Planning Applications PDF 1 MB - Meetings, agendas and minutes

London Borough Of Hammersmith & Fulham 

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Planning Applications Committee 

Agenda for 31st July 2013 

Index of Applications, Enforcement Actions, Advertisements etc. 

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WARD: SITE ADDRESS: PAGE: 

REG NO: 

Sands End 

2013/02622/FR3 

Sands End 

2013/02623/CACHF 

Shepherd's Bush Green 

2013/01768/FUL 

Wormholt And White 

City 

2013/00643/FUL 

Watermeadow Court Land Including Charlow Close 

And Bounded By Potters Road And Watermeadow 

Lane London 

Watermeadow Court Land Including Charlow Close 

And Bounded By Potters Road And Watermeadow 

Lane London 

Westfield London Shopping Centre Ariel Way 

London 

Pope John School Commonwealth Avenue White 

City Estate London W12 7QR 

6 

20 

24 

48 


2013/01084/FUL 


2013/01085/CAC 

Hammersmith Park South Africa Road London 78 

Hammersmith Park South Africa Road London 106 

Ravenscourt Park 

2013/01619/FUL 

Palco House 11 - 21 Beavor Lane London W6 

9AR 

110 

Avonmore And Brook 

Green 

2013/01865/FR3 

Avonmore And Brook 

Green 

2013/01866/CACHF 

Spring Vale Estate Ceylon Road London W14 0PY 134 

Spring Vale Estate Ceylon Road London W14 0PY 160

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Ward: Sands End 

Site Address: 

Watermeadow Court Land Including Charlow Close And 

Bounded By Potters Road And Watermeadow Lane London 

© Crown Copyright. All Rights Reserved. London Borough Hammersmith and Fulham LA100019223 (2013). 

For identification purposes only - do not scale. 

Reg. No: 

2013/02622/FR3 

Date Valid: 

27.06.2013 

Case Officer: 

Faye Mesgian 

Conservation Area: 

Sands End Conservation Area - Number 41 

Committee Date: 

31.07.2013

Applicant: 

LBHF 

Mr Neil Kirby 3rd Floor, Extension King Street London 

W6 9JU 

Description: 

Demolition of all the existing buildings; and the implementation of a landscaping scheme 

to include a 1.8m high fence for a temporary period of up to 18 months 

Drg Nos: SK-04; andSK-03 Rev B 

SK-03 Rev B; andSK-04 

Application Type: 

Full Regulation 3 - LBHF is Developer 

Officer Recommendation: 

Subject to there being no contrary direction from the Secretary of State that the 

application be approved pursuant to Regulation 3 of the Town and Country Planning 

General Regulations 1992 subject to the condition(s) set out below: 

1) The development hereby permitted shall not commence later than the expiration of 

3 years beginning with the date of this planning permission. 

Condition required to be imposed by section 91(1)(a) of the Town and Country 

Planning Act 1990 (as amended by section 51 of the Planning and Compulsory 

Purchase Act 2004). 

2) The development shall not commence prior to the submission and approval in 

writing by the Council of details of the design and appearance of the boundary 

treatment which shall then be provided in accordance with the approved details. 

The boundary treatment shall thereafter be retained in its approved form. 

In order to ensure full compliance with the planning application hereby approved 

and to prevent harm arising through deviations from the approved plans, in 

accordance with Borough wide Strategic Policy BE1 of the Core Strategy and 

Policies DM G3 and DM G7 of the Development Management Local Plan. 

3) The development shall not commence prior to the submission and approval in 

writing by the Council of details of the landscaping planting schedule and 

landscaping management strategy. The landscaping/planting shall be carried out 

in accordance with the approved details in the next winter planting season 

following the commencement of the demolition works. 


and to ensure a satisfactory external appearance, in accordance with Borough 

wide Strategic Policy BE1 of the Core Strategy and Policies DM G3 and DM G7 of 

the Development Management Local Plan. 

4) Prior to commencement of the development hereby approved, a demolition 

method statement shall be submitted to and approved in writing by the Council.

Details shall include control measures for dust, noise, vibration, lighting, 

delivery/collection locations, restriction of hours of work and all associated 

activities audible beyond the site boundary to 0800-1800hrs Mondays to Fridays 

and 0800-1300hrs on Saturdays, advance notification to neighbours and other 

interested parties of proposed works and public display of contact details including 

accessible phone contact to persons responsible for the site works for the duration 

of the works. Approved details shall be implemented throughout the project 

period. 

To ensure that the amenity of occupiers of surrounding premises is not adversely 

affected by noise, vibration, dust, lighting or other emissions from the building site, 

in accordance in accordance with Policies DM H5, DM H6, DM H8, DM H9, DM 

H10 and DM H11 of the Development Management Local Plan. 

5) Prior to commencement of the development hereby approved, a construction 

logistics plan shall be submitted to and approved in writing by the Council. This 

should include details of the proposed routing of vehicles to and from the site for 

demolition and construction purposes, vehicle entry and egress from the site, and 

any other activities on the public highway in order to demonstrate that construction 

materials can be delivered, and waste removed in a safe, efficient and 

environmentally-friendly way, The construction logistics plan should also identify 

how deliveries could be reduced, re-timed or even consolidated, particularly during 

peak periods. 

In order to reduce congestion on local roads and ease pressure on the 

environment in accordance with policy DM J1 of the Development Management 

Local Plan. 

6) No advertisements or signage shall be displayed on any elevation of the 

development, unless full details of proposed advertisements or signage has been 

submitted and approved in writing by the Council. 

In order to ensure a satisfactory appearance of the development and to prevent 

harm to the street scene and the conservation area in accordance with Policies 

DM G7 and DM G8 of the Development Management Local Plan (2013). 

7) No development shall commence until a preliminary risk assessment report is 

submitted to and approved in writing by the Council. This report shall comprise: a 

desktop study which identifies all current and previous uses at the site and 

surrounding area as well as the potential contaminants associated with those 

uses; a site reconnaissance; and a conceptual model indicating potential pollutant 

linkages between sources, pathways and receptors, including those in the 

surrounding area and those planned at the site; and a qualitative risk assessment 

of any potentially unacceptable risks arising from the identified pollutant linkages 

to human health, controlled waters and the wider environment including ecological 

receptors and building materials. All works must be carried out in compliance with 

and by a competent person who conforms to CLR 11: Model Procedures for the 

Management of Land Contamination (Defra 2004) or the current UK requirements 

for sampling and testing. 

To ensure that no unacceptable risks are caused to humans, controlled waters or 

the wider environment during and following the development works, in accordance

with Borough Wide Strategic Policy CC4 of the Core Strategy and policies DM H7 

and H11 of the Development Management Local Plan. 

8) No development shall commence until a site investigation scheme is submitted to 

and approved in writing by the Council. This scheme shall be based upon and 

target the risks identified in the approved preliminary risk assessment and shall 

provide provisions for, where relevant, the sampling of soil, soil vapour, ground 

gas, surface and groundwater . All works must be carried out in compliance with 





the wider environment during and following the development works, in accordance 



9) Unless the Council agree in writing that a set extent of development must 

commence to enable compliance with this condition, no development shall 

commence until, following a site investigation undertaken in compliance with the 

approved site investigation scheme, a quantitative risk assessment report is 

submitted to and approved in writing by the Council. This report shall: assess the 

degree and nature of any contamination identified on the site through the site 

investigation; include a revised conceptual site model from the preliminary risk 

assessment based on the information gathered through the site investigation to 

confirm the existence of any remaining pollutant linkages and determine the risks 

posed by any contamination to human health, controlled waters and the wider 

environment. All works must be carried out in compliance with and by a competent 

person who conforms to CLR 11: Model Procedures for the Management of Land 

Contamination (Defra 2004) or the current UK requirements for sampling and 

testing. 







commence until, a remediation method statement is submitted to and approved in 

writing by the Council. This statement shall detail any required remediation works 

and shall be designed to mitigate any remaining risks identified in the approved 

quantitative risk assessment. All works must be carried out in compliance with and 

by a competent person who conforms to CLR 11: Model Procedures for the 






and H11 of the Development Management Local Plan.



commence until the approved remediation method statement has been carried out 

in full and a verification report confirming these works has been submitted to, and 

approved in writing, by the Council. This report shall include: details of the 

remediation works carried out; results of any verification sampling, testing or 

monitoring including the analysis of any imported soil; all waste management 

documentation showing the classification of waste, its treatment, movement and 

disposal; and the validation of gas membrane placement. If, during development, 

contamination not previously identified is found to be present at the site, the 

Council is to be informed immediately and no further development (unless 

otherwise agreed in writing by the Council) shall be carried out until a report 

indicating the nature of the contamination and how it is to be dealt with is 

submitted to, and agreed in writing by, the Council. Any required remediation shall 

be detailed in an amendment to the remediation statement and verification of 

these works included in the verification report. All works must be carried out in 

compliance with and by a competent person who conforms to CLR 11: Model 

Procedures for the Management of Land Contamination (Defra 2004) or the 

current UK requirements for sampling and testing. 







commence until an onward long-term monitoring methodology report is submitted 

to and approved in writing by the Council where further monitoring is required past 

the completion of development works to verify the success of the remediation 

undertaken. A verification report of these monitoring works shall then be submitted 

to and approved in writing by the Council when it may be demonstrated that no 

residual adverse risks exist. All works must be carried out in compliance with and 








13) The temporary landscaping and boundary treatment hereby approved shall be 

replaced within 18 months of the date of commencement of development with a 

more permanent proposal unless otherwise agreed in writing with the Council. 

Before such time, details of a permanent replacement scheme shall be submitted 

for approval to the Council. 

Reason: In order to ensure a satisfactory long term development is secured which 

enhances the street scene and the conservation area in accordance with Policies 

DM G1 and DM G7 of the Development Management Local Plan (2013).

14) To submit details of a permanent replacement scheme to the Council for approval 

within 15 months of the date of the planning permission unless otherwise agreed 

in writing with the Council. 

Reason: In order to ensure a satisfactory long term development is secured which 

enhances the street scene and the conservation area in accordance with Policies 

DM G1 and DM G7 of the Development Management Local Plan (2013). 

Justification for Approving the Application: 

1) Justification 

1. Demolition: The proposal represents a high quality landscaping scheme which 

would enhance the character and appearance of the conservation area. The 

development is therefore considered to be acceptable in accordance with Policies 

7.1, 7.2, 7.3, 7.4, 7.5, 7.6 and 7.8 of the London Plan (2011) and policy BE1 of the 

Core Strategy and Polices DM G7, DM G1 and DM E4 of the Development 

Management Local Plan (2013). 

2. Design: The proposal represents a high quality development which would make 

a positive contribution to the public realm and enhances the character and 

appearance of the conservation area. The development is therefore considered to 

be acceptable in accordance with Policies 7.1, 7.2, 7.3, 7.4, 7.5, 7.6 and 7.8 of the 

London Plan (2011) and policy BE1 of the Core Strategy and Polices DM G7, DM 

G1 and DM E4 of the Development Management Local Plan (2013) 

3. Flood Risk: A Flood Risk Assessment (FRA) has been submitted and has 

considered risks of flooding to the site and adequate preventative measures have 

been identified and secured. The development is therefore considered to be 

acceptable in accordance with the NPPF and London Plan Policy 5.12 and Core 

Strategy Policies CC1 and CC2. 

4. Temporary loss of housing (including affordable housing): Although London 

Plan Policy 3.14 seeks to retain existing housing in London, London Plan Policy 

3.4 seeks to optimise housing potential. In this regard the quality of the existing 

housing on site is poor and redevelopment of the Site would enable the provision 

of better quality, fit for purpose housing whilst optimising the potential of the site 

which has been indentified in the SHLAA as having potential for an approximate 

50% increase in capacity. Increasing the density on site would be more 

sustainable in line with the objectives of the NPPF. The demolition would assist 

and accelerate a future housing scheme coming forward in 2014 and the Council 

have sufficient comfort from the advanced stage of the Council's JV programme 

that this will occur. 

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LOCAL GOVERNMENT ACT 2000 

LIST OF BACKGROUND PAPERS 

All Background Papers held by Michael Merrington (Ext: 3453): 

Application form received: 24th June 2013 

Drawing Nos: see above

Policy documents: The London Plan 2011 

Core Strategy 2011 

Development Management Local Plan July 2013 

Planning Guidance Supplementary Planning Document July 2013 

Consultation Comments: 

Comments from: 

Environment Agency - Planning Liaison 

Fulham Society 

Dated: 

05.07.13 

03.07.13 

Neighbour Comments: 

Letters from: 

Dated: 

1.0 SITE CONTEXT 

1.1 The Site covers an area of approximately 0.48 hectares and accommodates 

Watermeadow Court which is owned by the London Borough of Hammersmith and 

Fulham (LBHF). Watermeadow Court originally comprised 80 flats with 61 tenants and 

19 leaseholders. The Site was determined by LBHF's Cabinet in 2008 to be `surplus to 

Community Services Department requirements'. Following the Council's decision in 

2008, the building has been decanted of all but one tenant. Full vacancy of 

Watermeadow Court is expected Autumn 2013. 

1.2 Watermeadow Court is arranged within two blocks of three and four stories in 

height. The buildings are located around a central amenity and parking area. The 

properties, constructed in the 1980s are constructed of brick and have pitched tiled 

roofs. The buildings have little architectural merit and now appear dated having become 

an unsightly feature in the local townscape. 

1.3 The Site is located within the Thames Policy Area, and Zone 3 flood risk area 

(high flood risk). The Site is not located within an Archaeological Priority Area or within 

a strategic viewing corridor, and none of the buildings are statutory or locally listed. 

There are a number of trees and shrubs on the Site which are considered to have little 

amenity value. The Public Transport Accessibility Level (PTAL) rating for the Site is 

PTAL 3, representing a medium public transport accessibility level. 

1.4 Watermeadow Court site is located within the Sands End Conservation Area, 

which was designated in March 1991. A profile of the Conservation Area, produced in 

1999, after the construction of Watermeadow Court, noted that there are `no buildings 

or structures of merit on site'. No buildings on site are listed or included on the Local 

Register of Buildings of Merit. 

