PLANNING COMMITTEE 18th February 2016

david.macfadyen@hounslow.gov.uk

References: P/2015/5458 00176/D/P11

Address: Chiswick School, Burlington Lane, Chiswick, London, W4 3UN

Proposal: Erection of a single storey extension to the hall and erection of a two storey teaching block

Ward: Chiswick Riverside

1.0 SUMMARY

1.1 The application proposes the erection of a two storey teaching block and a single storey extension to the school dining hall.

1.2 Chiswick School has been selected as part of the Borough’s school expansion programme which aims to facilitate a predicted 22% increase in school aged children by 2020. Accordingly, the school will expand by an additional class per year (7.2 form entry to 9 form entry), with its total pupils increasing from approximately 1,080 to 1,350 and full time staff increasing from 85 to 95 by 2021.

1.3 The proposed two storey block would provide the school with 6 additional general use classrooms and 5 design and technology specific rooms. The block would also house a general office, staff training room and toilet facilities. The facilities would be modern and high quality, representing improved learning environments as well as providing much needed additional capacity.

1.4 The extension to the school hall would allow expansion of catering facilities and additional indoor and outdoor dining areas for pupils. A key feature of this is a covered outdoor area which would allow for outdoor dining and recreation. The opportunity would also be taken to increase toilet provisions within the existing school.

1.5 The proposed buildings would be located within the parameters and close to existing buildings at the site, constituting infill development. The buildings would result in the loss of no playing fields. The designs are simplistic and fit for purpose, drawing design cues from other buildings at the site.

1.6 The buildings would be positioned to the southern side of the site, towards Great Chertsey Road and away from Chiswick House and Gardens.

1.7 The application has been advertised as a departure from planning policy as the entire Chiswick School site is designated Metropolitan Open Land.

1.8 The application has been referred to the Planning Committee for determination with an officer’s recommendation for approval.

2.0 SITE DESCRIPTION

2.1 The site is situated to the southern side of Burlington Lane, Chiswick. It is triangular in shape and is known as Chiswick School.

2.2 The use of the site as a school has been established for almost a century. The school is presently an academy which provides educational facilities for secondary and sixth form pupils (Use Class D1) aged 11 to 18. The current capacity of the school is approximately 1080 pupils.

2.3 The site comprises a variety of buildings of differing scale and period. They are predominantly positioned in a T shape with the upper horizontal block, the original building and primary elevation, fronting Burlington Lane. The buildings are 1-2 storeys in height. The school’s playing fields are situated to the western side of the site. A variety of later extensions and ancillary buildings exist to the south and east.

2.4 The surrounding area is primarily residential. Chiswick House and Gardens is situated to the northern side of Burlington Lane. Grantham and Endensor Roads are closest streets situated to the east. Staveley Road, Burlington Lane and Wilmington Avenue are the closest streets to the west. These streets are predominantly characterised by mid-sized two storey family houses. To the south west of the site is a two storey residential block of flats known as Alexandra Gardens.

2.5 The site is designated as Metropolitan Open Land (MOL) and is within the Chiswick House Conservation Area. The site is also located within Flood Zone 3a.

3.0 HISTORY

3.1 00176/D/P10 Erection of a three storey teaching facility located on hard standing and grass areas adjacent to the existing teaching block known on site as Block B

Approved – 27/03/2015

3.2 00176/D/P9 Installation of two UPVC windows in an existing wall to Sports hall

Approved – 16/12/2011

3.3 00176/D/CA2 Demolition of existing timber boundary fencing and replacement with higher steel boundary fencing to existing school

Approved – 10/02/2003

3.4 00176/D/CA1 Erection of entrance and projecting canopy to school sent out

Approved – 02/11/1995

4.0 DETAILS

4.1 The application comprises two primary aspects of construction, involving the erection of a single storey extension to the school dining hall and the erection of a new two storey teaching block.

4.2 The development proposals would result in the expansion of the school from the existing 7.2 form entry to 9 form entry. The development would accommodate a phased increase in pupil numbers of 270 (from 1,080 to 1,350) and an increase in full time equivalent staff of 10, from 85.4 to 95.4 by 2021.

Dining Hall Extension

4.3 The existing school dining hall is a single storey building situated to the eastern side of the site. The proposed extension would be located to the western and southern elevations of the existing hall. The existing dining hall has an area of 268m2. The proposed extension would facilitate additional dining space of 153m2.

4.4 The proposal would maintain the kitchen within its existing location and create service from both sides, where currently service is from one side only. The existing hall would form seating and service for years 7-9. The proposed extension would form service and seating for years 10 and 11. The school will operate a ‘2 sittings’ system in both the existing and the new dining spaces.

4.5 The extension would be a total depth of 21.7m, with 8.7m of this extending beyond the existing building, 22m in total width with 2.9m extending beyond the existing building and 4.3m in height with a flat roof.

