting and seeding seasons followi ng the completion or occupation of the building approved on Plot 2, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'The Wilderness', 'The Park' and 'Canal Side' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 3, whichever is the earlier period. 11 12 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC Height, floor space, width and length The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'The Park' and 'Canal Side' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 4, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'Lakeside', 'Canal Side' and 'Hotel Court' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 5, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'Woodland', 'Gateway' and 'Hotel Court' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 6, whichever is the earlier period. The landscape areas shown on Drawing KAJL1001_106 Rev 7 as the 'Canalside' shall be completed within the first planting and seeding seasons following the completion or occupation of the building approved on Plot 7, whichever is the earlier period. REASON To ensure that the landscaped areas are laid out in accordance with the approved plans in order to preserve and enhance the visual amenities of the locality in compliance with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The proposed floor area/size and heights of any buildings or structures parts of building s or structures identified on Parameters Plan KAJL1001_105 Rev 6_0, including any plant and equipment, shall not exceed the following: Plot 1: 7,500sqm up to 4 storeys (max 54m AOD) Plot 2: 10,000sqm up to 4 storeys (max 57.5m AOD) Plot 3: 18,1385sqm up to 6 storeys (max 62 AOD) Plot 4: 7,500sqm up to 4 storeys (max 57.5m AOD) Plot 5: 26,000sqm between 3 and 8 storeys (max 62m AOD), Plot 6: 3,500sqm up to 4 storeys (max 54m AOD) Plot 7: car parking building maximum 256 spaces 1 storey Glazed pavilion (northwest corner) 1 storey. Not withstanding any illustrative information contained in supporting documentation, the siting, maximum and minimum width and length of any buildings shall accord with Parameters Plan KAJL1001_105 Rev 6_0, unless otherwise agreed in writing by the Local Planning Authority. REASON i) To prevent over development of the site, to ensure that the scale and massing of the buildings are appropriate to their setting, to comply with the terms of the applic ation and to accord with Policy BE13 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007), ii) To safeguard the visual amenities of the Green Belt and to accord with Polici es OL1, OL2 and OL5 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and to accord with London Plan (February 2008) Policy 4B.1. 13 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS DIS1 DIS3 DIS4 Facilities for People with Disabilities Parking for Wheelchair Disabled People Signposting for People with Disabilities The plans and details relating to disabled access and facilities approved in compliance with Condition 3(xi) shall ensure that: (i) The proposed 450 room hotel is designed to be fully accessible in accordance with BS 8300:2009 and incorporating horizontal evacuation and evacuation lifts as detailed in BS 9999:2008, and a minimum of 10 percent of the hotel rooms are to be designed for wheel chair accessible, compliant with BS8300 Figure 59, (ii) All areas to which the public have access are designed to achieve, where feasibl e, a gradient no steeper than 1:60, (iii) Level access is provided to all buildings (iv) Building entrances (including level approaches, signposting, types and dimensions of door width and lobby openings) meet the needs of disabled persons, (v) All buildings, including their approach designed in accordance with BS 8300:2009, (vi) External areas, including landscaped areas designed to be inclusive. The facilities approved in compliance with Condition 3(xi) shall be provided prior to the occupation of each relevant phase of development and shall be permanently retained thereafter. REASON To ensure that people with disabilities have adequate access to the development and to ensure adequate facilities are provided for people with disabilities in accordance with Policies AM13 and R16 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and London Plan Policies (February 2008) Policies 3A.13, 3A.17 and 4B.5. Development of individual phases of development shall not commence until details of parking provision for wheelchair users for the relevant phase, have been submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be provided prior to occupation of the relevant phase of development and shall be permanently retained thereafter. REASON To ensure that people in wheelchairs are provided with adequate car parking and convenient access to building entrances in accordance with Policy AM5 of the Hilli ngdon Unitary Development Plan Saved Policies (September 2007). Signplates, incorporating a representation of the Universal Wheelchair Symbol, should be displayed to indicate the location of convenient facilities to meet the needs of people with disabilities. Such signplates should identify or advertise accessible entr ances to buildings, reserved parking spaces, accessible lifts and lavatory accommodation, manageable routes through buildings and availability of additional services. Signs