SURROUNDING AREA 

1.5 The Site is bound by Townmead Road, Watermeadow Lane and Potters Road. 

Charlow Close is the main pedestrian and vehicular access into the Site. The Site is 

located within the South Fulham Riverside Area near the southern edge of Imperial 

Wharf and is within a short walking distance of the River Thames and approximately 20

minutes walk to Fulham Town Centre. The closest public transport nodes are Imperial 

Wharf rail and overground station and Fulham Broadway underground station. 

1.6 The opposite side of Townmead Road is characterised by two storey Victorian 

Terrace dwellings. To the south across Watermeadow Lane is the Chelsea Harbour 

Club, comprising outdoor tennis courts and a four storey building with a warehouse type 

appearance. To the east of the site between Potters Road and William Morris Way is 

Quayside Lodge, a three storey office building. The Imperial Wharf development 

adjoins the site to the north east and contains four storey terrace dwellings, plus 

mansard roof accommodation. 

2.0 PLANNING HISTORY 

2.1 There is no relevant planning history for the Site. 

3.0 BACKGROUND AND PROPOSALS 

3.1 In 2008, Watermeadow Court was declared surplus to requirements by the Council 

and was identified as a site suitable for disposal. This was because the building 

provided sub-standard living accommodation particularly in relation to the size of the 

properties and the internal circulation space. Furthermore, the Council is aware of 

potential ground contamination issues on site. Having a cleared site would enable the 

Council to carry out further below ground investigative work. Following the Council's 

decision in 2008, the building has been decanted of all but one resident leaseholder. 

The Council is currently negotiating with this leaseholder and full vacancy is expected in 

Autumn 2013. 

3.2 Demolition of Watermeadow Court was agreed in principle by the Council at a 

Cabinet meeting on 12th November 2012. The main reasons for this are outlined 

below: 

• Stop repeat incidents of squatting and fly tipping 

• Allow for more detailed intrusive site surveys to be undertaken in terms of 

ground contamination 

• Accelerate the development programme following the establishment of the 

Housing and Regeneration Joint Venture (JV) vehicle 

• Reduce the ongoing management and security costs 

3.3 In November 2012, Cabinet also agreed to market the Site as one of the first 

Opportunity Sites for the Housing and Regeneration Joint Venture vehicle. It is 

anticipated that the Council will identify a preferred private sector partner for the Joint 

Venture in September 2013 and appoint one in January 2014. As part of the private 

sector partner procurement process, the Bidders are developing proposals for 

redevelopment of the Site for residential purposes and a planning application is 

expected to be submitted in Spring 2014. The current programme for the demolition is 

completion during December 2013. It is anticipated that the residential redevelopment 

proposal will commence early 2015 with completions in late 2016 (subject to planning 

permissions).

Proposals 

3.4 In advance of the redevelopment proposals coming forward in 2014, this planning 

application proposes the demolition of all the existing buildings on site and the 

subsequent implementation of a landscaping scheme, with a 1.8m green screen fence 

for a temporary period of up to 18 months. Having a cleared site will also enable below 

ground investigative works to take place in order to establish the extent of ground 

contamination. 

3.5 The main elements of the landscaping proposal include high quality planting, 

with a 1.8m high green screen fence, incorporating the following details: 

• A 1.8m high green screen fence comprised of a weldmesh fence with pregrown 

ivy screen which will form a living screen wall around all three sides of 

the site 

• Access to the Site will be as existing from Townmead Road where gates will 

replace the green screen fence 

• A 5m deep planting bed with lower growing ground cover planting along the 

edge nearest the public footpath is proposed around all three sides of the site. 

The back of the planting bed will contain larger shrubs 

• A double row of street trees approximately 4m in height will be planted within 

the planting bed 

• In four locations a line of trees will be planted extending into the site so as to 

provide a depth of planting within the Site 

• At the junction of Townmead Road and Watermeadow Lane, a small public 

space will be created providing a feature within the wider public realm. This 

area will incorporate benches and a paved area 

• Part of the planting will be located in timber planters where tree and shrub 

planting is proposed over the existing concrete slab foundation 

• The proposed landscaping will also retain the existing trees that are located 

along the top of the western boundary of the site 

3.6 Details submitted: 

Drawings SK-03 Rev B & SK-04 

4.0 PUBLICITY AND CONSULTATION 

4.1 The application has been advertised by way of a site notices and a press advert. 

In addition, individual notification letters were sent to neighbouring properties. 

4.2 The application has generated no objection letters from local residents. 

4.3 The Fulham Society made the following comments: 

• Replacing the existing poorly designed buildings is a positive step 

• Raised concerns over the loss of housing (particularly affordable housing) 

The Fulham Society also made reference to a previous representation which made the 

following comments: 

• Agreed the buildings in their current form had little or no merit historically or 

architecturally and that there was not issue in removing them 

• Raised concerns relating to the loss of social housing and the lack of clarity 

around a future development scheme coming forward

• Raised a number of queries relating to the remaining resident on site and the 

proposed tenure of any future scheme 

4.4 English Heritage raised no objections to the proposals. 

4.5 The Environment Agency raised no objections to the proposals. 

5.0 PLANNING ISSUES 

5.1 The main planning issues are considered to be demolition of a building within a 

conservation area; temporary loss of housing (including affordable housing); design 

(including public realm and trees); and flood Risk. 

Demolition of buildings within a conservation area 

5.2 The NPPF advocates a positive strategy for conserving and enhancing the historic 

environment, taking account of (amongst other things) the desirability of new 

development to make a positive contribution to local character and distinctiveness. 

Paragraph 137 of the NPPF says that Local Authorities should look for opportunities for 

new development within Conservation Areas to enhance or better reveal their 

significance. 

5.3 Paragraph 138 of the NPPF says that the loss of buildings which make a positive 

contribution to a conservation area should not be permitted. However, Paragraph 138 

also notes that not all elements will necessarily contribute to the conservation area. 

Furthermore, Paragraph 135 says that a balanced judgement will be required having 

regard to the scale of any harm or loss and the significance of a non-designated 

heritage asset. 

5.4 Paragraph 136 of the NPPF says that local planning authorities should not permit 

the loss of the whole or part of a heritage asset without taking all reasonable steps to 

ensure new development will proceed after the loss has occurred. In this regard, 

officers have considered the current contribution the buildings make to the conservation 

area as a `heritage asset' and the redevelopment programme that is in place to provide 

a replacement housing scheme. The landscaping proposal, while planned as an interim 

measure, would nonetheless result in the removal of unsightly buildings and enhance 

the character and appearance of the conservation area. 

5.5 When considering development proposals in Conservation Areas, London Plan 

Policy 7.8 states that development affecting heritage assets and their settings should 

conserve their significance. 

5.6 Core Strategy Policy BE1 requires all new development to create a high quality 

urban environment that respects the surrounding setting, including heritage assets 

which protects and enhances conservation areas. Policy DM G7 of the Development 

Management Local Plan seeks to protect, restore or enhance the quality, character, 

appearance and setting of conservation areas. 

5.7 The Sands End Conservation Area Character Profile describes the special 

character of the Sands End Conservation Area, identifying buildings of note, historic 

facts and showing how the buildings, open spaces and streets work together to create 

an environment worthy of protection. The main feature within the conservation area,

and the principle elements in defining the character, are the river itself, the riverbank 

and the views along and across the Thames. Many of the historic buildings within the 

conservation area of architectural merit have an industrial character which represents 

the history of the area. 

5.8 The Heritage Statement that accompanied the planning application considered the 

relevant heritage assets which contribute to the conservation area. Officers agree with 

the Report's assessment that the buildings at Watermeadow Court are of no 

architectural or historic interest and are located some distance from those elements 

which contribute positively to the character and appearance of the conservation area. 

Accordingly the report states that the application site does not make a positive 

contribution to the significance of this part of the conservation area. Furthermore, the 

existing buildings on site do not engage with the street edge in a coherent or 

appropriate manner and therefore have a poor relationship with the street scene, with 

limited hard and soft landscaping. In line with paragraphs 138 and 129 of the NPPF the 

existing buildings have therefore been assessed for their significance and it is 

recognised that no harm to the conservation area would occur as a result of the 

proposed demolition. English Heritage has been consulted on the proposals and has 

raised no objection to the proposed demolition. The Fulham Society also made 

representations on the application and confirmed that replacing the existing poorly 

designed buildings would be a positive step. 

5.9 Council officers are also of the opinion that the building design has a lack of 

architectural detailing and interest, using poor quality materials. Officers consider the 

existing architectural style to be poor and out of character with the wider conservation 

area. Furthermore, in order to prevent squatting and vandalism within the existing 

buildings, the windows have been bricked up. This is considered to add to the 

detrimental visual impact of the existing buildings on the character and appearance of 

the conservation area. Removal of all buildings on Site would therefore improve the 

current situation and would also provide the opportunity to visually enhance the area in 

the short term by way of landscaping and in the long term when the redevelopment 

proposals come forward in early 2014. The proposals are therefore considered to be in 

line with Paragraph 137 of the NPPF as set out above. 

5.10 Whilst security measures have been put in place at the Site, the Site has been 

subject to significant fly tipping over recent years giving the general perception of a 

deprived and deteriorating area. This has had a negative impact on the character and 

appearance of the conservation area and on this part of the Borough in general. The 

Site has also been subject to squatting in the past which has had an overall detrimental 

impact on the locality and the conservation area. The development proposals are 

specifically designed to improve security at the Site with a view to minimising the 

negative impact fly tipping and squatting has on the visual appearance of the area. The 

proposed landscaping and fencing will therefore provide a much improved situation to 

what is currently on Site. 

5.11 In addition, demolition of the existing buildings would enable below ground 

investigative survey work to be undertaken in order to establish the extent of any ground 

contamination. Although the level of ground contamination is currently unknown, the 

Site's history indicates the potential for significant ground contamination. Demolition of 

the existing buildings would assist this survey work, thereby minimising delay to the 

construction programme, ensuring the comprehensive redevelopment of the Site at the 

earliest opportunity and in line with the JV timetable.

5.12 Although most applications for demolition in a conservation area would normally 

be accompanied by an application for a replacement scheme, the circumstances in this 

particular case, are considered unique in that LBHF are the landowners and Officers are 

therefore confident that a subsequent redevelopment proposal will come forward during 

2014 as part of the JV. Allowing early demolition of the buildings in this case is 

considered acceptable because it would assist in the below ground investigative work 

required on site. Furthermore, the existing buildings are unsightly and not fit for 

purpose and allowing early demolition of the buildings would accelerate the construction 

programme, thereby ensuring that a replacement scheme is completed at the earliest 

possible date. Preventing squatting and fly tipping and associated problems by 

securing the Site and the proposed high quality landscaping scheme would enhance the 

character and appearance of the conservation area in the short term. 

5.13 In summary, the existing buildings are unsightly and prone to squatting and fly 

tipping. Their demolition and replacement with (largely boundary) landscaping is 

considered to protect and enhance the character and appearance of the conservation 

area. Enabling early demolition would accelerate the construction programme allowing 

for below ground investigative works to take place prior a subsequent planning 

approval. As Officers are confident that a subsequent housing proposal will come 

forward during 2014 as part of the JV, allowing early demolition of the buildings in 

advance of a replacement scheme is therefore deemed acceptable in this case. 

Temporary loss of housing (including affordable housing) 

5.14 Paragraph 49 of the NPPF states that housing applications should be considered 

in the context of the presumption in favour of sustainable development. 

5.15 London Plan Policy 3.3 sets out the Boroughs housing target and Core Strategy 

Policy H1 and Development Management Local Plan Policy DM A1 aim to exceed the 

London Plan housing targets. London Plan Policy 3.14 and Core Strategy Policy H1 

seek to prevent the loss of existing housing, including affordable housing, except where 

replacement housing is being proposed at the same or higher densities. 

5.16 Core Strategy Policy SFR sets out the vision for the regeneration of the South 

Fulham Riverside area and seeks to deliver 2, 200 additional dwellings by 2032 and 300 

to 500 jobs in this part of the borough. 

5.17 The LBHF Strategic Housing Land Availability Assessment identifies the potential 

of the Site to accommodate at least 120 units. This is an increase of 40 units compared 

with the existing development which represents a 50% increase in residential units. The 

Site is also identified in the South Fulham Riverside SPD. This provides a robust 

planning policy context for future residential development of the Site. 

5.18 Watermeadow Court is recognised by the Council as providing substandard 

housing accommodation, particularly in relation to the size of the units and the internal 

circulation space. For these reasons Watermeadow Court has been identified as 

surplus to requirements and has been subsequently decanted with only one leaseholder 

remaining on the Site. 

5.19 Although demolition of the existing buildings would constitute a loss of housing, 

Watermeadow Court is not fit for purpose and requires replacement. Therefore, its 

demolition would facilitate and assist a replacement housing scheme. Any new housing

would have to be built to current housing design guidelines and standards and could 

fully optimise the contribution the site makes to meeting housing need and demand in 

the Borough by increasing the capacity by approximately 50%. 

5.20 The demolition of the existing buildings would enable below ground investigative 

survey work to be undertaken in order to establish the extent of any ground 

contamination. Having a cleared site would speed up the council's JV development 

process enabling construction to commence at the earliest opportunity. 

5.21 In summary, the established use of the site and the planning policy context 

remains in favour of residential development. The current housing is vacant (save for 

one leaseholder) and is no longer fit for occupation. The proposal would assist a 

housing redevelopment scheme coming forward in the near future allowing the 

investigative site works to commence providing certainty and speeding up the overall 

construction programme. The new housing would be built to current housing standards 

and should fully optimise the site. 

Design (including public realm and trees) 

5.22 The NPPF (paragraph 56) states that the Government attaches great importance 

to the design of the built environment. Good design is a key aspect of sustainable 

development, is indivisible from good planning, and should contribute positively to 

making places better for people. 

5.23 London Plan Policies 7.1, 7.4, 7.5 and 7.6 require new developments to respond 

to the surrounding scale and setting to provide high quality design and public realm that 

makes a positive contribution to the immediate, local and wider area. Policy 7.3 

requires new development to design out crime. 

5.24 Core Strategy Policy BE1 requires the creation of a high quality urban 

environment, which enhances the townscape and heritage assets and respects the local 

character and context. The character and appearance of the boroughs Conservation 

Areas should also be protected and enhanced. Policy DM G1 of the Development 

Management Local Plan builds on the above mentioned policies, seeking development 

which is of a high standard of design and compatible with the scale and character of 

existing development and Policy DM G1 of the Development Management Local Plan 

seeks to protect, restore or enhance the quality, character, appearance and setting of 

conservation areas. 