4.6 The southern and eastern elevations would contain large expanses of floor to ceiling glazing.

4.7 A lightweight canopy is proposed to the western side of the extension, facilitating ‘al fresco’ dining.

View of proposed dining hall extension from the south

Proposed Teaching Block

4.8 The proposed two storey teaching block would be positioned to the south of the main school building, orientated vertically to the school and Great Chertsey Road.

4.9 The teaching block would contain 6 general use classrooms, capable of accommodating 30 pupils and 5 design and technology specific classrooms or labs with practical areas, capable of accommodating 25 pupils. The block would facilitate the teaching of a total of 286 pupils at any one time. The block would also provide a general office and toilet facilities (both able and disabled) at ground floor and a staff training facility at first floor.

4.10 The overall internal floor area of the proposed teaching block would be 1437m2. The proposed building would measure 42.7m in width, 19.1m in depth and 9.9m in height.

4.11 The architectural form would be rectilinear with regular vertical piers running the height of the building. These piers would alternate in depth and cladding material. The major piers and main façade would be clad with high density fibre cement board. Alternating secondary piers would be clad with cedar timber. The pillars would house large windows at ground and first floor with facing brickwork, similar to the wider school, between.

4.12 Main access to the block would be via the northern elevation. Stair and lift cores would be located to the northern and southern ends of the building. The stair core to the northern elevation would be glazed to the full height of the building.

4.13 The application also proposes the installation of 80m2 of photovoltaic panels to the teaching block.

Western elevation of proposed two storey teaching block

5.0 CONSULTATIONS

5.1 A total of 77 neighbouring properties were directly consulted in relation to the application. In addition to this, five site notices were posted within public highways around the school site on 21st December 2015 and an advert was published within the Hounslow Chronicle on 1st January 2016.

5.2 Consultation letters were also sent to relevant statutory bodies. These included the following:

Environment Agency:

No objection. The site lies within Flood Zone 3a but benefits from flood defences. In the situation these defences are overtopped, flood levels could reach 4.9m AOD. In such a scenario, refuge can be taken on the first floor of the building however the Council’s Emergency Planning Team should be consulted on such procedures as the EA are not a competent emergency planning authority.

Greater London Authority:

Unable to provide a response prior to 18th February 2016 planning committee. Should strategic concerns be raised upon receipt of a response, the application will be discussed with the chair of planning committee and may be required to return to a future committee meeting.

Sport England:

No objection.

Transport for London:

No objection subject to amendments to cycle parking and conditions.

Thames Water

No objection subject to conditions.

5.3 No responses were received from neighbouring properties following consultation.

5.4 As the proposed development would be situated on designated metropolitan open land, the proposal would represent a departure from planning policy. Consequently, the application has been reported to committee for determination. The application was placed on the weekly Pending Decisions List (Pending Decisions List – Week 2 – 15th to 22nd January 2016) and distributed to Council members.

6.0 POLICY

Determining applications for full or outline planning permission

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

The National Planning Policy Framework

6.2 The National Planning Policy Framework (NPPF) came into force on 27 March 2012, and from April 2014 National Planning Practice Guidance (NPPG) in the form of an online guidance resource to support the NPPF came into effect. The Local Planning Authority (LPA) considers that, where pertinent, the NPPF and NPPG are material considerations and as such, will be taken into account in decision-making as appropriate.

The Development Plan

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

The Local Plan documents can be viewed on the Planning Policy pages of the Hounslow website.

Determining applications in a conservation area

6.4 In considering whether to grant planning permission with respect to any buildings or other land in a conservation area, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of the Conservation Area.

6.7 London Plan (2015) Policies

3.18 Education Facilities

5.2 Minimising Carbon Dioxide Emissions

5.3 Sustainable Design and Construction

5.13 Sustainable Drainage

7.4 Local Character

7.6 Architecture

7.8 Heritage Assets and Archaeology

7.17 Metropolitan Open Land

6.8 Hounslow Local Plan (2015) Policies

CI1 Providing and protecting community facilities

CI2 Education and school places

CC1 Context and Character

CC2 Urban Design and Architecture

CC4 Heritage

EQ1 Energy and Carbon Reduction

EQ2 Sustainable Design and Construction

EQ3 Flood Risk and Surface Water Management

EQ5 Noise

EQ7 Sustainable Waste Management

EQ8 Contamination

EC1 Strategic Transport Connections

EC2 Developing a sustainable local transport network

GB1 Green Belt and Metropolitan Open Land

GB3 Use of open space for education

SC4 Scale and density of new housing development

7.0 PLANNING ISSUES The main planning issues to consider are:

The acceptability of the principle of development;

Design and heritage

The amenity of neighbours

Transport

Sustainable design and construction

Flood risk and sustainable urban drainage

The acceptability of the principle of development;

7.1 The proposed development would involve the erection of a single storey extension to the existing dining hall and a new two storey school block at Chiswick School. The entire school site is designated Metropolitan Open Land (MOL).