for direction and location should have large characters or numerals and clearly contrast wit h the background colour. REASON To ensure that people with disabilities are aware of the location of convenient faciliti es in accordance with Policy AM13 of the Hillingdon Unitary Development Plan Saved Polic ies 14 15 16 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Biosmass boiler Fuel used in biomass boiler Maintenance of biomass boiler Noise from biomass boiler (September 2007). Any biomass boiler approved in compliance with Condition 3 (xii) shall not be install ed until a scheme which specifies the provisions to be made for the control of air poll utants from the site has been submitted to and approved by the Local Planning Authority. The scheme shall include such combination of measures as may be approved by the Local Planning Authority. The said scheme shall include such secure provision as will ens ure that the said scheme and all of it endures for use and that any and all constituent parts are repaired and maintained and replaced in whole or in part so often as occasion may require. REASON To safeguard the amenities of the surrounding area and to accord with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Any biomass boiler approved in compliance with Condition 3 (xii) shall only be operated using clean biomass fuel that complies with a recognised fuel standard (such as CEN /TS 14961:2005). A written guarantee shall be submitted to the Local Planning Authority prior to the commencement of the development with a declaration that biomass fuel conforming to a recognised fuel quality will be used in the biomass boiler. A st atement shall be submitted to the Local Planning Authority specifying the fuel specificati ons in accordance with CEN/TS 14961:2005 or a similar recognised standard. (The statement shall be obtained from the fuel supplier). REASON To safeguard the amenities of the surrounding area in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Before any biomass boiler approved in compliance with Condition 3 (xii) is installed at the site, a written schedule of maintenance, which shall include removal of ash, inspecti on and maintenance of particulate arrestment equipment, boiler servicing and stack cleaning has been provided to and approved in writing by the Local Planning Authority. REASON To safeguard the amenities of the surrounding area and to accord with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The rating level of noise emitted from any biomass boiler plant hereby approved shall be at least 5 dB below the existing background noise level. The noise levels shall be determined at the nearest residential property. The measurements and assessment shall be made in accordance with British Standard 4142 'Method for rating industrial noise affecting mixed residential and industrial areas'. REASON To prevent harm to the amenity of surrounding areas due to noise in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 17 18 19 20 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC N12 N11 NONSC Air quality Air extraction system - noise and odour Control of plant/machinery noise Phasing of car parking 2007). For each phase of the development, any traffic management proposals for mitigation of the impact of the development must be accompanied by an (air quality) assessment of their environmental benefits. The said traffic schemes must also be monitored, for a specified time to be agreed by the Local Planning Authority, both pre and post operation, to ensure the proposed scheme is effective. REASON To protect air quality in accordance with Policy OE1 of the Hillingdon Unitar y Development Plan Saved Policies (September 2007). No air extraction system shall be used on the premises until a scheme for the contr ol of noise and odour emanating from the site has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall then be fully implemented before the development is occupied/the use commences and thereafter shall be retained and maintained in good working order for so long as the building remains in use. REASON To safeguard the amenity of the occupants of surrounding properties in accordance with policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.20 of the London Plan (February 2008). No plant and or machinery shall be used on the premises until a scheme for the control of noise emanating from the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is occupied and thereafter shall be retained and maintained in good working order for so long as the building remains in use. REASON To safeguard the amenity of the surrounding area in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.20 of the London Plan (February 2008). Car parking arrangements approved in compliance with Condition 3(i) shall demonstrate that parking provision is commensurate with the scale of development completed in each phase, and shall ensure: (i) Following completion of the building approved on Plot 1, not more than 150 additional car parking spaces are provided on the site. (ii) Following the completion of the building approved on Plot 2, not more than 200 additional car parking spaces are provided on the site. (iii) Following the completion of the building approved on Plot 3, not more than 94 additional car parking spaces are provided on the