5.25 The proposed landscaping takes the form of different layers, with low and medium 

level shrub planting creating a human level environment in the foreground. A small 

public open space is proposed at the junction of Townmead Road and Watermeadow 

Lane where seating would be provided. Views along the street will be enhanced with 

two rows of street trees of differing species, adding depth and height to the planting. 

Four `fingers' of planting will extend into the site adding interest from the more distant 

views and giving the impression that the planting extends beyond the boundary into the 

Site. 

5.26 Policy DM E4 of the Development Management Local Plan promotes greening of 

the Borough and aims to enhance biodiversity and green infrastructure by way of 

retaining existing trees and planting new ones. In this regard the existing trees on the

western boundary will be retained and the proposed development includes a significant 

number of new trees. 

5.27 The existing buildings at Watermeadow Court are considered to be of poor design, 

providing a low quality urban environment. They have a poor relationship with the 

surrounding context, providing limited opportunity for landscaping and public realm 

improvements. The proposed demolition and landscaping are considered to enhance 

the townscape and, due to the level of tree planting, offers significant greening and 

improvements to the street scene. 

5.28 The landscaping proposals are considered to comply with the relevant regional 

and local planning policies, providing a high quality scheme that will protect and 

enhance the character and appearance of the conservation area. 

Flood Risk 

5.29 The NPPF outlines that inappropriate development in areas at risk of flooding 

should be avoided by directing development away from areas at highest risk. London 

Plan Policy 5.12 states that new development must comply with the flood risk 

assessment and management requirements of the former PPS25 (Development and 

Flood Risk) and Core Strategy Policies CC1 and CC2 require new development be 

designed to take account of increasing risks of flooding. 

5.30 A Flood Risk Assessment (FRA) was submitted as part of the application. The 

Environment Agency was consulted on the FRA. The Environment Agency and the 

council raised no objection to the application being approved on the basis that the 

development would result in low risk of flooding. 

Social and Physical Infrastructure and Community Infrastructure Levy 

5.31 Mayoral CIL came into effect in April 2012 and is a material consideration to which 

regard must be had when determining any planning application. The proposed 

development would not be subject to the London-wide community infrastructure levy as 

no new floorspace is being created. However, when the residential scheme comes 

forward in 2014, S106 and CIL are likely to be chargeable. 

6.0 RECOMMENDATION 

6.1 Subject to there being no contrary direction from the Secretary of State That the 


General Regulations 1992 subject to the condition(s) set out above.

--------------------------------------------------------------------------------------------------------------------- 

Ward: Sands End 

Site Address: 

Watermeadow Court Land Including Charlow Close And 

Bounded By Potters Road And Watermeadow Lane London 



Reg. No: 

2013/02623/CACHF 

Date Valid: 

27.06.2013 

Case Officer: 

Faye Mesgian 


: Sands End Conservation Area - Number 41 


31.07.2013

Applicant: 

LBHF 

Mr Neil Kirby 3rd Floor, Extension King Street London 

W6 9JU 

Description: 

Demolition of all the existing buildings. 

Drg Nos: SK-04; andSK-03 Rev B 


Conservation Area Consent LBHF 


Subject to there being no contrary direction from the Secretary of State that the 


General Regulations 1992 subject to the condition(s) set out below: 



Reason: Condition required to be imposed by section 91(1)(a) of the Town and 

Country Planning Act 1990 (as amended by section 51 of the Planning and 

Compulsory Purchase Act 2004). 

2) Prior to commencement of the development hereby approved, a demolition 

method statement shall be submitted to and approved in writing by the Council. 

Details shall include control measures for dust, noise, vibration, lighting, 

delivery/collection locations, restriction of hours of work and all associated 

activities audible beyond the site boundary to 0800-1800hrs Mondays to Fridays 

and 0800-1300hrs on Saturdays, advance notification to neighbours and other 

interested parties of proposed works and public display of contact details including 

accessible phone contact to persons responsible for the site works for the duration 

of the works. Approved details shall be implemented throughout the project 

period. 

Reason: To ensure that the amenity of occupiers of surrounding premises is not 

adversely affected by noise, vibration, dust, lighting or other emissions from the 

building site, in accordance in accordance with Policies DM H5, DM H6, DM H8, 

DM H9, DM H10 and DM H11 of the Development Management Local Plan. 

3) A construction logistics plan is required in respect to the routing of vehicles to and 

from the site for demolition and construction purposes, vehicle entry and egress 

from the site, and any other activities on the public highway in order to 

demonstrate that construction materials can be delivered, and waste removed, in a 

safe, efficient and environmentally-friendly way, identify deliveries that could be 

reduced, re-timed or even consolidated, particularly during peak periods 

Reason: In order to reduce congestion on local roads and ease pressure on the 

environment in accordance with policy DM J1 of the Development Management 

Local Plan.


1) 1. Demolition: The proposal represents a high quality landscaping scheme which 

would enhance the character and appearance of the conservation area. The 

development is therefore considered to be acceptable in accordance with Policies 

7.1, 7.2, 7.3, 7.4, 7.5, 7.6 and 7.8 of the London Plan (2011) and policy BE1 of the 

Core Strategy and Polices DM G7, DM G1 and DM E4 of the Development 


2. Design: The proposal represents a high quality development which would make 

a positive contribution to the public realm and enhances the character and 

appearance of the conservation area. The development is therefore considered to 

be acceptable in accordance with Policies 7.1, 7.2, 7.3, 7.4, 7.5, 7.6 and 7.8 of the 

London Plan (2011) and policy BE1 of the Core Strategy and Polices DM G7, DM 

G1 and DM E4 of the Development Management Local Plan (2013) 

3. Flood Risk: A Flood Risk Assessment (FRA) has been submitted and has 

considered risks of flooding to the site and adequate preventative measures have 

been identified and secured. The development is therefore considered to be 

acceptable in accordance with the NPPF and London Plan Policy 5.12 and Core 

Strategy Policies CC1 and CC2. 

4. Temporary loss of housing (including affordable housing): Although London 

Plan Policy 3.14 seeks to retain existing housing in London, London Plan Policy 

3.4 seeks to optimise housing potential. In this regard the quality of the existing 

housing on site is poor and redevelopment of the Site would enable the provision 

of better quality, fit for purpose housing whilst optimising the potential of the site 

which has been indentified in the SHLAA as having potential for an approximate 

50% increase in capacity. Increasing the density on site would be more 

sustainable in line with the objectives of the NPPF. The demolition would assist 

and accelerate a future housing scheme coming forward in 2014 and the Council 

have sufficient comfort from the advanced stage of the Council's JV programme 

that this will occur. 

--------------------------------------------------------------------------------------------------------------------- 




Application form received: 24th June 2013 

Drawing Nos: see above 




Planning Guidance Supplementary Planning Document July 2013



English Heritage London Region 

Fulham Society 

Dated: 

10.07.13 

03.07.13 


Letters from: 

Dated: 

See 2013/02622/FUL for full Officer's report

--------------------------------------------------------------------------------------------------------------------- 

Ward: Shepherd's Bush Green 

Site Address: 

Westfield London Shopping Centre Ariel Way London 



Reg. No: 

2013/01768/FUL 

Date Valid: 

01.05.2013 

Case Officer: 

Neil Button 



31.07.2013

Applicant: 

Westfield Shoppingtowns Ltd 

C/o Agent 

Description: 

Extension of the existing shopping centre at roof level to comprise additional office 

floorspace (1490.34 sq.m.) (Class B1), relocation of existing plant and addition of new 

plant and other associated works. 

Drg Nos: WL-BGI-M5-80-DR-A-08001, WL-BGI-M5-80-DR-A-08002WL-BGI-M5-60-DR- 

A-08001, WL-BGI-M5-60-DR-A-08002WL-BGI-M5-65-DR-A-08001, WL-BGI-M5-65-DR- 

A-08002WL-BGI-M5-75-DR-A-08001, WL-BGI-M5-00-DR-A-08001WL-BGI-M5-00-DR- 

A-08002, WL-BGI-M5-00-DR-A-08003WL-BGI-M5-00-DR-A-08004, WL-BGI-M5-00-DR- 

A-08005WL-BGI-M5-00-DR-A-08006, WL-BGI-M5-00-DR-A-08008 


Full Detailed Planning Application 


That the application be approved subject to the condition(s) set out below: 



Condition required to be imposed by section 91(1) (a) of the Town and Country 



2) The development shall be carried out and completed in accordance with the 

following plans submitted: 

WL-BGI-M5-80-DR-A-08001 

WL-BGI-M5-80-DR-A-08002 

WL-BGI-M5-60-DR-A-08001 

WL-BGI-M5-60-DR-A-08002 

WL-BGI-M5-65-DR-A-08001 

WL-BGI-M5-65-DR-A-08002 

WL-BGI-M5-75-DR-A-08001 

WL-BGI-M5-00-DR-A-08001 

WL-BGI-M5-00-DR-A-08002 

WL-BGI-M5-00-DR-A-08003 

WL-BGI-M5-00-DR-A-08004 

WL-BGI-M5-00-DR-A-08005 

WL-BGI-M5-00-DR-A-08006 

WL-BGI-M5-00-DR-A-08008 



accordance with policies 7.1, 7.2, 7.3, 7.4, 7.5, 7.6, 7.7, 7.8 and 7.21, of the 

London Plan and policies DM G1, DM G3 and DM G7 of the Development 

Management Local Plan and policy BE1 of the Core Strategy.

3) The development hereby permitted shall not commence prior to the submission 

and approval in writing by the Council of details and samples, where appropriate, 

of all materials to be used on the external faces of the building, other building 

works and no part of the development shall be used or occupied prior to the 

implementation of the approved details. 

To ensure a satisfactory external appearance and to prevent harm to the street 

scene, in accordance with Policies DM G1, DM G3 and DM G7 of the 

Development Management Local Plan, and Policy BE1 of the Core Strategy 2011. 

4) No plumbing, extract flues or pipes, other than rainwater pipes shall be fixed on 

the external elevations of the detailed part of the development hereby approved, 

unless otherwise agreed in writing by the Council. 

To ensure a satisfactory external appearance in accordance with policies BE1 of 

the Hammersmith and Fulham Core Strategy (2011) and Policies DM G1, DM G3 

and DM G7 of the Development Management Local Plan. 

5) The additional class B1 (office) use shall not be occupied (excluding works relating 

to fitting out this use) until confirmation that a BREEAM rating of very good has 

been submitted to and approved in writing by the Council. 

In the interests of energy conservation, reduction of CO2 emissions and wider 

sustainability measures as recommended within the Energy Statement should be 

undertaken to ensure as a minimum a 25% carbon reduction in accordance with 

policies 5.1, 5.2, 5.3, 5.6 and 5.7 of the London Plan (2011), policies DM H1 and 

DM H2 of the Development Management Local Plan, policy CC1 of the London 

Borough of Hammersmith and Fulham Core Strategy (2011). 

6) Prior to occupation (excluding internal fit out works) of the development, details 

shall be submitted to the Council and approved in writing of the external noise 

level emitted from the proposed plant machinery/equipment and mitigation 

measures as appropriate. The measures shall ensure that the external noise level 

emitted from plant, machinery or equipment at the development hereby approved 

shall be lower than the lowest existing background noise level by at least 10 dBA, 

as assessed according to BS4142:1997 at the nearest and/or most affected noise 

sensitive premises, with all machinery operating together at maximum capacity. 


affected by noise from mechanical installations/ equipment, in accordance with 

Policies DM G1, DM G3 and DM G7 of the Development Management Local Plan. 

7) Prior to first occupation of the relevant part of the development hereby approved, 

details shall be submitted to and approved in writing by the Council of any external 

lighting. Details shall demonstrate that the recommendations of the Institution of 

Lighting Engineers in the `Guidance Notes For The Reduction Of Light Pollution 

2005 will be met with regard to glare, sky glow and illuminance of neighbouring 

facades. Approved details shall be implemented prior to occupation of the 

development and thereafter be permanently retained. 

To ensure that the amenity of occupiers adjacent to the development site and 

surrounding premises are not adversely affected by lighting, in accordance with

Policies DM G1, DM G3 and DM H10 of the Development Management Local 

Plan. 

8) Notwithstanding the provisions of the Town and Country Planning (General 

Permitted Development) (Amendment) (No.2) (England) Order 1995 (or any Order 

revoking or re-enacting that Order with or without modification), and save for the 

relocation of existing aerials, antennae, satellite dishes or related 

telecommunications equipment, no additional aerials, antennae, satellite dishes or 

related telecommunications equipment shall be erected on any part of the 

development hereby permitted, without planning permission first being granted. 

To ensure that the visual impact of telecommunication equipment can be 

considered, in accordance with Policies DM G1, DM G3 and DM G7 of the 

Development Management Local Plan. 

9) The detailed layout and internal floor plans within the additional office floorspace 

shall accord with the Council's 'Access for All' Supplementary Planning Document. 

To ensure that the proposal provides an inclusive and accessible environment in 

accordance with the Council's Supplementary Planning Document (July 2013) 

Design Policies 1-9 and Policy 7.2 of the London Plan 2011. 

10) The entrance doors to all publically accessible parts of the extended office 

floorspace and integral lift/stair cores, hereby approved shall not be less than 1 

metre wide and the threshold shall be at the same level. 

In order to ensure the development provides ease of access for all users, in 

accordance with Policy 3.1 and 7.2 of the London Plan 2011, and the Council's 

adopted Supplementary Planning Document (July 2013) Design Policies 1-9. 

11) Details of any new outfall drainage systems and rainwater outlets to be installed 

within the new extension shall be submitted to the local planning authority for 

approval in writing, prior to the commencement of the relevant part of the 

development. For the avoidance of doubt, this excludes the removal and reinstallation 

of existing systems. The details shall include information on surface 

water drainage, including measures to be implemented to attenuate flows which 

will ensure the existing centre is in compliance with Sustainable Urban Drainage 

principles. 

To ensure that surface water run-off is managed in a sustainable manner, in 

accordance with policy 5.13 of The London Plan 2011 and Policy DM H3 of the 

Development Management Local Plan. 