7.2 The National Planning Policy Framework (NPPF) states that on the whole, new applications should be considered with a presumption in favour of sustainable development.

7.3 Section 9 of the NPPF outlines the Government attaches great importance to Green Belts. It is noted that within the London Plan and Hounslow Local Plan, Metropolitan Open Land is regarded similarly to Green Belts and similar principles and approaches are attached. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence.

7.4 NPPF paragraph 87 outlines that inappropriate development in Green Belt is harmful and should not be approved except in very special circumstances. Local authorities are required to ensure that substantial weight is given to any harm to the Green Belt and that ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reasons of inappropriateness, and any other harm is clearly outweighed by other considerations. Paragraph 89 goes onto state that while the construction of new buildings is inappropriate by definition, there are exceptions to this, which include extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building.

7.5 Policy 7.17 (Metropolitan Open Land) of the London Plan states that the strongest protection should be given to London’s MOL and inappropriate development refused, except in very special circumstances, giving the same level of protection as in the Green Belt.

7.6 Policy GB1 (Green Belt and Metropolitan Open land) of the Local Plan states that development should be appropriate and compatible with the principle purposes of the Green Belt and MOL or demonstrate very special circumstances where other types of development are proposed. The policy further states that inappropriate development would not supported unless very special circumstances can be demonstrated. Paragraph (f) states that applications should carefully consider the cumulative impact of extensions and alterations to existing development in the MOL. In this instance careful regard should be given to the location, setting, design, materials, height and landscaping (paragraph (i)).

7.7 Policy GB3 (Open Space in Education Use) of the Local Plan outlines that the Council will carefully manage and facilitate the delivery of expanded or new education facilities onto open space with an existing education use. Policy CI2 (Education and School Places) of the Local Plan states that the plan will support facilities which cater the increased demand for places and the changing educational needs of the borough population. This will be achieved by supporting the delivery of high quality new and expanded primary, secondary and special schools, in areas of identified need and where it can be evidenced that the school is providing for an unmet demand for places.

7.8 There is an identified need for school places in the Borough. This is due to a forecasted increase of 22% in school aged children (4-19 year olds). In turn, this places pressure upon the Borough’s existing education system. The proposed development of the site would result in a significant number of additional school places. Furthermore, the proposals would result in higher quality teaching facilities and an improved learning environment. Given these factors, the proposed development would strongly align with the principles of London Plan Policy 3.18 and Local Plan policy CI2.

7.9 The site is designated MOL and therefore any development would represent a departure from the development plan which seeks to preserve the openness of such land in all but exceptional circumstances.

7.10 The proposal would be extension to the existing school building. Paragraph 89 of the NPPF outlines extensions may be acceptable in exceptional circumstances, which include extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building. In this case, the proposed extension would not exceed the size of the original building and would therefore principally represent an acceptable extension within the MOL.

7.11 Notwithstanding the above, the forecasted increase in school aged children and pressures on the existing education system represent exceptional circumstances which would likely be sufficient to justify the proposed development. Nevertheless, proposals within such a setting should seek to preserve the open character and avoid introducing incompatible uses.

7.12 The proposed two storey teaching block and extension to the hall would be sited within close proximity to the existing buildings at the site. It is noted that the position of the two storey block would be within the established parameters of an existing building at the site known as Block B. The proposed teaching block would be positioned to present the elevation of smallest area to the nearest boundary. As such, the visible mass of the building from Great Chertsey Road is reduced. It is noted that the relative increase in developed area of the site would be low; the buildings would be predominantly situated on circulation space/hardstanding and would result in the loss of no designated playing fields. The proposed development would introduce no new forms of land use as the proposed buildings would be the same as those already established as acceptable at the site. Community use of the site would remain at present levels. In this regard the development would continue the existing use of the school, providing much needed expansion and improved facilities. These factors would represent sufficient justification for expansion of the school in this location. The proposed development would be designed to minimise the harm to the open character of the MOL.

7.13 Consequently, in this case the proposed development would comply with NPPF, Policies 3.18 and 7.17 of the London Plan and Policies CI2 and GB1 of the Hounslow Local Plan. The principle of the proposed development would be acceptable upon this basis, notwithstanding any planning issues which arise within the forthcoming assessment.

Design and heritage

7.14 The NPPF states good quality design is an integral part of sustainable development and that decision makers should always seek high quality design. It states that achieving good design is about creating places, buildings or spaces that work well for everyone, look good, will last well, and adapt for the needs of future generations, with good design responding in a practical and creative way to both the function and identity of a place, putting land, water, drainage, energy, community, economic, infrastructure and other such resources to the best possible use. The NPPF also says permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions. It is proper to seek to promote or reinforce local distinctiveness.