site. (iv) Following the completion of the building approved on Plot 4, not more than 150 additional car parking spaces are provided on the site. 21 22 23 24 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC OM19 Electric charging points Construction Management Plan (v) Following the completion of the building approved on Plot 5, not more than 210 additional car parking spaces are provided on the site. (vi) Following the completion of the building approved on Plot 6, not more than 40 additional car parking spaces are provided on the site. (vii) Following the completion of the building approved on Plot 7, not more than 256 additional car parking spaces are provided on the site. Following completion of all buildings, no more than 1,100 car parking spaces are to be provided on the site at any time. REASON To ensure that car parking provided on the site is commensurate with the proportion of development occupied at the site and to accord with Policies AM7, AM9, and AM14 of the Hillingdon Unitary Development Plan Saved Polices (September 2007). Details of electric vehicle charging points approved in compliance with Condition 3 (i) shall include the details of the installation (including location and type) of secure el ectric vehicle charging points capable of charging multiple vehicles simultaneously withi n the car park for each relevant phase and these shall be provided for at least 3 percent of car parking spaces in each phase or a higher level, if supported by London Plan policies in place at the time the condition is discharged. These shall be installed prior to occ upation of the relevant phase and retained and maintained for the lifetime of the buildings in each relevant phase thereafter. REASON To encourage sustainable travel and to comply with London Plan Policy 4A.3. The demolition and construction management plan approved in compliance with Condition 3(x) shall include: (i) The phasing of development works (ii) The hours during which development works will occur (please refer to inform ative 10 for maximum permitted working hours). (iii) A programme to demonstrate that the most valuable or potentially contaminating materials and fittings can be removed safely and intact for later re-use or process ing. (iv)Measures to prevent mud and dirt tracking onto footways and adjoining roads (including wheel washing facilities). (v) Traffic management and access arrangements (vehicular and pedestrian) and parking provisions for contractors during the development process (including measures to reduce the numbers of construction vehicles accessing the site during peak hours). (vi) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process. (vii) The storage of demolition/construction materials on site. The approved details shall be implemented and maintained throughout the duration of the demolition and construction process. REASON To safeguard the amenity of surrounding areas in accordance with Policy OE1 of the 25 26 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Safeguarding Site survey and remediation scheme Landfill Gas Landfill gas mitigation Hillingdon Unitary Development Plan (Saved Policies 2007). For each phase of development, no building, structure or part of a building or structure approved in compliance with Condition 3(vii) shall exceed 67.93m AOD. REASON Development exceeding this height would penetrate the Obstacle Limitation Surface (OLS) surrounding Heathrow Airport and endanger aircraft movements and the safe operation of the aerodrome, contrary to the aims of Policy A6 of the Hillingdon Unit ary Development Plan Saved Policies (September 2007). See advice Note 1. 'Safeguarding an overview' for further information (available at wwww.aoa.org.uk/publications/safeguarding.asp). Before commencement of any phase of this development a site survey to assess the land contamination levels shall be carried out to the satisfaction of the Council and a remediation scheme for removing or rendering innocuous all contaminates from the site shall be submitted to and approved by the Local Planning Authority. The remediation scheme shall include an assessment of the extent of site contamination and provide in detail the remedial measures to be taken to avoid risk to the occupiers and environment when the site is developed. All works which form part of this remediation schem e shall be completed before any part of the development is occupied (unless otherwise agreed in writing by the Local Planning Authority). Any imported material i.e. soil shall be tested for contamination levels therein t o the satisfaction of the Council. REASON To ensure that the occupants of the development are not subjected to any risks from soil contamination in accordance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.33 of the London Plan (February 2008). Before any phase of the development is commenced, the applicant shall carry out further landfill gas monitoring and a landfill gas risk assessment at the development sit e. The landfill gas monitoring shall include assessment of the areas below proposed buildings. REASON To fully clarify the current levels of any gas on the site from previously imported construction waste or residual fill, and from gas potentially migrating from the adjacent landfill north of Horton Road; and to accord with Policy OE11 of the Hillingdon