12) Details of the proposed renewable energy technologies including the location and 

design of the air source heat pumps shall be submitted to the local authority for 

approval, prior to the commencement of the relevant part of the development. 

Such technologies shall be implemented in accordance with the approved plans, 

prior to first occupation and shall be permanently retained thereafter. 

In the interests of energy conservation and reduction of CO2 emissions, in 

accordance with policies 5.1, 5.2, 5.3, 5.6 and 5.7 of the London Plan (2011) and 

Policy DM H1 of the Development Management Local Plan.

13) No development works shall commence prior to the submission and approval in 

writing by the Council of a construction management plan and a construction 

logistics plan (in accordance with Transport for London guidelines), which shall 

include details of the steps to be taken to re-use and recycle waste, details of site 

enclosure throughout construction avoidance of impact on nesting birds, and 

details of the measures proposed to minimise the impact of the construction 

processes on the existing amenities of the occupiers of neighbouring properties, 

including monitoring and control measures for dust, noise, vibration, lighting and 

working hours, waste classification and disposal procedures and locations, and the 

measures proposed to prevent the passage of mud and dirt onto the highway by 

vehicles entering and leaving the site in connection with the demolition and 

construction processes. All construction works shall be carried out in accordance 

with the approved details. 

In order that appropriate steps are taken to limit the impact of the proposed 

demolition and construction works on the amenities of local residents and the area 

generally, in accordance with policies DM G1, DM G3, DM H8, DM H9 and DM 

H10 of the Development Management Local Plan. 

14) Prior to occupation of the extended office floorspace, details of an Employment 

and Training Strategy shall be submitted to the local planning authority for 

approval. The Employment and Training Strategy shall comprise an over-arching 

strategy with the aim of prioritising and maximising access to new employment 

opportunities and skills training primarily for Local Residents, in relation to the 

operational phase of the extended office facility during the lifetime of the offices 

(end use) and the provision of goods and services to any part of the office facility, 

setting out initiatives to provide education and/or skills training opportunities and 

employment support, advice and programmes aimed at Local Residents, including 

those with low skills or previously long term unemployed, to enable them to obtain 

knowledge, skill, experience, confidence and opportunity to gain employment in 

jobs (end-use) related to the offices together with the proposed costs and targets 

for monitoring their effectiveness. 

In order to ensure the development provides opportunities for increasing 

employment within the White City Opportunity Area and the Borough in 

accordance with Core Strategy policy LE1, WCOA and WCOA1 and London Plan 

policies 4.1, 4.2 and 4.3. 


1) Land Uses: It is considered that the proposed extended Class B1 (office) 

floorspace would help strengthen and maintain the range of facilities available in 

Shepherd's Bush Town Centre and the Shopping Centre in accordance with policy 

DM C1 of the Development Management Local Plan. The proposed extended 

office floorspace would be to an appropriate established use (Class B1) within the 

White City Opportunity Area which is well served and accessible by public 

transport. The additional employment generating floorspace would also serve to 

retain and strengthen the level of office accommodation in the town centre and 

Opportunity area. The proposed development is therefore considered acceptable, 

in accordance with policies 2.13, 2.14, 2.15, 4.2, 4.6, 4.7, and 4.8 of the London 

Plan (2011) and Strategic Policies WCOA and WCOA1 which require the wider

egeneration of the White City area and Strategic Policies B and C and CF1 of the 

Hammersmith and Fulham Core Strategy (2011). 

Design: It is considered that the proposed rooftop extension would relate 

sympathetically to the existing rooftop office box and the main shopping centre 

building, in terms of scale, height, materials, massing and bulk and would 

comprise the prerequisite high quality required for new development. It is 

considered that although being visible from views from the east, there are no 

sensitive views from within LBHF or the neighbouring Royal Borough of 

Kensington and Chelsea that are affected. As such, it is considered that the 

proposed development would not have any adverse impact on the setting of 

nearby conservation areas or local townscape and the proposed development 

would positively contribute to the skyline of this part of White City. The proposed 

development is therefore considered acceptable in accordance with policies 7.1, 

7.2, 7.3, 7.4, 7.5, 7.6, 7.7 and 7.8 of the London Plan (2011) requiring high quality 

inclusive development providing safe and secure environments which respond to 

their setting and are of high architectural quality with high quality public realm and 

policies BE1, WCOA and WCOA1 of the London Borough of Hammersmith and 

Fulham Core Strategy (2011) requiring a high quality urban environment and 

policies DM G1, DM G3 and DM G7 requiring development does not harm the 

setting of conservation areas and listed buildings and is of a high standard of 

design. 

Residential Amenity: It is considered that given the scale, height and position of 

the extension representing a continuation of the existing rooftop office box, and the 

urban context adjacent to the site which includes the West Cross Route, West 

London line and the H-junction, the impact of the proposals, in terms of 

overshadowing, privacy, daylight and sunlight to existing surrounding properties 

would be acceptable and in accordance with policies 3.5, 3.6, 3.8, 7.3, 7.6, 7.7, 

7.14 and 7.15 of the London Plan (2011), policies BE1 of the London Borough of 

Hammersmith and Fulham Core Strategy (2011) and policies DM G1 and DM G3 

of the Development Management Local Plan. 

Transport and Parking: No additional car parking to serve the proposed 

development is considered to be necessary in light of the current on-site parking 

capacity to cater for any additional demand. It is considered that the existing 

parking provision, coupled with the high public transport capacity of the site would 

ensure that the extended office floorspace would be easily accessible for visitors 

and staff. It is considered that the overall traffic impact of the proposed 

development (of the extended office floorspace) would be marginal and as such, 

the traffic impact would be acceptable and in accordance with policy DM J1 of the 

Development Management Local Plan. The proposed cycle parking levels are 

considered to be acceptable in light of the existing provision, and therefore would 

be in accordance policy DM G5 set by the Development Management Local Plan. 

It is considered that any impacts arising from the development would be mitigated 

by conditions. Subject to conditions, the proposed development is therefore 

considered acceptable in accordance with policies 6.1, 6.3, 6.9, 6.10, 6.11, 6.13, 

of the London Plan (2011) and policy T1 and CC3 of the London Borough of 

Hammersmith and Fulham Core Strategy (2011) and policies DM J2, DM J3 and 

DM J5 of the DM Local Plan (2013).

Sustainability: The proposed development has been designed to a BREEAM rating 

of Very Good. The proposed development will include passive design measures 

which are set out in the Energy Strategy. The proposed C02 emissions for the 

development itself are in general compliance with the requirement set out in 

London Plan policy 5.2. The proposed development is therefore considered 

acceptable in accordance with policies 5.1, 5.2, 5.3, 5.6, 5.7, 5.8, 5.9, 5.11, 5.12, 

5.13, 5.14, 5.15, and 7.19 of the London Plan (2011), and policies CC1, CC2 and 

H3 of the London Borough of Hammersmith and Fulham Core Strategy (2011) and 

policies H1, H2 and H3 of the Development Management Local Plan. 

--------------------------------------------------------------------------------------------------------------------- 




Application form received: 30th April 2013 








Royal Borough Of Kensington And Chelsea 

Dated: 

08.05.13 


Letters from: 

Dated: 

27 Stebbing House 5 Queensdale Crescent London W11 4TE 29.05.13 

1.0 BACKGROUND 

1.1 The application site relates to the roof space to the north of the Net-a-Porter offices 

situated on the eastern side of the Westfield Shopping Centre, in Shepherd's Bush. 

The roof space currently houses rooftop plant and machinery which serves the existing 

centre. 

1.2 The Net-a-Porter offices are located on the upper floors of the shopping centre 

within a two storey rectangular box which part overhangs the eastern access road at 

roof level. Planning permission has recently been granted for a roof top extension above 

the Marks & Spencer's to provide new retail and leisure uses (in May 2013). This 

extension would infill part of the gap in the roof level between the Vue cinema roof 

addition on the northern side of the shopping centre and the Net-a-Porter offices on the 

eastern side. There would be a resulting gap between the retail and leisure extension 

and the existing Net-a-Porter offices which this proposal seeks to infill.

1.3 Ariel Way and the White City Industrial Estate lie immediately to the north of the 

application site. The White City Industrial Estate comprises warehouses, offices and 

distributions units. Outline planning permission was granted (in March 2012) for the 

comprehensive redevelopment of the land for mixed use purposes including an 

extension to the Westfield London Shopping Centre to provide circa 60,000 sqm retail, 

restaurant, community, offices and leisure floorspace and 1,522 residential units. 

1.4 White City Underground Station is located approximately 450 metres northwest of 

the Site, while Shepherds Bush Underground Station is located approximately 530 

metres to the south of the site. Both stations are served by the Central Line. 

Shepherds Bush station was rebuilt with a relocated entrance as part of the 

development of Westfield London. In addition, as part of the original Westfield London 

shopping centre development, an integrated bus station interchange and London 

Overground Station served by the West London Line and Southern train services were 

constructed adjacent to Shepherds Bush underground station. Wood Lane 

Underground Station is located approximately 300 metres to the west of the site and is 

served by the Hammersmith and City Line. This is an entirely new station built as part 

of the Westfield London development. 

1.5 The land to the east of the shopping centre comprises an internal service road 

which connects Shepherd's Bush Bus Station with the White City Bus Station. The 

service road contains a number of bus stands and coach drop-off bays which serve the 

shopping centre. The West London Line Overground line lies immediately to the east of 

the service road. The West Cross Route lies immediately to the east of the rail line 

which includes a raised H-junction section that provides vehicular access to the 

shopping centre. There is a free-standing lift/stair tower which provides pedestrian 

access from the raised footway area at the top of the H-junction to the lower ground 

level and the service road. 

1.6 The site is located within the White City Opportunity Area as designated in the 

London Plan (2011) and the London Borough of Hammersmith and Fulham Core 

Strategy (2011). Westfield Shopping Centre is located within the Shepherd's Bush Town 

Centre which is a Metropolitan Town Centre in the Core Strategy and London Plan. 

1.7 The site is not located within a conservation area and there are no heritage assets 

immediately adjacent to the part of the building where the extension is proposed. The 

nearest heritage asset is the Grade II listed Dimco building which comprises a bus 

stabling facility. This is located approximately 100m from the area where the extension 

is proposed to the west. Wood Lane Conservation Area is located to the north of the 

Hammersmith and City Line viaduct. 

Planning History 

1.8 Planning permission (Ref: 1993/01830/OUT) was granted for a major mixed use 

development incorporating retail, leisure, residential, workshops and a new rail station 

which became Westfield London on 29 March 1996. A further outline planning 

permission (Ref: 2000/01642/OUT) was granted in January 2003 for the south-west 

corner retail expansion. Changes have been made as follows to vary these 

permissions: 

- Condition 8 attached to the 1996 permission restricted the gross lettable retail 

floorspace (excluding plant and circulation space) such that it was restricted to 57,598

sqm, with the space to be used for Class A1, A2 or A3 purposes. This condition has 

now been varied twice as follows. 

- In July 2000, permission was granted to vary condition 8 of the outline permission 

to increase the Class A3 floorspace from 3,558 sqm to 20,486 sqm. The new Class A3 

floorspace comprised additional restaurants, food court units and other space previously 

shown illustratively in the previously proposed link building between the main building 

and the Dimco buildings. 

- (Ref: 2005/00168/VAR) In June 2004, as a result of additional space required by 

an anchor store within the development, an application was made to vary Condition 8 of 

the 1996 outline planning permission (adding to the 57,597 sqm already permitted) by 

allowing a further 5,575 sqm Class A1/A2/A3 retail floorspace. This application was 

withdrawn and a new application submitted in January 2005, again to vary Condition 8 

of the 1996 outline planning permission to allow a further 5,575 sqm Class A1/A2/A3 

retail floorspace. A resolution by LBHF to approve the proposal was made in June 

2005. 

1.9 Condition 6 attached to the December 2002 permission requires that the gross 

lettable (Class A1) floorspace shall not exceed 29,100 sqm. 

1.10 On 29 March 2012, LBHF granted outline planning consent (Ref: 

2011/02940/OUT) for the redevelopment of land to the north of Ariel Way to allow a 

mixed use scheme consisting of new additions and alterations to the existing Westfield 

London shopping centre. The permitted scheme comprises up to 50,855 sqm Class A1 

(Retail), up to 5,070 sqm Classes A3, A4 and A5 (Restaurants, Cafes, Bars, Hot-food 

Take-away use), up to 540 sqm Class B1 (Offices), up to 1,520 sqm Class D1 

(Community use) and up to 1,758 sqm Class D2 (Leisure use) floorspace, as well as up 

to 1,522 residential units. 

1.11 On the 29th May 2013, LBHF granted planning consent (Ref: 2013/01074/FUL) for 

an extension of the existing shopping centre at roof level to comprise 3,092 sqm (Gross 

Internal Area (GIA)) retail floorspace (A1 Use Class) and 7,249 sqm (GIA) leisure 

floorspace (D2 Use Class), including identification of external signage zones, relocation 

of existing plant and addition of new plant and other associated works. 

2.0 DEVELOPMENT PROPOSALS 

2.1 The development would comprise the erection of a roof level extension immediately 

to the north of the existing Net-a-Porter office accommodation, located on the eastern 

elevation of Westfield London. The proposal would create an additional 1490.34sqm of 

Class B1 (office) floorspace (Gross Internal Area). 

2.2 The proposals comprise an extension to the existing offices of Net-a-Porter which 

are located at Level 60. The extension to Net-a-Porter's offices would be facilitated by a 

roof extension above Level 55 which will provide Net-a-Porter with additional office 

accommodation adjacent to their existing offices at Level 60. The proposed 

development would also displace existing roof plant located on the roof of Level 55. This 

plant would be relocated to the roof of the existing Net-a-Porter offices (Level 65), and 

additional plant will need to be located in this area. The applicant has confirmed that the 

additional B1 office floorspace is required by Net-a-Porter to serve their operational 

requirements.

2.3 The proposed extension will mirror the height of the existing two storey offices, 

which stand at 38.95 m AOD. The extension will project northwards across four 

structural bays, totalling approximately 32m in length. In terms of design, the proposed 

development will appear as a seamless extension to the existing roof level office 

accommodation which runs parallel with the eastern elevation of the shopping centre 

with a slight projecting facade. 