7.15 The London Plan requires all large scale proposals to be of the highest quality design especially in terms of impact on views, the wider and local townscape context and local environment. The achievement of high quality urban design is also highlighted as a key factor in achieving a more attractive and green city.

7.16 London Plan Policy 7.4 (Local Character) says that buildings should provide a high quality design response to the urban grain, street pattern, natural features, human scale and the historic environment and is supported by Policy 7.6 (Architecture) which seeks to promote high architectural and design quality appropriate to its context. Policy 7.8 requires developments that affect heritage assets to conserve their significance.

7.17 Policy CC1 (Context and Character) of the Local Plan states that in considering development, the Council will recognise the context and varied character of the borough’s places and seek to ensure that all new development conserves and takes opportunities to enhances their special qualities and heritage.

7.18 Policy CC2 (Urban Design and Architecture) of the Local Plan outlines that the Council will retain, promote and support high quality urban design and architecture to create attractive, distinctive, and liveable places.

7.19 Policy CC4 (Heritage) of the Local Plan outlines that the Council will identify, conserve and take opportunities to enhance the significance of the borough’s heritage assets as a positive means of supporting an area’s distinctive character and sense of history.

7.20 The proposed development would involve the erection of a two storey building and single storey extension to the southern side of the main school buildings. The site presents a variety of buildings of differing forms and appearance, accumulated over the approximately 100 year use of the site as a school. The original school building at the site fronts Burlington Lane. It is a long two storey building built from light coloured stone and brick. The building has previously been extended to the eastern side.

7.21 The proposed extension to the dining hall would be situated to the south of the existing hall. As such, the extension would not be visible from the principal elevation which fronts Burlington Lane. The extension would wraparound the existing building, infilling a comparatively small corner of the site.

7.22 The proposed extension would create a courtyard area with the proposed two storey teaching block. This layout would enhance the connectivity and legibility of this part of the site. The quality of the courtyard area will be accentuated by the addition of a canopy to the extension, creation of a ‘ball free zone’, maintenance of the existing mature oak tree, improvements to surfaces and the addition of outdoor furniture. These factors would help foster a sense of place and improve the environmental quality significantly. The proposed extension to the dining hall would be simplistic and functional in terms of form and appearance. The extension would be proportionate to the existing hall and would avoid an overly dominant appearance by utilising brick work to match the surrounding buildings. Expanses of full height glazing, including doors and windows are proposed to the elevations which would articulate the façade and facilitate easy access.

7.23 In relation to the proposed two storey block, the pattern of scale and massing established at the site has been given due consideration, resulting in a block of similar height to others within close proximity.

7.24 The proposed design would once more be simplistic and functional. The rectilinear footprint is similar to other buildings at the site. Features of the design such as the full height piers and uniformity in fenestrations would mirror patterns within the original school building without resulting in pastiche. The addition of full height piers of alternating depth and cladding material creates visual interest within the façade and helps break up the mass of the building.

7.25 The primary cladding material would be high density fibre cement board. The panels of board would be fitted to appear similar to stonework or masonry. The sections between the piers would be finished with facing brickwork. The materials would reflect those utilised within other buildings at the site, complementing the established character and appearance.

7.26 Overall, the building would appear a modern and relevant addition to the site, which would avoid detracting from any of the existing architecture. As such, the proposed scale and design would reflect and complement the wider context and character.

7.27 Chiswick House and Gardens are situated immediately to the north of the site. The site is located within the Chiswick House Conservation Area and therefore development must preserve and enhance the heritage assets and character of the conservation area.

7.28 The proposed extension and teaching block would be situated to the south of the site, beyond the existing main school buildings. It is noted that the conservation area boundary runs to the southern boundary of the site, following Great Chertsey Road. It is from this location that the buildings would be of greatest prominence. As such, the development would not be visible from Chiswick House or grounds and would not impact any protected views. The existing school buildings would screen the proposed development from Burlington Lane. The proposed development would also not result in the loss of any trees at the site. Given the location of the buildings, their positive and compatible design as discussed above, it is concluded the proposed development would preserve the character and heritage assets of the Chiswick House Conservation Area.

7.29 Consequently, the proposed development would comply with London Plan Policies 7.4 (Local Character), 7.6 (Architecture) and 7.8 (Heritage Assets and Archaeology) as well as Hounslow Local Plan Policies CC1 (Context and Character), CC2 (Urban Design and Architecture) and CC4 (Heritage).