Uni tary Development Plan Saved Policies (September 2007) and Policy 4A.33 of the London Plan (February 2008). Before commencement of any phase of development, remediation measures identified as being necessary to prevent gas ingress to any buildings proposed in the relevant 27 28 29 30 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC Preliminary risk assessment Foul surface water phase shall be installed to the satisfaction of the Local Planning Authority. REASON To mitigate any risk to the buildings and users of the site from landfill gas , and to ensure that the occupants of the development are not subjected to any risks from gas in accordance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Polic ies (September 2007) and Policy 4A.33 of the London Plan (February 2008). Prior to commencement of any phase of the development, plans and details of a scheme to deal with the risks associated with contamination of the site shall be submitt ed to and approved in writing by the Local Planning Authority. The scheme shall include the following: (i) A preliminary risk assessment which has identified: (a) all previous uses, (b) potential contaminants associated with those uses, (c) a conceptual model of the site indicating sources, pathways and receptors (d) potentially unacceptable risks arising from contamination (ii) A site investigation scheme, based on the findings of the preliminary ris k assessment required in (i) of this condition. Site investigation scheme to provide inform ation for a detailed assessment of risk to all receptors that may be affected, including those off site (iii) An options appraisal and remediation strategy based on the site investigation r esults and the detailed risk assessment required in (i) and (ii) of this condition and giv ing full details of remediation measures required and how they are to be undertaken. (iv) A verification plan providing details of the data that will be collected i n order to demonstrate that the works set out in (iii) above complete and identify any requirement s for longer term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the Local Planning Authority. The scheme shall be implemented as approved. REASON To ensure protection of controlled waters and users of the surrounding area in compliance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007). Development for each phase shall not commence until a scheme to dispose of foul and surface water has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved. No infiltration of surface water drainage into the ground is permitted unless where i t has been demonstrated that there is no resultant unacceptable risk to controlled waters. REASON To ensure protection of controlled waters and users of the surrounding area in compliance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007). 31 32 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC N13 NONSC Unknown contamination Noise control Bird Hazard Management Plan If any potentially contaminated ground is found on the site during the development works the developer shall carry out investigations and chemical testing of the potentially contaminated ground. Any contaminated land shall be remediated (i.e. removed or rendered innocuous) to the satisfaction of the Local Planning Authority. Copies of all documentation relating to the aforementioned investigations and works including chemical testing, the remediation scheme, the remedial works and the validation report shall be submitted to and approved by the Local Planning Authority. REASON To protect future occupants and controlled waters from the risks of hitherto unknown contamination in accordance with Policy OE11 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.33 of the London Plan (February 2008). The development shall not begin until a scheme for the control of noise from vehicles (entering and leaving the site) to the child care centre / day nursery has been submitt ed to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is occupied/use commences and thereafter shall be retained and maintained in good working order for so long as the building remains in use. REASON To safeguard the amenity of the occupants of surrounding properties in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and Policy 4A.20 of the London Plan (February 2008). The Bird Hazard Management Plan approved in compliance with Condition 3(xiii) shall include the following details: - monitoring of any standing water within the site, - sustainable urban drainage schemes (SUDS) compliant with Advice Note 6 - Bird Hazards from SUDS (www.aoa.org.uk/publications/safegaurding.asp) - management of any flat roofs within the site which may be attractive to nesti ng, roosting or 'loafing' birds. The management plan shall comply with Advice Note 8 - Potent ial Bird Hazards from Building Design (www.aoa.org.uk/publications/safegaurding.asp), - reinstatement of grass areas - maintenance of planted and landscaped areas, particularly in terms of the height and species of plants that are allowed to grow, - which waste materials can be brought on to the site, - monitoring of waste imports, - physical arrangement for collection and storage of putrescible waste, - signs deterring people from feeding birds, The Bird hazard management plan shall be implemented as approved when construction begins for any phase and shall remain in force for the life of the buildings. No subsequent alterations to the plan are to take place unless first submitted to and approved in writing by the Local Planning Authority. 