2.4 As a consequence of the proposed extension, the relocation of existing roof level 

plant forms part of these proposals. This plant, together with additional new plant would 

be accommodated within a new plant deck on top of the roof of the existing Net-a- 

Porter offices, located immediately to the south of the proposed office extension. The 

new plant deck would be screened by perimeter louvres. The top of the plant deck 

would stand at 4.6m above the existing roof ridge level. 

2.5 The following technical reports and documents have been submitted in support of 

the full planning application: 

- Application drawings by Buchans/Westfield; 

- Planning Statement by Montagu Evans; 

- Design and Access Statement, including Waste Management Statement, Acoustic 

Statement and SUDS Statement by Buchans/Westfield; 

- Energy and Sustainability Statement by Cudd Bentley; 

- Transport Statement (including Travel Plan, March 2013) by Vectos and; 

- CIL Information Form by Montagu Evans. 

3.0 CONSULTATIONS 

3.1 The application has been advertised by way of 6 x site notices (dated 24/05/13) and 

a newspaper press release (dated 24/05/13). Letters of notification were sent to 386 

adjacent properties including properties within the Royal Borough of Kensington and 

Chelsea (RBKC). 

One response has been received objecting to the application but did not set out the 

planning grounds for the objection. 

Shepherd's Bush Town Centre Manager: No response: 

Hammersmith and Fulham Access and Disability Forum: No response 

Transport for London: No objections to the proposals subject to provision of financial 

infrastructure contribution towards White City Opportunity Area, provision of cycle safety 

measures and travel plans. Further comments incorporated into Transport and Parking 

section in the main body of this report. 

Royal Borough of Kensington and Chelsea (RBKC): No response 

The following tenants and residents associations have been consulted: 

McFarlane Road, Wood Lane Residents, Wood Lane Tenants, White City Community 

Group, White City Neighbourhood Forum, White City Residents and Edward Woods 

Estate Residents: No responses have been received at the date of writing the report. 

Hammersmith Society: No objections raised to proposals.

Environment Agency: No response 

Thames Water: No response 

London Fire and Emergency Service: No response 

Network Rail: No response 

National Air Traffic services: No response 

British Airports Authority: No response 

Hammersmith and Fulham Primary Care Trust (PCT): No response 

Environmental Impact Assessment: 

3.2 Having regard to the duty on the Council under regulation 7 of the Town and 

Country Planning (Environmental Impact Assessment) Regulations 2011 (the EIA 

Regulations) Officers have considered whether the office application is one which 

should require an environmental impact assessment given the cumulative effect of the 

developments occurring on this site. Officers have reviewed the information submitted 

as part of the application and other recent approved applications as part of our 

consideration. Having done so, in this case it is concluded that an environmental impact 

assessment is not required for the following reasons: 

3.3 Whilst it is noted that the recent phase 2 expansion plans, the original planning 

application and subsequent modified consents on this site were both subject to 

environmental impact assessments, this application, like the retail and leisure extension 

(approved recently) is a self-contained application for planning permission. It is not an 

application for a change to or extension of an EIA development, and consequently 

schedule 2 paragraph 13 to the EIA regulations does not apply. 

3.4 The area of development comprised in the application is less than 0.5 hectares and 

it is considered that the development subject of this application would be unlikely to 

have significant environmental effects when judged on its own account or cumulatively 

with other development in the area (this 'other development' includes the development 

to the north of the Westfield London centre which was permitted by the council in March 

2011 but which has not yet commenced (ref: 2011/02940/OUT) and the recently 

approved retail and leisure extension (ref: 2013/01074/FUL). For this reason, it is 

considered that a full environmental impact assessment is not required to support the 

development proposed in this application. 

4.0 PLANNING CONSIDERATIONS: 

4.1 The main planning considerations are as follows: 

Principle of Development 

Suitability of Land Uses 

Design 

Impact on Neighbouring Properties 

Transport and Parking

Sustainability and Energy 

Access 

Noise 

Flood Risk 

Planning Obligations 

Principle of Development 

4.2 The application needs to be considered in accordance with the provision which 

requires determinations to be in accordance with the development plan where relevant 

unless material considerations indicate otherwise. The development plan for the 

Borough consists of the London Plan, the Council's Core Strategy and the Development 

Management Local Plan. Outside the development plan there is also important 

guidance with the National Planning Policy Framework (NPPF) where there is a 

presumption in favour of sustainable development. 

4.3 Both the NPPF and the London Plan advocate the need to optimise the use of land 

and accommodate economic growth through intensification specifically within areas of 

high public transport accessibility. 

4.4 The site falls within the White City Opportunity Area (WCOA) as identified within the 

London Plan and the Council's Core Strategy. Within the London Plan, Opportunity 

Areas (OAs) are defined as 'the capital's major reservoir of brownfield land with 

significant capacity to accommodate new housing, commercial and other development 

linked to existing or potential improvements to public transport accessibility'. Part B of 

Policy 2.13 (Opportunity Areas and Intensification Areas) states that development 

proposals within OAs should 'seek to optimise residential and non-residential output and 

densities, provide necessary social and other infrastructure to sustain growth, and, 

where appropriate, contain a mix of uses'. 

4.5 One of the key challenges identified within the LBHF Core Strategy is the need to 

regenerate town centres and local centres, specifically through the better utilisation of 

sites within the designated town centres to ensure the continued provision of a wide 

range of high quality retailing, services, arts and cultural and other leisure facilities to 

serve local residents, visitors and workers. 

4.6 Both the Development Management and the Core Strategy seek the regeneration of 

areas and aim to sustain a mix of uses. Strategic Policy A of the Core Strategy 

(Planning for Regeneration and Growth) recognises the need to focus regeneration and 

growth within the WCOA and the other key regeneration areas. The supporting text to 

the policy notes that demand exists for offices within the town centre and encourages 

such provision as it can continue to support and enhance the local economy. Office 

uses are also supported within the strategic opportunity area policies. 

4.7 The Application seeks to provide new Class B1 (office) floorspace connected to an 

existing office. The offices which are being enlarged relates to Net-a-Porter who are an 

established on-line retailer. It is considered that the provision of offices would serve to 

complement the variety of land uses in the shopping centre and of Shepherds Bush 

Metropolitan Town Centre. As a result of the development, it is considered that 

Shepherds Bush's status as a diverse town centre destination would be enhanced. As 

such, it is considered that the principle of development is in full accordance with 

planning policy requirements.

Town Centre Uses 

4.8 The NPPF confirms that offices comprise a town centre use. The planning policy 

context for increased town centre uses is enshrined within various planning policy 

documents. At the national level, Chapter 2 of the NPPF refers to the need to ensure 

the vitality of town centres and states the need to promote competitive town centre 

environments. 

4.9 The site falls within Shepherds Bush Town Centre, identified in Annex 2 Table A2.1 

of the London Plan (2011) as a Metropolitan Town Centre, having been elevated from a 

Major Town Centre as set out within the previous iteration of the London Plan. Policy 

2.15 of the London Plan (Town Centres) states that town centres should be the main 

foci beyond the Central Activities Zone for commercial development and intensification, 

and that development proposals should seek to accommodate economic growth 

through intensification and selective expansion in appropriate locations. 

4.10 The Council's adopted Core Strategy recognises the elevated status of Shepherds 

Bush Town Centre, with Strategic Policy C (Hierarchy of Town and Local Centres) 

stating that the priority is to strengthen the town centre by encouraging commercial and 

leisure based development and uses that will help regenerate town centre functions and 

linkages with the WCOA. 

4.11 Policy DM C1 of the Development Management DPD states that the Council will 

support proposals that aim to enhance the viability and vitality of the town centres and 

will seek to ensure a range of accessible shopping and other town centre uses to meet 

the needs of local residents, workers and visitors. 

4.12 The proposals would provide additional retail office floorspace. It is considered that 

this use would contribute to the vitality of the town centre and the future viability of the 

location. 

Provision of Offices (Class B1) 

4.13 The principle of the provision of additional commercial floorspace within the town 

centre is strongly encouraged within the adopted development plan. London Plan Policy 

4.2 (Offices) is supportive of office development in viable locations with good public 

transport, ideally within mixed use developments. At the local level, both the Core 

Strategy and the Draft WCOAPF refer to the development of office accommodation. 

Core Strategy Strategic Policy B promotes office based development as part of a mixed 

use approach within the WCOA, while the Draft WCOAPF notes the importance of 

attracting office based occupiers, and further recognises that there is continued demand 

for office space within the Town Centre, due to excellent transport links at this location. 

4.14 The Development Management Local Plan supports the Core Strategy and Draft 

WCOAPF in this regard. Policy DM B1 refers to the need to provide for a range of 

employment uses and states that the council will support proposals for new employment 

uses that are of an appropriate scale and nature, with the expectation that the majority 

of new office space will be delivered within the Town Centre and wider WCOA. 

4.15 The Application provides the opportunity to support the provision of additional 

office accommodation within the town centre. This proposal will enhance and diversify 

the mix of uses within the town centre and will contribute to maintaining its vitality and

viability. The expansion of Net-a-Porter would result in the delivery of additional B1 

office space thereby enhancing the range of employment uses within the town centre. 

The proposed development would be accommodated within an accessible location in 

the town centre and would form part of an existing mixed-use development. In this 

regard the proposals would respond to the requirements of the development plan at all 

tiers. 

4.16 The applicant has stated in their planning statement that the proposals would 

directly support the bespoke operational requirements of a global online fashion retailer 

within Shepherds Bush Metropolitan Town Centre. Officers acknowledge the 

importance of retaining such an operation within the borough and support the principle 

of its expansion, in light of the likely positive impacts on the town centre. 

4.17 In accordance with the HCA Guidance on Employment Densities (2010), the 

proposed development would result in approximately 122 new jobs (FTE) based on a 

Net Internal Area for the extension of 1,467.64 sqm. The provision of additional jobs 

within the WCOA and within Shepherds Bush Town Centre is in accordance with 

regional and local planning policy. 

Design and Access 

4.18 High quality and inclusive design is encouraged at all policy levels. The NPPF 

notes that good design is a key aspect of sustainable development, and should 

contribute positively to making places better for people. The NPPF also states that local 

planning authorities should identify and assess the particular significance of any 

heritage asset that may be affected by a proposal (including by development affecting 

the setting of a heritage asset) taking account of the available evidence and any 

necessary expertise. They should take this assessment into account when considering 

the impact of a proposal on a heritage asset, to avoid or minimise conflict between the 

heritage assets conservation and any aspect of the proposal. 

4.19 Chapter 7 of the London Plan sets out the Mayor's policies on a number of issues 

relating to London's places and spaces. Policy 7.2 (An Inclusive Environment) requires 

all new development in London to achieve the highest standards of accessible and 

inclusive design, while Policy 7.4 (Local Character) states that 'development should 

have regard to the form, function, and structure of an area, place or street and the 

scale, mass and orientation of surrounding buildings'. Part D of Policy 7.6 (Architecture) 

states that buildings and structures should 'not cause unacceptable harm to the amenity 

of surrounding land and buildings'. 

4.20 Core Strategy Policy BE1 (Built Environment) states that all development within 

Hammersmith and Fulham should create a high quality urban environment. It adds that 

there should be an approach to accessible and inclusive urban design which responds 

to the townscape context and considers how good design and land use can be 

integrated to help regenerate places. The Core Strategy further states that WCOA 

should be a model of high quality urban design, sustainable architecture and 

construction situated within a first class permeable, accessible and inclusive public 

realm. 

4.21 The GLA has also published Supplementary Guidance to the London Plan. SPG: 

Achieving an Inclusive Environment provides detailed advice and guidance on providing 

inclusive design in London. LBHF adopted the LDF SPD Access for All in March 2006.

This document highlights important principles in designing inclusive buildings and open 

spaces. Paragraph 1.9 states that 'high quality and inclusive design should apply to all 

development, including individual buildings, public and private spaces and wider 

development schemes. This creates an environment that functions well and is 

accessible to everyone'. 

4.22 The Local Plan Policy DM G1 (Design of New Build) discusses the design 

requirements of new proposals with the compatibility of new development with the scale 

and character of the existing development to be of considerable importance. It adds 

that designs need to respect the local design context, including the prevailing rhythm 

and articulation of frontages within the area. Policy DM G3 (Alterations and Extensions) 

requires that the development should be successfully integrated into the existing 

architectural design, with the impact on scale, mass and vertical/horizontal emphasis to 

be of particular design importance. Policy DM G7 (Heritage and Conservation) states 

that the council will aim to protect, restore or enhance the quality, character, 

appearance and setting of the borough's conservation areas. 

4.23 The proposals have been prepared in consultation with design officers at LBHF 

with the intention of creating a seamless extension to the existing roof level office box 

above the shopping centre on the eastern side. It is considered that the extended office 

box would sit comfortably within the existing form of the centre and its surroundings. 

4.24 A comprehensive Design and Access Statement is submitted in support of the 

Application and demonstrates the design merits of the proposals by way of a 

photomontage showing the scheme in context with the existing building with and without 

the consented leisure and retail scheme. The roof level extension comprises a 

continuation of the existing Net-a-Porter office box. It has been designed to take into 

consideration the existing scale and massing of the centre, other roof level 

enlargements such as the Vue Cinema box (on the northern part of the roof adjacent to 

the Dimco building) and the scale and height of the proposed retail and leisure 

extension above M&S on the north eastern corner. 

4.25 Visually, the proposed Net-a-Porter offices combined with the proposed leisure and 

retail extension will fill-in existing gaps in the elevations between the existing Net a 

Porter office space on the eastern elevation and the existing Vue cinema box on the 

northern elevation. It is considered that the proposed office extension would closely 

relate to the scale and appearance of the existing Net-a-Porter office structure and the 

form of the façade has been articulated to reference this relationship. 

4.26 The existing height of the two storey office block occupied by Net-a-Porter is 

38.95m AOD. This existing building height will be mirrored by the height of the proposed 

roof extension. The existing roof height at the location of the proposed extension is 

currently 28.65m AOD and therefore this proposal will increase the height of the centre 

in this location by 10.3m. The proposed roof extension will infill the existing gap in the 

elevation between Net-a-Porter offices and the proposed retail and leisure unit above 

Marks and Spencer' in the north-east corner. 