The amenity of neighbours

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

7.31 Policy SC4 of the Local Plan seeks to protect existing residents’ amenity.

7.32 The nearest existing residential buildings would be those located at Whittingham Court and Alexandra Gardens (some 40m away). Given this separation, with a busy highway (Great Chertsey Road) running between, the proposed development would have no impact in terms daylight or sunlight, would avoid creation of any enclosure and would not result in undue overlooking or give rise to harmful noise or light pollution.

7.33 It is likely that there would be some increase in noise associated with construction. A balance must be struck between ensuring the programme of construction is expedient and working hours are respectful of neighbour’s reasonable expectations for living conditions to be preserved. Given the separation between the site and the nearest residential properties and the existing noise environment created by the highway, it is unlikely that significant harm would be caused as a result of construction. However, a condition to safeguard neighbouring amenity would be placed on any consent ensuring working hours are limited to those within the Control of Pollution Act 1974. These are 8am-6pm Monday – Friday, 8am-1pm Saturday and no construction will take place on Sundays or Bank Holidays.

7.34 In summary, given the distances, location and positioning of the proposed development in relation to adjoining residential properties, it is considered that the development would result in no significant harm to neighbouring amenity. Consquently, the proposed development comply with Policy 7.4 of the London Plan and Policy SC4 of the Hounslow Local Plan in this regard.

Transport

7.35 Section 4 of the NPPF outlines that Transport policies have an important role to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives. Smarter use of technologies can reduce the need to travel. The transport system needs to be balanced in favour of sustainable transport modes, giving people a real choice about how they travel. However, the Government recognises that different policies and measures will be required in different communities and opportunities to maximise sustainable transport solutions will vary from urban to rural areas.

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

7.37 Policy 6.9 of the London Plan states that development should provide secure, integrated and accessible cycle parking facilities. Policy 6.13 states that the maximum car parking standards in table 6.2 should be applied and developments must provide electrical charging points to encourage the uptake of electric vehicles. There are no specific maximum standards for schools in the London Plan, however provision should be consistent with objectives to reduce congestion and traffic levels and to avoid undermining walking, cycling or public transport.

7.38 Policy EC2 of the Local Plan aligns with Section 4 of the NPPF, seeking to secure a more sustainable local travel network that maximises opportunities for walking, cycling and using public transport.

7.39 The development would result in an increase in pupil numbers of 270 (from 1,080 to 1,350) and an increase in full time equivalent staff of 10, from 85 to 95 by 2021. As such, the development would create additional journeys to and from the school site. Transport matters have been addressed within the thorough supporting Transport Assessment which forms part of the application.

7.40 The transport assessment outlines that the site is located within an area identified as having a poor Public Transport Accessibility Level (PTAL), scoring 2 on this scale. The site is however served by x2 regular bus services (E3 and 190) which have stops within 400m (4 minutes’ walk) of the site. The assessment outlines that bus services are utilised by 37% of pupils. The site is also within 600m of Chiswick mainline train station and the assessment outlines that 17% of pupils and 26% of staff utilise rail to reach the site. As such, in spite of the poor transport accessibility rating of the site, 54% of pupils utilise public transport to reach the site.

7.41 Further to this, 38% of pupils and 21% of staff either walk or cycle to the site. Consequently, the number of pupils reaching the site by means of sustainable and active transport modes is approximately 92%.

7.42 Table 4.2 of the London Plan (2015) sets out standards expected for cycle parking within development proposals. The table outlines that in relation to long term parking, 1 space per 8 staff and 1 space per 8 students would be expected at schools. 1 short term space would also be expected per 100 students. As such, with a predicted increase of 270 students and 10 staff by 2021, a total of 36 long term and 3 short term spaces would be expected by the policy.

7.43 The transport assessment outlines the creation of 50 additional cycle parking spaces at the site. The additional cycle parking would be located within the existing car park to the south west of the site. The cycle parking would be accessible via Staveley Road and also across the school site via the main entrance on Burlington Lane. As such, the proposal would exceed the level of cycle parking provision expected by the London Plan. This would contribute positively to objectives of increasing the numbers of pupils and staff reaching the site by sustainable modes.

7.44 No details have been submitted as to the specific layout or details of the proposed cycle parking and store. As such, the submission of further details will be required by means of condition to ensure parking is secure and accessible.

7.45 The additional cycle parking spaces are proposed within the existing car park and would result in the loss of 11 car parking spaces. This would include the loss of car parking spaces to create 2 minibus only parking bays. Given the NPPF’s aims of contributing to wider sustainability and health objectives by means of transport, the loss of car parking spaces in aid of increased cycle parking would be acceptable in this instance. This would be further supported by Policy 6.3 of the London Plan and Policy EC2 of the Hounslow Local Plan.