33 34 35 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC OM14 Height limitation landscaping Potential Bird hazard from landscaping Health and safety during construction Secured by Design REASON To comply with Policy A6 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007) and to minimise the attractiveness of the development to birds which could endanger the safe movement of aircraft and the operation of Heathrow Airport. No existing individual trees, shrubs, or stands of trees or shrubs and no trees and s hrubs planted on the application site as part of the approved landscaping scheme shall be permitted to grow above a height of 67.93 AOD. REASON To ensure trees or shrubs do not penetrate the Obstacle Limitation Surface (OLS) surrounding Heathrow Airport and endanger the movements of aircraft and the safe operation of the aerodrome and to accord with Policy A6 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The detailed landscape plan for each phase approved in compliance with Condition 3(vi) shall comply with Advice Note 3, 'Potential Bird Hazards from Amenity Landsc aping and Building Design (www.aoa.org.uk/publications/safegaurding.asp). REASON To comply with Policy A6 of the Hillingdon Unitary Development Plan Saved Poli cies (September 2007) and to minimise the attractiveness of the development to birds which could endanger the safe movement of aircraft and the operation of Heathrow Airport. Prior to the commencement of each phase of the development a Risk Assessment and Method Statement outlining all works to be carried out adjacent to the Grand Union Canal must be submitted to and approved in writing by the Local Planning Authority. The ris k assessment shall also include details of the proposed safety equipment along the canal frontage, which shall be installed prior to first occupation of the development herby permitted. REASON To ensure the safety of workers and the public during development in compliance with the Construction (Design management) Regulations 1994, and to accord with Blue Ribbon Network Policies 3C.25 & 4C.8 of the Consolidated London Plan, 2008. For each phase of development hereby approved, a scheme shall be submitted to and approved in writing by the Local Planning Authority which sets out the measures, whi ch shall include lighting and CCTV, to minimise the risk of crime and to meet the specific security needs of the application site and the development. Details of security measures shall ensure vehicles are prevented from being able to be parked against the buildings, and in particular the data centre. Details shall be submitted and approved in writing by the Local Planning Authority before development of each phase commences. Any security measures to be implemented in compliance with this condition shall reach the 36 37 38 39 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC SUS5 Freight Flood risk Sustainable Urban Drainage standard necessary to achieve the 'Secured by Design' accreditation awarded by the Hillingdon Metropolitan Police Crime Prevention Design Adviser (CPDA) on behalf of the Association of Chief Police Officers (ACPO). REASON In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 to consider crime and disorder implications in excising its planning functions; to promote the well being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000, to reflect the guidance contained in the Council's SPG on Community Safety By Design and to ensure the development provides a safe and secure environment in accordance with policies 4B.1 and 4B.6 of the London Plan. Before any phase of development is commenced, a feasibility study shall be carried out to assess the potential for moving freight by water during the construction cyc le (waste and bulk materials) and following occupation of the development (waste and recyclables). The use of waterborne transport shall be maximised during the construction of the development unless the above assessment demonstrates that such use of the canal is not physically or economically feasible. REASON To encourage the use of the canal for transporting waste and bulk materials in accordance with Blue Ribbon Network Policies 3C.25 & 4C.8 of the London Plan (February 2008). The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) dated 24 September 2009 and the following mitigation measures detailed within these documents: (i) Limiting the surface water run-off generated by the 1 in 100 year plus climate change critical storm so that there is at least a 50% reduction in run-off from the existing site discharge rate of 1099l/s and no increase to the risk of flooding off-site. REASON To ensure the development does not increase the risk of flooding in accordance with Policy OE8 of the Hillingdon Unitary Development Plan Saved Policies (September 2007), Polices 4A.12 and 4A.13 of the London Plan (February 2008) and PPS25. No development shall take place on site until details of the incorporation of (where (following contamination investigation works) it is feasible) sustainable urban dr ainage have been submitted to, and approved in writing by the Local