4.27 The proposed extension will complete the eastern elevation through a seamless 

extension to the existing office block which will also complement its massing and 

articulation. Due consideration has been given to the surrounding area and in particular 

the relationship between the proposed roof extension and the proposed retail and 

leisure development to the north.

4.28 The appearance of the scheme has been designed as an extension to the existing 

façade language and massing. As such, the existing palette of materials and colours is 

to be extended into the new development. 

4.29 In summary, the design of the proposed roof extension is considered to fully 

accord with the relevant policies of the London Plan, Core Strategy and Development 

Management Local Plan. 

Heritage Considerations 

4.30 The roof extension would not be seen within any key views with the Grade II listed 

Dimco building, currently used as a substation and bus stand on Ariel Way. As such, the 

proposals are not considered to have any impacts on its setting. 

4.31 The other nearby heritage assets are the Wood Lane Conservation Area and the 

Grade II listed BBC Television Centre, both of which are to the north of the 

Hammersmith and City Line viaduct and a significant distance from the roofspace where 

the proposed extension is to be located. There are no Conservation Areas in RBKC 

immediately adjacent to the West Cross Route at this point. 

4.32 As such, there are considered to be no adverse impacts upon nearby heritage 

assets. 

Townscape and Visual Impact 

4.33 Views of the proposed extension from the pedestrian public realm would be limited 

to the raised H junction above the A3220 (West Cross Route). Although the corner of 

the Shopping Centre itself presents an important elevation to the West Cross Route and 

to pedestrians accessing the site from the east side of the West Cross Route, the office 

extension is set back from the corner in a visually less prominent position. As such, the 

impact of the development on the townscape is considered to be limited. 

4.34 Officers have considered the cumulative effects of the proposed roof extension, 

alongside the approved retail and leisure extension on the corner of the shopping 

centre. It is considered that the roofscape in the north east corner does not have a 

strong presence in urban design terms. It lacks either the setback element of the 

cinema box on the north elevation or the glazed cantilever of the Net a Porter offices on 

the eastern elevation facing the West Cross Route. Both developments provide 

opportunities to reinforce a more continuous and consistent roofscape and create a 

stronger corner with more presence in townscape terms. The Net-a-Porter extension is 

considerably smaller in scale and in height compared to the retail and leisure extension. 

4.35 The current office proposal and consented leisure/retail scheme would also be 

seen in the context of the consented Westfield 2 development which will include a 

residential tower on the North West corner of the H junction opposite the north east 

corner of the shopping centre. Individually and collectively, it is considered that the 

office extension would not have any harmful impacts on the surrounding townscape. 

Access 

4.36 The proposed floorspace would be accessed via the existing offices at level 60 

from the main Shopping Centre. Lift access is provided from within the existing offices

(Core 10) to ensure the new floorspace is fully accessible and level thresholds would 

need to be secured by way of condition. Core 25 is extended to provide a new stairway 

between the two new floors. It is considered that the proposal is fully accessible and 

would be compliant with the relevant planning policies relating to access. 

Design Conclusions 

4.37 The proposal is considered to be a high quality of design which makes good use of 

a site in the town centre and WCOA and will assist the regeneration and vitality of both, 

whilst filling in either all (if implemented alongside the leisure/retail extension) or part of 

the gap in the east section of the shopping centre building in townscape terms. It is 

considered that the setting of adjacent heritage assets and views from the English 

Heritage Registered Historic Park and Garden at Kensal Green Cemetery will not be 

harmed. 

4.38 Samples of materials of the proposed facades can be secured by way of a 

planning condition. Therefore, in summary the proposed extension to the Westfield 

Shopping Centre is considered to be of the required quality to ensure compliance with 

policies 7.1, 7.2, 7.3, 7.4, 7.5, 7.6, 7.7, 7.8 and 7.21 of the London Plan and policies DM 

G1, DM G3 and DM G7 of the Development Management Local Plan and policies BE1, 

WCOA and WCOA1 of the Core Strategy. 

Amenity 

4.39 At a national and regional level there is a requirement to prevent unacceptable 

harm to amenity arising from new development. Paragraph 109 of the NPPF seeks to 

prevent new and existing development from contributing to or being put at unacceptable 

risk from, or being adversely affected by, unacceptable levels of soil, air, water or noise 

pollution. 

4.40 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'. 

Daylight/Sunlight and Privacy 

4.41 The Design and Access Statement addendum submitted in support of the 

Application includes a daylight analysis comprising a section illustrating a 25 degree line 

from the closest residential habitable room window to the proposed development. This 

analysis illustrates that there would be no significant harm in terms of daylight/sunlight 

on nearby residential properties and adjacent local amenity space as a result of the 

proposed development. 

4.42 The distance between the application site and the nearest residential building at 

Hunt Close to the east is approximately 105m with the West Cross Route and West 

London Line which combine to form a significant physical barrier. The garden spaces to 

the Hunt Close properties to the east of the shopping centre are located below the 

southbound ramped part of the H-junction. A high boundary wall is located at the rear of 

the gardens which blocks views of the road and would also ensure there are limited 

views of the proposed rooftop extension, including the retail and leisure extension. 

Notwithstanding the limited views of the proposed extension on its own and when

combined with the retail and leisure extension, it is considered that there is sufficient 

distance to maintain privacy. It is therefore considered that there would be no 

significant in terms of impact on the adjoining properties in this respect. 

4.43 The overshadowing effects of the recently approved leisure and retail extension 

was considered by way of a sun-path analysis which revealed minor impacts to the 

proposed dwellings that could be built within the phase 2 development. The analysis 

demonstrated that there would be no over-shadowing of properties to the east of the 

West Cross Route. Officers note that the proposed office extension is lower in height 

than the retail/leisure extension and is set well back from the north eastern corner of the 

shopping centre. As such, the effect of the office extension would be less than that of 

the retail/leisure extension. In light of the position on the building and its scale and 

height, officers conclude that there would be no additional overshadowing of the 

adjacent properties on Hunt Close or within the Edward Woods estate which are 

adjacent to the shopping centre, or of the adjacent new dwellings within the phase 2 

development. 

4.44 As such, it is considered that the office extension on its own and when combined 

with the retail/leisure extension would not result in a significant impact on the amenity of 

surrounding residential occupiers, in terms of overshadowing, privacy, daylight and 

sunlight. The proposal would be acceptable and in accordance with policies 3.5, 3.6, 

3.8, 7.3, 7.6, 7.7, 7.14 and 7.15 of the London Plan (2011); policies BE1 of the London 

Borough of Hammersmith and Fulham Core Strategy (2011); and policies DM G1 and 

DM G3 and SPD Design Policy 8. 

Noise 

4.45 London Plan Policy 7.15 (Reducing Noise and Enhancing Soundscapes) considers 

the implications of noise as part of development proposals, stating that development 

proposals should seek to minimise the potential adverse impacts of noise on, from, 

within, or in the vicinity of, development proposals. 

4.46 Development Management Local Plan DM H9 states that noise generating 

development will not be permitted, if it would be liable to materially increase the noise 

experienced by the occupants/users of existing or proposed noise sensitive uses in the 

vicinity. SPD Amenity Policies 18 and 24 are also applicable for assessing noise 

generating development. 

4.47 The proposals include the relocation of existing plant to a plant deck on the 

existing roof to the south of the office extension. 

4.48 Extensive acoustic data was collected for the original development of Westfield 

London and this was used to determine an acceptable acoustic specification for those 

works. As these circumstances have not changed, the applicant proposes to follow 

these guidelines for the new extension so that the internal and external noise levels 

remain within the same boundaries. 

4.49 The main sources of noise at the eastern façade are road traffic on the West Cross 

Route and trains on the West London line. Assuming that the noise levels measured for 

the original Westfield development are consistent with the noise and vibration levels, 

measured behind the new façade the proposals would be within appropriate standards.

This is based on the elevation comprising insulated steel cladding panels within the 

following minimum octave band sound reduction index Rw values: 

Frequency 63 125 250 500 1k 2k 4k Hz 

Rw 16 20 24 31 35 29 36 dB 

4.50 Plant, louvres, inlets and outlets would be attenuated so that the ambient LA90 

Noise levels are not increased. This means that, in line with the original development, 

noise levels from services systems would not generally exceed the following LAeq 

levels when measured at 1m from the plant or louvre: 

Area Day Night 

General 

Locations 

65 

Laeq 

55 

Laeq 

4.51 The Council's Environmental Health officer has advised that the full details of the 

external noise level emitted from plant/ machinery/ equipment and mitigation measures 

should be submitted to the local authority for approval, prior to implementation. The 

measures would need to ensure that the external noise level emitted from plant, 

machinery/ equipment will be lower than the lowest existing background noise level by 

at least 10dBA, as assessed according to BS4142:1997 at the nearest and/or most 

affected noise sensitive premises, with all machinery operating together at maximum 

capacity. 

4.52 In terms of noise during the course of construction, a Construction Management 

Plan is submitted as part of this application. This document provides discussion of 

measures to ensure that the noise impact of construction is mitigated for neighbouring 

properties. A condition is recommended to ensure the noise levels during construction 

meet the policy requirements noted above. 

4.53 With the recommended conditions imposed, it is considered that the amenity of 

occupiers of surrounding premises would not be adversely affected by noise from 

plant/mechanical installations/ equipment, of from construction, in accordance with 

Policy DM H9 of the Development Management Local Plan and SPD Amenity policies 

18 and 24. 

Transport and Parking 

4.54 The transport effect of the proposed development has been assessed against the 

existing baseline position (existing shopping centre), which is 171,562m² GFA of retail 

and leisure floorspace, and the future baseline position (consented extension of 

shopping centre), which is 230,660m² GFA of retail and leisure floorspace. This is 

considered to be a robust method of assessment. 

4.55 The site has a PTAL score ranging from 5 to 6a using Transport for London's 

(TfL's) methodology. 

Access 

4.56 The proposed development does not include any amendments to the access 

arrangements to the Westfield London Shopping Centre.

Car Parking 

4.57 A total of 4,500 car parking spaces are provided at Westfield London Shopping 

Centre (reducing to 3,500 spaces Monday - Friday). No additional spaces are proposed 

as part of the development proposals, which is supported. 

Cycle Parking 

4.58 The existing cycle parking provision is 448 cycle parking spaces and 154 London 

Cycle Hire Scheme docking stations at Westfield London Shopping Centre and 

adjoining transport interchanges. No additional spaces are proposed as part of the 

development proposals, which the applicant states is reflective of the observed take up 

and demand of existing cycle parking spaces and cycle hire docking stations. 

4.59 This would be below Development Management Local Plan 2013 and London 

Plan 2011 standards. However, to support this provision, the applicant has provided 

evidence of an underutilisation of the existing cycle parking facilities. It is considered 

that no additional cycle storage is required at this point in time, but that provision can be 

increased through the Travel Plan, should demand increase. Both TfL and the LBHF 

Highways Officers endorse this approach. 

Travel Plan 

4.60 Westfield London Shopping Centre's Travel Plan should be updated to reflect the 

development proposals. It is stated that Net-a-Porter will continue to promote and 

support the principles and objectives of the Travel Plan and will continue to encourage 

sustainable travel to and from Westfield London Shopping Centre. Net-a-Porter will 

make all new staff aware that no dedicated staff parking is provided at Westfield London 

Shopping Centre. 

Multi Modal Trips 

4.61 The trip attraction of the proposed increase of Net-a-Porter's floorspace has been 

derived using the TRAVL database. This approach was agreed with LBHF and TfL 

officers to calculate the trip attraction of the consented extension to the shopping centre. 

4.62 The TRAVL calculated daily modal split data for B1 office land use is summarised 

below. 

Mode 

Mode Split 

Car Driver 2.0% 

Car Passenger 1.1% 

Motorcycle 1.0% 

Taxi 0.5% 

Rail 29.1% 

Bus 9.0% 

Underground 19.0% 

Walk 37.6% 

Bicycle 0.7% 

TOTAL 100.0% 

4.63 There are no dedicated staff car parking facilities at Westfield London Shopping 

Centre, and the TRAVL calculated modal split reflects this, with a 2% car driver mode 

share.

4.64 Applying the modal split data above, results in a multi-modal trip generation 

summarised below. 

AM Peak 

PM Peak 

In Out Two-way In Out Two-way 

Car Driver 1 0 1 0 1 1 

Car 

Passenger 

0 0 0 0 0 0 

Motorcycle 0 0 0 0 0 0 

Taxi 0 0 0 0 0 0 

Rail 10 1 11 1 10 11 

Bus 3 0 3 0 3 3 

Underground 6 1 7 1 6 7 

Walk 12 2 14 2 13 15 

Bicycle 0 0 0 0 0 0 

Total 32 4 36 4 33 37 

4.65 The proposed increase in floorspace will result in 1 additional two-way vehicle trip 

in the morning peak and 1 additional two-way vehicle trip in the evening peak. 

4.66 It is considered that the estimated number of additional multi-modal trips that the 

development proposals would generate would not affect the character or operation of 

the local transport networks, both in the existing baseline position and the future 

baseline (consented Phase 2 extension) position. Further assessment of the effect of 

the development proposal during the morning and evening peak periods is not required 

against either the baseline position or the future baseline position. 

Construction Phase 

4.67 The Borough's Highways Engineer recommends that a Construction Logistics Plan 

will be required in accordance with TfL requirements. This should seek to minimise the 

impact of construction traffic on nearby roads and restrict trips to off peak hours only. 

Energy and Sustainability 

4.68 The NPPF seeks to ensure the delivery of low carbon energy development in order 

to address climate change and achieve environmental sustainability. This is reflected 

within London Plan Policies 5.1 (Climate Change Mitigation), 5.2 (Minimising Carbon 

Emissions) and 5.3 (Sustainable Design and Construction). Policy 5.2 sets out that new 

development should seek to minimise carbon dioxide emissions in accordance with the 

following energy hierarchy: 

Be lean - use less energy; 

Be clean - supply energy efficiently; and 

Be green - use renewable energy. 

4.69 At the local level, Strategic Policy CC1 of the Core Strategy (Reduce Carbon 

Emissions and Resource Use and Adapt to Climate Change Impacts) requires 

developments to make the fullest contribution to addressing climate change and 

reducing carbon dioxide emissions. 