7.46 The application would be subject to considerable construction traffic given the scale of development. The applicant has provided a construction management plan in relation to the proposed development. The plan outlines that construction would be split into three separate phases; site clearance, construction of the new building and the construction of the extension and seating area. This would comprise approximately a 12 month construction period to be ready for occupation in September 2017. Construction traffic would be via the main car park off Staveley Road. This would be the optimum location to appropriately segregate construction traffic from the continuous function of the school site. A 2.4m high hoarding would be erected around the construction sites and contractors compound as outlined within appendix A of the construction management plan. All deliveries will be limited to between 09:30 and 15:00 in line with the school opening hours.

7.47 All details outlined within the construction management plan are satisfactory. As such, the proposed development would be conditioned to be carried out in line with these details.

7.48 The development would make use of the existing waste and recycling facilities and arrangements for the site.

Sustainable design and construction

7.49 Sustainability underpins many of the London Plan and Local Plan policies. These require developments to be sustainable in transport terms, to minimise waste, include energy efficiency measures and promote use of renewable energy, and not significantly increase the requirement for water supply or surface water drainage.

7.50 London Plan Policy 5.2 (Minimising Carbon Dioxide Emissions) requires developments to make the fullest practicable contribution to minimising CO2 emissions following this energy hierarchy:

Be Lean: use less energy

Be Clean: supply energy efficiently

Be Green: use renewable energy

7.51 Policy EQ1 of the Hounslow Local Plan seeks to minimise the demand for energy and promote renewable and low carbon technologies and policy EQ2 aims to promote the highest standards of sustainable design and construction in development.

7.52 A Sustainable Design Statement forms part of the application aiming to demonstrate how the proposals would accord with the energy hierarchy found within the London Plan and achieve high standards of sustainability.

7.53 The statement addresses the energy hierarchy and outlines that the proposed development achieves a 35.7% improvement over Part L 2013 compliance, in accordance with the requirements of the London Plan 2013 update.

7.54 To achieve the requirements of the London Plan and BREEAM rating of ‘Very Good’ compliance it is necessary for the proposed extension to Chiswick School to include a photovoltaic array installation of approximately 80sqm in addition to the energy efficient fabric and high efficient building services as specified in the design process. No details have been provided in relation to the location, positioning and specification of the proposed photovoltaic panels however. As such, submission of further details will be secured by condition to ensure a satisfactory proposal which achieves a BREEAM ‘Very Good’ rating.

7.55 The proposed extension to the dining hall has been designed to the same high standard of fabric performance as the teaching block and in doing so has bettered the standards laid out in Part L2B of the Building Regulations for small extensions.

Flood risk and sustainable urban drainage

7.56 Paragraph 99 of the NPPF outlines that Local Plans should take account of climate change over the longer term, including factors such as flood risk, coastal change, water supply and changes to biodiversity and landscape. New development should be planned to avoid increased vulnerability to the range of impacts arising from climate change. When new development is brought forward in areas which are vulnerable, care should be taken to ensure that risks can be managed through suitable adaptation measures, including through the planning of green infrastructure. Inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk, but where development is necessary, making it safe without increasing flood risk elsewhere.

7.57 Policy 5.12 of the London Plan outlines that The Mayor will work with all relevant agencies including the Environment Agency to address current and future flood issues and minimise risks in a sustainable and cost effective way.

7.58 Policy EQ3 of the Local Plan outlines that the Council will ensure that flood risk is reduced by ensuring that developments are located appropriately and incorporate any necessary flood resistance and resilience measures. In addition, surface water will be managed through an increased emphasis on sustainable urban drainage.

7.59 Any proposed development should also address the Borough’s Strategic Flood Risk Assessment.

7.60 The Chiswick School site is situated 450m from the river Thames at its nearest point and within Flood Zone 3a (high probability - 1 in 100 or greater annual probability of river flooding). A comprehensive flood risk assessment has been submitted with the application. The Environment Agency were also consulted in relation to flood risk.

7.61 The flood risk assessment finds that the site benefits from flood defences in the form of the Thames Barrier and also additional localised river bank flood defences. As such, it would likely require overtopping of such defences for the site to be at risk of flooding. This likelihood is outlined as low within the flood risk assessment.

7.62 Nevertheless, the applicant has recognised that if overtopping did occur, the site would be vulnerable to maximum flood waters for 2100 of 5.48m above ordnance datum. The Environment Agency has recommended that floor levels within the building are set higher than this level. This would equate to around 1.2-1.5m above ground level at the site. The applicant has outlined that this would be impractical given the low likelihood of such an event and given that existing buildings at the site maintain floor levels 0.15m above ground level.

7.63 The flood risk assessment however continues to recognise the sensitivity of the location and outlines a number of measures which could be utilised in aid of flood resistance and resilience. These include the specification of flood resistant materials at lower levels within the building, including quick drying plaster. Also it is recommended that any new electrical equipment and cabling is sited at least 600mm above the maximum predicted flood water level for 2100. It is outline that where possible, electronic equipment, valuable items and data storage should be located on the first floor of the building. The Environment Agency also point out that in emergency situations, the first floor of the building could be utilised as it would be above flood levels.