Planning Authority. The approved details shall thereafter be installed on site and thereafter permanently retained and maintained. REASON To ensure that surface water run off is handled as close to its source as possible i n compliance with policy 4A.14 of the London Plan (February 2008) and to ensure the development does not increase the risk of flooding in compliance with Policy OE8 of the 40 41 42 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Refuse and recycling Storage of plant and equipment Deliveries Water recycling Hillingdon Unitary Development Plan Saved Policies (September 2007), polices 4A.12 and 4A.13 of the London Plan (February 2008) and PPS25. Prior to commencement of each phase of the development, details shall be submitted to and approved by the Local Planning Authority of covered, secure, signposted refuse and recycling storage areas/facilities for that phase. The storage areas shall be c ompleted and available for use for each phase of development prior to the first occupation of any of that phase. These facilities shall not thereafter be obstructed or used for any other purpose except with the prior permission of the local planning authority obtained through the submission of a planning application. REASON To ensure appropriate refuse and recycling facilities are provided and retained in the interests of the amenities of the occupiers of the proposed development and the visual and general amenities of the locality and in accordance with Policy OE3 of the Hill ingdon Unitary Development Plan Saved Policies (September 2007). There shall be no storage of plant, machines or other materials outside buildings unless adequately screened. No such storage shall commence until details of the screening have been submitted to and approved in writing by the Local Planning Authority. REASON The Local Planning Authority considers it necessary to safeguard visual amenity, hav ing regard to the Green Belt setting of the proposed development in accordance with Policies OL1 and OL3. The site shall not be used for delivery and the loading or unloading of goods or fuel (including fuel for any biomass boiler) outside the hours of '08:00 to 18:00 hours Mondays to Fridays, 08:00 to 13:00 Saturdays and at no time on Sundays, Bank or Public holidays. REASON To prevent harm to the amenity of surrounding areas due to noise in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). Prior to commencement of the development hereby approved details demonstrating the incorporation of either rainwater greywater recycling facilities into each of t he buildings shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall thereafter be installed, maintained and retained for the lifetim e of the building. REASON In order to provide a sustainable form of development and promote water conservation in 43 44 45 46 Central & South Planning Committee - 13th July 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC Control of lights Energy Pathways and access compliance with Policies 4A.3 and 4A.16 of the London Plan 2008. The lighting of the buildings shall employ devices that automatically turn the li ghts off when the rooms are not in use. REASON In the interests of energy conservation, in accordance with Policy 4A.3 of the London Plan. Unless other wise agreed in writing by the Local Planning Authority, the plans and det ails of proposed energy centre(s) and associated technology including biomass boilers, Photovoltaic panels, CHP systems and the like for each phase of development, required to be provided in accordance with Condition 3(xii), shall include a combined heat and power plant (sized to the average combined space heating and domestic hot water thermal demand of the development) and the areas of photovoltaic panels proposed, and shall accord with the energy Statement prepared by Arup (04/09/2009) and supplementary letters prepared by ARUP (208544/N.R. dated 27 November 2009 and 208544.AR. dated 25 March 2010) and where feasible, should demonstrate that the infrastructure would be compatible with any potential future district heating network s, and should safeguard the potential future connection to such a network. For each relevant phase, the approved details shall be implemented prior to the occupation of buildings in the relevant phase and thereafter permanently retained and maintained. REASON To ensure an appropriate proportion of the development's energy needs are from on-site renewable energy sources in compliance with the requirements of Policy 4A.7 of the London Plan 2008. No part of the development shall be commenced until plans have been submitted to and approved in writing by the Local Planning Authority showing in respect of all developm ent within the application site the following: i) Those areas within the site over which the public are to have an unimpeded right of access and those areas over which the public are to have a discretionary acces s; ii) The network of footpaths and pedestrian ways throughout the site s pecifying those paths and ways over which the public are to have an unimpeded right of access and those paths and ways over which the public are to have a discretionary access; iii) The programme for the commencement and completion of landscaping f or the public and canal side open space; iv) The sequence of development within the site