4.70 LBHF's SPD policies on Sustainability and Energy have replaced many of the 

former UDP policies relating to energy and sustainability. This document recognises

that developments which are located in areas that minimise the need to travel and 

encourage cycling, walking and public transport use can lead to significant energy 

savings. 

4.71 An Energy and Sustainability Statement (ESS) has been prepared by Cudd 

Bentley Consulting and has been submitted as part of this Application, in line with policy 

requirements. This document provides an assessment of the proposals in line with the 

energy hierarchy set out in the London Plan and within local policy. 

4.72 As the development comprises an extension to the existing centre, the applicant 

has noted that the options to provide a carbon saving are limited. The energy strategy 

for the proposed development consists of the incorporation of passive design, energy 

efficient measures and the incorporation of Air Source Heat Pumps to reduce carbon 

emissions for the development as far as possible. The details of the ASHP would be 

secured by way of condition. In total, energy efficiency measures are calculated to 

reduce the annual CO2 emissions by 8.53 tonnes from the baseline of 67.44 tonnes 

(equivalent to 12.64%). 

4.73 Overall, the energy efficiency and renewable energy measures are calculated to 

reduce CO2 emissions by 16.22 tonnes a year, equivalent to just over 24%. This is 

close to the 25% target set in the London Plan policy 5.2. The shortfall represents less 

than half a tonne of CO2. It is possible that this could be made up in the design stage 

through some further improvements in the energy efficiency performance of the building 

materials and installed services. As such, this level of performance is considered 

reasonable. 

4.74 In light of the constraints of the building, the reduction in carbon emissions is 

considered to be acceptable, and as such this proposal is considered to be compliant 

with the relevant adopted and emerging policies of the development plan. 

4.75 A BREEAM Pre-assessment for the proposed development has been carried out 

by Cudd Bentley Consulting, and is appended to the ESS. The design stage 

assessment and subsequent interim BREEAM Certification represents the performance 

of the building at the design stage of the assessment, typically prior to the beginning of 

operations on site. The predicted BREEAM rating for the proposed development is 

56.93% (Very Good) which will be secured by way of condition. 

Flood Risk and Drainage 

4.76 The NPPF aims to ensure that flood risk is taken into account at all stages in the 

planning process to avoid inappropriate development in areas at risk of flooding, whilst 

directing development away from areas at highest risk. 

4.77 The Site falls within Flood Zone 1. Footnote 20 of the NPPF confirms that site 

specific flood risk assessments are only required for sites within Flood Zone 1 where 

that site is more than 1 hectare in area. Due to its location and size of development (the 

site is 5,050 sqm), no Flood Risk Assessment is required. However, within the BREEAM 

assessment reference is made to management of surface water run-off with an 

indication that most of the available credits will be achieved. Parts of the Westfield site 

could be more susceptible to surface water flooding, so further information on surface 

water drainage, including measures to be implemented to attenuate flows should be 

provided by way of a planning condition.

4.78 It is considered that the proposed development will have a negligible impact the 

footprint of the existing centre as the proposals involve extending the roof, vertically. 

The applicant has confirmed that the existing roof drainage outfall system will be 

extended to pick up rainwater outlets on the new roof. 

4.79 The existing centre's drainage systems were designed to SUDS compliant 

principles and incorporate rain water harvesting systems and very large underground 

retention tanks to attenuate peak flows into the surrounding infrastructure. These 

features will be retained within the current proposals and no additional input capacity to 

the surrounding surface water drainage infrastructure is envisaged. However, if there 

are any existing outfall systems being removed, any new systems will require approval 

by way of planning condition. 

CIL/Planning Obligations 

4.80 In dealing with planning applications, local planning authorities consider each on its 

merits and reach a decision based on whether the application accords with the relevant 

development plan, unless material considerations indicate otherwise. Where 

applications do not meet these requirements, they may be refused. However, in some 

instances, it may be possible to make acceptable development proposals which might 

otherwise be unacceptable, through the use of planning conditions or, where this is not 

possible, through planning obligations. 

4.81 The Community Infrastructure Levy Regulations - CIL Regulations (2010) set out a 

number of tests including that: a planning obligation must be necessary to make the 

proposed development acceptable in planning terms, directly related to the proposed 

development, fairly related in scale and kind to it and reasonable in all other respects. 

Negotiations should seek a contribution towards the full cost of all such provision that is 

fairly and reasonably related in scale and in kind to the proposed development and its 

impact on the wider area. 

4.82 The National Planning Policy Framework provides guidance for local planning 

authorities in considering the use of planning obligations. It states that authorities should 

consider whether otherwise unacceptable development could be made acceptable 

through the use of conditions or planning obligations and that planning obligations 

should only be used where it is not possible to address unacceptable impacts through a 

planning condition. It adds that where obligations are being sought or revised, local 

planning authorities should take account of changes in market conditions over time and, 

wherever appropriate, be sufficiently flexible to prevent planned development from 

being stalled. 

4.83 Core Strategy policy CF1 requires that new development makes contributions 

towards or provides for the resulting increased demand for community facilities. The 

proposed site is located within the White City Opportunity Area, where major 

developments would normally require infrastructure contributions to mitigate their 

impacts. Notwithstanding this, the proposed development is for an extension to an 

existing office facility which is well established. Officers have considered the transport 

assessment and various other application documents when analysing the likely effects 

of the development and their demand for additional infrastructure. It is considered that 

there is no requirement for additional public transport provision or car or cycle parking, 

as the centre is well served by both. The development would also provide mitigation 

measures relating to the energy consumption and employment provision which will

contribute to the wider Opportunity Area and town centre. It is considered that there are 

no further impacts which require mitigation or infrastructure. Therefore, in light of the 

non-significant impacts of the proposed development it is considered that there would 

be no requirement for an infrastructure contribution. 

Mayoral CIL 

4.84 The CIL regulations came into effect on 1 April 2012 and the proposed 

development would be liable for payment for Mayoral CIL. The current estimate for this 

application will be approximately £74,500.00. 

SUMMARY AND CONCLUSIONS 

4.85 The proposals would provide additional office floorspace within the town centre, 

which would potentially contribute to the vitality of Shepherd's Bush Town Centre and 

the future viability of this location. The proposals would facilitate the growing operational 

requirements of Net-a-Porter and would contribute to the commercial offer and diversity 

of land uses at Westfield London. It is considered that the generation of approximately 

122 new jobs (FTE), would contribute to the aims of the London Plan, LBHF Core 

Strategy and the WCOAPF with regards to increasing employment. 

4.86 This report has provided an assessment of the proposals against the Development 

Plan for the Borough, as required by Section 38(6) of the Planning and Compulsory 

Purchase Act 2004. 

4.87 In conclusion, the proposed development is considered to be in accordance with 

the relevant national and regional planning policy guidance, the Council's Core Strategy 

and Development Management Local Plan and is hereby recommended for approval.

--------------------------------------------------------------------------------------------------------------------- 

Ward: Wormholt And White City 

Site Address: 

Pope John School Commonwealth Avenue White City Estate 

London W12 7QR 



Reg. No: 

2013/00643/FUL 

Date Valid: 

19.02.2013 

Case Officer: 

Matthew Lawton 



31.07.2013

Applicant: 

The Governing Body 

Pope John School Commonwealth Avenue White City Estate London 

W12 7QR 

Description: 

Demolition of the Fatima Parish Centre and erection of a two storey detached building 

fronting India Way and Commonwealth Avenue, for use as additional classrooms, a 

nursery and associated educational facilities to facilitate the increased capacity of Pope 

John Catholic Primary School from a 1-form entry to a 2-form entry primary school; 

Demolition of part of the existing school building and associated external alterations to 

separate the former school hall from the retained building and to convert the former hall 

to a replacement Fatima Parish Centre fronting Commonwealth Avenue; Plant room 

single storey extension to the retained existing school building; Erection of canopies to 

the existing school building and connecting the existing and proposed school buildings; 

Demolition of the existing nursery building in the south eastern corner of the site 

adjacent to Canada Way; Creation of a multi use games area in the north eastern 

corner of the site; Relocation of vehicular accesses on Commonwealth Avenue and 

Canada Way; Landscaping and boundary treatments including walls, railing and gates. 

Drg Nos: 4838-P01A, P10, P11A Rev.A, P12 Rev.B, P13A, P14 Rev.D, P15 Rev.C, 16 

Rev.A, P17, P22, P40, P50 Rev.A, P60, P70 Rev.A, P80, P90, P100, P110, P120, 

P130, P140 & P150; 0009. 











following approved drawings: 

4838-P01A, P10, P11A Rev.A, P12 Rev.B, P13A, P14 Rev.D, P15 Rev.c, 16 

Rev.A, P17, P22, P40, P50 Rev.A, P60, P70 Rev.A, P80, P90, P100, P110, P120, 

P130, P140 & P150; 0009 



accordance with policy DM G1 of the Development Management Local Plan 

(2013) and policy BE1 of the Core Strategy (2011).

3) The number of children enrolled and accommodated at the school (including the 

nursery) shall not exceed 450 (full time equivalent) at any one time. 

In order to safeguard the amenities of neighbouring occupiers and the area 

generally, in accordance with policy DM H11 of the Development Management 

Local Plan (2013). 

4) The premises shall be used only as a primary school and nursery, 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). 

In granting this permission, the Council has had regard to the special 

circumstances of the case. Certain other uses within the same use class may be 

unacceptable due to effect on residential amenity or traffic generation, in 

accordance with policies DM H11 and DM J2 of the Development Management 

Local Plan (2013). 

5) Pursuant to Article 3(1) and the provision of Article 3(2) of the Town and Country 

Planning (General Permitted Development) Order 1995, Part 32 of Schedule 2 of 

the said Order (being development within the curtilage of Schools, Colleges, 

Universities and Hospitals) (or any Order revoking or re-enacting that Order with or 

without modification) shall not apply to the school site to which this planning 

permission relates, and no such development within the curtilage of the school 

shall take place without planning permission first being obtained. 

To enable the Council to retain control over any future development in view of the 

overall design and integrated appearance of the scheme and the effect of any 

such development on the external recreational areas of the school and the 

amenities of the surrounding properties, in accordance with policy DM G1 of the 

Development Management Local Plan (2013). 

6) The building development hereby permitted shall not be used or occupied until full 

details of the proposed management of the school's facilities available for 

community use have been submitted to and approved in writing by the Council. 

Such details shall include any proposed charging mechanism for the facilities as 

well as details of times for when the facilities would be available for use by the 

community. The management of the community facilities shall be carried out in 

accordance with the details as approved unless otherwise agreed in writing by the 

Council. 

To ensure the appropriate management and availability of the community facilities 

in accordance with policies DM H9 and DM H11 of the Development Management 

Local Plan (2013) and Core Strategy (2011) policy CF1. 

7) No development shall take place until details of all materials including colours of 

ceramic tiles and details of colour pattern of ceramic tiles (including samples 

where appropriate) to be used in the construction of the external surfaces of the 

development, have been submitted to and approved in writing by the Council. The 

development shall be carried out in accordance with the approved details and 

thereafter retained as such.

In order that the Council may be satisfied as to the details of the development in 

the interests of visual amenity of the area in accordance with policy DM G1 of the 

Development Management Local Plan (2013) and policy BE1 of the Core Strategy 

(2011). 

8) The development hereby permitted shall not commence until detailed drawings of 

a typical bay for each elevation of the new building at a scale of no less than 1:20 

are submitted to and approved in writing by the council. The development shall be 

carried out in accordance with such details as have been approved and thereafter 

permanently retained in this form. 

To ensure a satisfactory external appearance, in accordance with policy DM G1 of 

the Development Management Local Plan (2013) and policy BE1 of the Core 

Strategy 2011. 

9) The development hereby permitted shall not commence until details of the hard 

and soft landscaping of all areas external to the building, including planting and 

paving, detailed drawings at a scale of not less than 1:20 of fences, gates and 

other means of enclosure have been submitted to and approved in writing by the 

Council, and the development shall not be occupied or used until such 

landscaping as is approved has been carried out. Any landscaping removed or 

severely damaged, dying or becoming seriously diseased within 5 years of 

planting shall be replaced with a tree or shrub of similar size and species to that 

originally required to be planted. 

To ensure a satisfactory external appearance and satisfactory provision for 

permeable surfaces in accordance with policy DM G1 of the Development 

Management Local Plan (2013) and policy BE1 of the Core Strategy 2011. 

10) The development shall not commence before details of the phasing programme for 

the construction and completion of each phase and their related land, eg. parking 

and amenity spaces, have been submitted to and approved in writing by the 

Council The phasing of the development shall thereafter be carried out in 

accordance with the details thereby approved before occupation or use of any 

building or land within each phase, unless a revised phasing programme is 

otherwise agreed. 

To ensure that the development is carried out in a satisfactory manner in 


(2013) and policy BE1 of the Core Strategy (2011). 

11) All trees to be retained on site in proximity of the development shall be protected 

from damage in accordance with BS5837:2012. No construction shall take place 

until any such trees are adequately protected as per BS5837:2012. 

To ensure that trees on site are retained and to prevent harm during the course of 

construction, in accordance with policy DM E4 of the Development Management 

Local Plan (2013) and policy BE1 of the Core Strategy (2011). 

12) Any material changes to the external appearance of the building hereby permitted, 

including the installation of air-handling units, ventilation fans or extraction 

equipment, must first be submitted and approved in writing by the Council prior to

their installation. Any alterations shall be implemented in accordance with the 

details that are approved. 

To ensure a satisfactory external appearance and prevent harm to the street 

scene, and to safeguard the amenities of neighbouring residential occupiers, in 

accordance with policies DM G1, DM H9 and DM H11 of the Development 


13) The development hereby permitted shall not commence until a surface water 

drainage scheme, based on sustainable drainage principles, has been submitted 

to and approved in writing by the Council. The scheme shall be implemented in 

accordance with the approved details prior to first occupation of the development 

hereby permitted, and thereafter permanently retained and maintained in working 

order. 

To prevent any increased risk of flooding and to ensure the satisfactory storage 

of/disposal of surface water from the site in accordance with policy CC2 of the 

Core Strategy (2011), policy DM H3 of the Development Management Local Plan 

(2013) and policy 5.13 of The London Plan (2011). 

14) The development shall not commence until a statement of how 'Secured by 

Design' requirements are to be adequately achieved has been submitted to and 

approved in writing by the Council. The approved details shall be carried out prior 

to occupation or use of the development hereby approved and permanently 

maintained thereafter unless otherwise agreed in writing by the Council. 