7.64 The flood risk assessment also recommends surface water is managed through use of sustainable urban drainage systems (SUDS). The applicant has addressed the SUDS hierarchy which sets out the preferred method of selecting which sustainable drainage system should be used. Preference has been given to rainwater storage for later use followed by infiltration. The development proposes the inclusion of a soakaway for both the hall extension and two storey teaching block drainage systems.

7.65 The proposed development has given due consideration to localised flood risk and has recommended a series of resistance, resilience and mitigation measures against both river flooding and in relation to surface water management. The development would be conditioned to be implemented in line with the findings and recommendations outlined within the flood risk assessment. Given these factors, the development would comply with Policy 5.12 of the London Plan and Policy EQ3 of the Hounslow Local Plan.

7.66 COMMUNITY INFRASTRUCTURE LEVY

7.67 Some new developments granted planning permission on or after 1st April 2012 will be liable to pay Community Infrastructure Levy (CIL) to the Mayor of London with respect to the funding of Crossrail. This is at the rate of £35 per m2 of new floor space where the net floor area increase exceeds 100 m2, or where a new unit is created.

7.68 The development would not be CIL Liable.

8.0 EQUALITIES DUTIES IMPLICATIONS

8.1 The Council has to give due regard to its Equalities Duties and in particular with respect to its duties arising pursuant to the Equality Act 2010, section 149. Following a relevance test it is considered that there will be no specific implications with regard to the Council’s duty in respect of its equalities duties and that if approving or refusing this proposal the Council will be acting in compliance with its duties.

9.0 CONCLUSION

9.1 The proposed development would be located within the existing built parameters of the school, close to existing buildings and would be designed such that any harm to the metropolitan open land would be minimal.

9.2 Furthermore, the pressure for school expansion would represent exceptional circumstances.

9.3 The development would be a complementary addition to the appearance and character of the school site and would result in no harm to the heritage assets of the Chiswick House Conservation Area.

9.4 The development would contribute considerably to the environmental quality of the school site and provide pupils with higher quality and modern facilities.

9.5 The development would not harm the living conditions of surrounding neighbours and received no objections following consultation.

9.6 The development would encourage pupils and staff alike, to utilise more sustainable and active modes of transport to reach the school site, whilst not resulting in a detrimental impact upon the surrounding transport network.

9.7 The development would be built to high levels of energy efficiency and utilise renewable energy sources.

9.8 The development would utilise appropriate flood resistance and resilience measures to minimise flood risk.

9.9 Thereby, the proposed development would comply with all relevant national, London and local planning policies and it is recommended that permission is granted subject to conditions.

10.0 RECCOMMENDATION:

Planning permission is granted subject to any direction from the Mayor of London and the following conditions.

10.1 CONDITIONS

1 A1A Time Limit

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

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

2 B4 Materials – Samples

Notwithstanding the details shown on the drawings hereby approved, full particulars of item ‘a’ and ‘b’ below shall be submitted to and approved by the Local Planning Authority in writing prior to commencement of development unless non material changes are otherwise agreed in writing by the Local Planning Authority. The development shall not be carried out otherwise than in accordance with the details thus approved.

a. Bricks; b. Cladding c. Windows; d. Doors; e. Render Details; f. Roof materials; g. Photovoltaic cells; h. Vehicular gates;

Reason: In order that the Council may be satisfied as to the details of the development in the interests of the visual amenity of the area and to satisfy the requirements of policies CC1 (Context and Character), CC2 (Urban Design and Architecture) and CC4 (Heritage) together with Policies 7.4, 7.6 and 7.8 of the London Plan 2015.

3 B5 Detailed Applications

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

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

4 C14 The proposed school building shall be used for a school and for no other purpose (including any other purpose in Class D1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification). Reason: The Council is satisfied that the use hereby approved would not result in detriment to adjoining properties but would wish to control future changes of use within the same use class in the interests of amenity.

5 C29 Hours of demolition and construction

No demolition or construction work shall take place on the site except between the hours of 8:00am to 6:00pm Mondays to Friday, 8:00am to 1:00pm on Saturdays, with no work to take place on Sundays and Bank Holidays without the prior agreement of the Local Planning Authority.

Reason: In order to safeguard the amenities of adjoining residential properties in accordance with policies CC1 (Context and Character), CC2 (Urban Design and Architecture) and EQ5 (Noise) of the Local Plan.

6 CC34 Control during construction

While development and associated works are being carried out on site or in the course of preparing the site for development, in order to ensure that no material leaves the site attached to or in a vehicle that might subsequently be deposited on the highway, a wheel-washing system shall be provided to remove all mud, stones and any other extraneous materials from the wheels and chassis’ of any vehicle exiting the site and all loads of construction materials, excavation spoil or other such matter shall be fully covered when they leave the site. The exit from the wheel washing system shall be constructed from a hard, non-porous surfacing material and sited as far away from the exit to the highway as may be possible given the constraints of the site and the surface shall be kept clean at all times. Waste water discharged from the wheel washing system shall be stored and disposed of on site and shall not be discharged into the public sewerage system without prior removal of soil, stones and any other suspended material. Suitable measures to minimise dust nuisance caused by the operations to ensure that no dust or other debris is carried on to adjoining and other properties outside the site shall also be provided in accordance with the guidance at http://www.london.gov.uk/mayor/environment/air_quality/docs/construction-dust-bpg.pdf. Site lighting shall be designed, positioned and directed so as not to intrude on

passing drivers on public highways in a hazardous fashion and so as not to direct light into any windows of properties outside the site.

Start of works on site shall be notified to the Council’s Community Environment Team on 020 8583 5070

Reason: To protect neighbours’ living conditions and the wider local environment and to protect highway safety, and to enable the Council to monitor works on site to ensure that it is carried out in a safe and neighbourly fashion in accordance with adopted Local Plan Policies CC1 (Context and Character), CC2 (Urban Design and Architecture) and EQ4 (Air quality).

7 NON-STD

No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of buildings or associated structures. Reason: In order that the Council may be satisfied as to the details of the development in the interests of the visual amenity of the area and to satisfy the requirements of policies CC1 (Context and Character), CC2 (Urban Design and Architecture) and CC4 (Heritage) together with Policies 7.4, 7.6 and 7.8 of the London Plan 2015.

8 NON-STD

The teaching block and extension hereby approved shall comply with the submitted BREEAM Pre-Assessment dated 5th November 2015. Reason: To ensure that the development complies with the relevant BREEAM regulations.

9 NON-STD

Prior to the commencement of work on site, details of covered and secure cycle parking facilities shall be submitted to and approved by the Local Planning Authority. Reason: This condition is required to be pre commencement to ensure cycle parking is secure and accessible to all users in line with Policy 6.3 of the London Plan and Policy EC2 of the Hounslow Local Plan.

10 NON-STD

Works will be carried out in line with the findings and recommendations outlined within the submitted arboricultural assessment dated 15/09/2014. Reason: To safeguard the visual amenity of the site and surrounding conservation area in line with London Plan Policy 7.8 and 7.21 and Local Plan Policies CC1 (Context and Character), CC2 (Urban Design and Architecture), CC4 (Heritage), GB4 (The green infrastructure network) and GB7 (Biodiversity).

11 NON-STD

The buildings shall not be occupied until comprehensive details in relation to the proposed photovoltaic array, including the location, position and specification of photovoltaic panels are submitted and approved in writing by the Local Planning Authority. Reason: This condition is required prior of occupation to ensure that the proposed photovoltaic units would be sited appropriately in the interests of visual amenity and in compliance with Policies 7.4, 7.6 and 7.8 of the London Plan 2015 and CC1 (Context and Character), CC2 (Urban Design and Architecture) and CC4 (Heritage) of the Local Plan.

12 NON-STD

The footway and carriageway of Great Chertsey Road must not be blocked during the construction and maintenance of the proposal. The construction of the proposal should not at any point encroach on the clear space needed to maintain the safe and uninterrupted flow of road users and pedestrians. Reason: To ensure the safe and continuous flow of the Transport for London Road Network in line with London Plan Policy 6.3 and Local Plan Policy EC2 (Developing a sustainable local transport network).

13 NON-STD

With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921. Reason: To ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

14 NON-STD

The development hereby granted planning permission will be implemented in line with the flood resistance and resilience recommendations, including the scheme of sustainable urban drainage outlined within the submitted flood risk assessment dated: 17/09/2015. Reason: To ensure that the risk of flooding and any resultant flood damage is minimised in line with London Plan Policy 5.12 and Local Plan Policy EQ3 (Flood Risk and Surface Water Management).

10.2 INFORMATIVES:

1 Granted, in accordance with pre-app advice

To assist applicants, the London Borough of Hounslow has produced planning policies and written guidance, which are available on the Council’s website. The Council also offers a pre-application advice service. In this case, the scheme was submitted in accordance with guidance following pre application discussions.

2 In relation to the wheel washing system specified above, the preferred distance between the wheel wash and the exit to the highway is 100 metres, although it is recognised that the constraints of the site may not make this practical.

If site staff are instructed by a Council Officer to stop vehicle movements to and from the site if any incidents occur, they must comply with the instructions. For any further advice, contact the Council’s Community Environment Team on 020 8583 5070.