To ensure a safe and secure environment for users of the development, in 


(2013). 

15) The use of the building hereby permitted shall not commence until full details of an 

updated School Travel Plan (in line with TfL's STAR framework Bronze standard) 

for the extended school has been submitted to, and approved in writing by, the 

Council. Upon the commencement of the use the School Travel Plan shall be 

implemented in full compliance with the approved details, and shall thereafter 

continue to be fully implemented whilst the use remains in operation. Such details 

must include information on how alternative methods of transport to and from the 

school, other than by car, will be encouraged. The School Travel Plan shall be 

reviewed on the first anniversary of the extended school's opening, and thereafter 

regularly reviewed, at intervals to be agreed with the Council. 

To ensure that the use does not generate an excessive number of car trips which 

would be contrary to the Council's policies of car restraint set down in policy DM J2 

of the Development Management Local Plan (2013) and policy T1 of the Core 

Strategy (2011). 

16) The use of the building hereby permitted shall not commence until full details of a 

School Management Plan for the extended school have been submitted to, and 

approved in writing by, the Council. Upon the commencement of the use, the 

School Management Plan shall be implemented in full compliance with the 

approved details, and shall thereafter continue to be fully implemented whilst the 

use remains in operation. Such details shall include information on the school

hours of use; the number and times of recreation breaks; and a plan for staff 

supervision at arrival and leaving times and recreation times. 

To ensure that the use does not result in loss of amenity to neighbouring residents 

in terms of noise and disturbance, in accordance with policy T1 of the Core 

Strategy (2011) and policies DM H10, DM H11 and DM J2 of the Development 


17) The development hereby permitted shall not commence until full details of how the 

development proposal provides an inclusive and accessible environment been 

submitted to, and approved in writing by, the Council. The approved details should 

then be implemented and retained thereafter in this form. 



(2013) and The London Plan (2011) policy 7.2. 

18) Prior to commencement of the development hereby approved, a Refuse and 

Servicing Management Plan shall be submitted to and approved in writing by the 

Council. Details shall include the weekly numbers and times of deliveries and 

collections, the size of vehicles to be used and details of off-loading locations and 

vehicle movements. The use shall thereafter be carried out in accordance with the 

agreed details. 

To ensure that the refuse collection and servicing requirements of the school will 

not adversely impact on the operation of the public highway and to ensure that the 

amenity of occupiers of the surrounding premises are not adversely affected by 

noise, in accordance with policies DM J2, DM J6, DM H9 and DM H11 of the 


19) The building development hereby permitted shall not be occupied or used until full 

details (including elevational drawings) of proposed covered cycle racks for 66 

bicycles and parking for 40 children's scooters have been fully submitted to and 

approved in writing by the Council. The cycle and scooter parking shall be 

provided on the site prior to the first occupation or use of the building and shall 

thereafter be permanently retained. 

To ensure the provision and permanent retention of the cycle and scooter parking 

spaces for parking purposes, in accordance with policy DM J5 of the Development 


20) Prior to commencement of the development hereby approved, a Demolition 

Management Plan, a Construction Logistics Plan and a Construction Management 

Plan shall be submitted to and approved in writing by the Council. Details shall 

include control measures for dust, noise, vibration, lighting, delivery locations, 

restriction of hours of work and all associated activities audible beyond the site 

boundary to 0800-1800hrs Mondays to Fridays and 0800-1300hrs on Saturdays, 

advance notification to neighbours and other interested parties of proposed works 

and public display of contact details including accessible phone contact to persons 

responsible for the site works for the duration of the works. The details shall also 

include the numbers, size and routes of demolition and construction vehicles, 

provisions within the site to ensure that all vehicles associated with the

construction works are properly washed and cleaned to prevent the passage of 

mud and dirt onto the highway, and other matters relating to traffic management to 

be agreed. Approved details shall be implemented throughout the project period. 

To ensure that construction works do not adversely impact on the operation of the 

public highway, and that the amenity of occupiers of surrounding premises is not 


building site, in accordance with Policies DM J1, DM J6, DM H9, DM H11 of the 

Development Management Local Plan 2013. 

21) Neither music nor amplified voices emitted from the building development hereby 

permitted shall be audible at any residential / noise sensitive premises. 


affected by noise, in accordance with policies DM H9 and DM H11 of the 


22) Prior to use of the building development hereby approved, details shall be 

submitted to and approved in writing by the Council, of the external noise level 

emitted from any plant / machinery / equipment and / or any extract / ventilation 

system and ducting and mitigation measures as appropriate. The measures shall 

ensure that the external noise level emitted from any such noise sources will be 

lower than the lowest existing background noise level by at least 10dBA, as 

assessed according to BS4142:1997 at the nearest and / or most affected noise 

sensitive premises, with all noise sources operating together at maximum 

capacity. Approved details shall be implemented prior to occupation of the 

development and thereafter be permanently retained. 


affected by noise from plant / mechanical installations / equipment, in accordance 

with policies DM H9 and DM H11 of the Development Management Local Plan 

(2013). 

23) Prior to commencement of the development, details of any proposed external 

artificial lighting shall be submitted to and approved in writing by the Council. 

Lighting contours shall be submitted to demonstrate that vertical illumination of 

neighbouring premises is in accordance with the recommendations of the 

Institution of Lighting Professionals in the `Guidance Notes For The Reduction Of 

Light Pollution 2011'. Details should also be submitted for approval of measures 

to minimise use of lighting and prevent glare and sky glow by correctly using, 

locating, aiming and shielding luminaries. Approved details shall be implemented 

prior to occupation of the development and thereafter be permanently retained. 


affected by lighting, in accordance with policies DM H10 and DM H11 of the 


24) No tannoys or public address systems shall be used in relation to the development 

hereby permitted unless details have been submitted to and approved in writing by 

the Council. Approved details shall be implemented prior to use and thereafter be 

permanently retained.


affected by noise, in accordance with policies policy DM H9 and DM H11 of the 


25) Prior to the use of the building development hereby permitted, details shall be 

submitted to and approved in writing by the Council, of the installation, operation, 

and maintenance of odour abatement equipment and extract system, including the 

height of the extract duct and vertical discharge outlet, in accordance with the 

'Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust 

Systems' January 2005 by DEFRA. Approved details shall be implemented prior to 

the commencement of the use and thereafter be permanently retained. 


affected by cooking odour, in accordance with policy DM H11 of the Development 


26) The development shall not be occupied until full details of refuse storage, including 

provision for the storage of recyclable materials, have been submitted to and 

approved in writing by the Council. The details shall include elevational details of 

any proposed storage enclosure. Such details as approved shall thereafter be 

permanently retained/carried out. 

In order to ensure the development provides adequate waste storage, in 

accordance with policy DM H5 of the Development Management Local Plan 

(2013) and the Planning Guidance Supplementary Planning Document (2013). 

27) No alterations shall be carried out to the flat roofs of the development hereby 

permitted to create a terrace or other amenity space. No railings or other means of 

enclosure shall be erected around the roofs and no alterations shall be made to 

form access onto the roofs. 

The formation/use of a terrace would be harmful to the existing amenities of the 

occupiers of neighbouring residential properties as a result of overlooking and loss 

of privacy and the generation of noise and disturbance, contrary to policy DM H11 

of the Development Management Local Plan (2013) and SPD Housing Policy 8 of 

the Planning Guidance Supplementary Planning Document (2013). 

28) Access to the site from Canada Way shall be used by vehicles in emergencies 

only. 

To ensure that the use of the site does not conflict with the use of the adjacent 

highway contrary to the Council's policies set down in policy DM J2 of the 

Development Management Local Plan (2013) and policy T1 of the Core Strategy 

(2011). 

29) The building development hereby permitted shall be implemented in accordance 

with the measures outlined in the revised Energy Statement (received 14/6/13), 

and shall not be occupied or used until the energy measures have been 

implemented and shall be retained thereafter in this form. 

To ensure an energy efficient development that integrates on-site renewable 

energy generation to help reduce its carbon dioxide emissions, in accordance with

policies 5.2 and 5.7 of the London Plan (2011), policy CC1 of the Core Strategy 

(2011) and policies DM H1 and DM H2 of the Development Management Local 

Plan (2013). 

30) The building development hereby permitted shall not be occupied until the 

proposed works to the public highway on Canada Way and Commonwealth 

Avenue to relocate the two existing vehicular accesses are fully completed to the 

Council's Streetsmart standards. 

To ensure a satisfactory standard of appearance and to maintain pedestrian and 

highway safety, in accordance with policies DM G1, DM J4 and DM J6 of the 


31) No development shall commence until details are submitted to, and approved in 

writing by, the Council of the position, number and noise output of the proposed air 

source heat pumps, the position and number of solar collectors and natural 

ventilation stacks, and the final position, number and angle relative to the surface 

of the roof of the proposed PV panels, to be provided as part of the approved 

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

as approved and permanently retained in this form. 

To ensure a satisfactory standard of external appearance and to prevent noise 

and disturbance to neighbouring residents, in accordance with policies DM H1, DM 

H2 and DM H11 of the Development Management Local Plan (2013). 














Potentially contaminative land uses (past or present) are understood to occur at, 

or near to, this site. This condition is required to ensure that no unacceptable risks 

are caused to humans, controlled waters or the wider environment during and 

following the development works, in accordance with Borough Wide Strategic 

Policy CC4 of the Core Strategy (2011) and policies DM H7 and DM H11 of the 







and by a competent person who conforms to CLR 11: Model Procedures for the






















testing. 
























commence until the approved remediation method statement has been carried out








































38) The whole of the parking accommodation shown on the approved plan Ref.0009 

shall be provided prior to occupation of the building development hereby permitted 

and shall be retained thereafter for the accommodation of motor vehicles of users 

of the buildings on the application site and shall not be used for any other purpose. 

To ensure the provision and permanent retention of the parking spaces so as to 

ensure the development does not result in additional on street parking stress 

detrimental to the amenity of surrounding residents, in accordance with policy DM 

J1 of the Development Management Local Plan (2013).

39) The use of the replacement Fatima Parish Centre hereby permitted shall not 

commence until a Community Travel Plan (in line with TfL's framework) has been 

submitted to, and approved in writing by, the Council. Upon the commencement of 

the use the Community Travel Plan shall be implemented in full compliance with 

the approved details, and shall thereafter continue to be fully implemented whilst 

the use remains in operation. Such details must include information on how 

alternative methods of transport to and from the Centre, other than by car, will be 

encouraged. The Community Travel Plan shall be reviewed on the first 

anniversary of the replacement Fatima Parish Centre's opening, and thereafter 

regularly reviewed, at intervals to be agreed with the Council. 

To ensure that the use does not generate an excessive number of car trips which 

would be contrary to the Council's policies of car restraint set down in policy DM J2 

of the Development Management Local Plan (2013) and policy T1 of the Core 

Strategy (2011). 

40) The demolition hereby permitted shall be undertaken before a scheme for 

temporary fencing and/or enclosure of the site has been submitted to and 

approved in writing by the Council, and such enclosure has been erected in 

accordance with the approved details and retained for the duration of the building 

works. 

To ensure that the site remains in a tidy condition and to prevent harm to the street 

scene, in accordance with policy DM G1 of the Development Management Local 

Plan (2013). 

41) The development hereby permitted shall not commence until detailed drawings of 

fenestration to the development at a scale of no less than 1:20 are submitted to 

and approved in writing by the council. The development shall be carried out in 

accordance with such details as have been approved and thereafter permanently 

retained in this form. 

To ensure a satisfactory external appearance, in accordance with policy DM G1 of 

the Development Management Local Plan (2013) and policy BE1 of the Core 


42) The development hereby permitted shall not commence until full details of an 

access management strategy for the school, nursery and Fatima Parish Centre 

have been submitted to, and approved in writing by, the Council. Upon the 

commencement of the use, the access management strategy shall be 

implemented in full compliance with the approved details, and shall thereafter 

continue to be fully implemented whilst the use remains in operation. Such details 

shall include information on pedestrian and vehicular accesses, use of any mini 

buses and/or coaches and car park management. The access management 

strategy shall be reviewed on the first anniversary of the extended school's 

opening, and thereafter regularly reviewed, at intervals to be agreed with the 

Council. 

To ensure no detrimental impact of the development upon the surrounding 

highways, in accordance with policy DM J6 of the Development Management 

Local Plan (2013).


1) 1. Land Use: The proposed development would involve the redevelopment of an 

existing site in Class D1 use for use as a Class D1 school and Parish Centre. It is 

considered that the site is an appropriate location for such use. The increase in 

the capacity of the existing Pope John School would enhance the provision of 

primary school places within the borough. The proposed development at the 

school would also provide facilities for dual use by the community. It is thus 

considered that the proposal complies with policy DM D1 of the Development 

Management Local Plan (2013), policy CF1 of the Core Strategy (2011), and 

policy 3.18 of the London Plan (2011). 

2. Design and Conservation: It is considered that the proposed replacement 

building would be appropriate in scale, height, mass, proposed materials and 

design. The building would be designed to meet educational needs, whilst also 

presenting a suitable response to the context of the surrounding street scenes. 

Policy DM G1 of the Development Management Local Plan (2013), policy BE1 of 

the Core Strategy (2011) and policies 7.4, 7.6 and 7.8 of The London Plan (2011) 

would therefore be satisfied. 

3. Highways matters: There would be no adverse impact on traffic generation and 

the scheme would not result in congestion of the primary road network; subject to 

measures to limit car trips to school being secured and implemented within a 

School Travel Plan. Satisfactory provision would be made for cycle parking. 

Adequate provision for servicing and the storage and collection of refuse and 

recyclables would be provided. The proposal is thereby in accordance with policy 

T1 of the Core Strategy 2011, policies DM H5, DM J1, DM J2, DM J4, DM J5 and 

DM J6 of the of the Development Management Local Plan (2013) and SPD 

Transport Policy 34 of the Planning Guidance Supplementary Planning Document 

(2013). 

4. Residential Amenity: The impact of the proposed development upon 

neighbouring occupiers is considered acceptable. Due to the relationship of the 

proposed building to residential neighbours and its position, height and bulk, it is 

considered that the proposal would not materially affect the outlook from, and light 

to, neighbouring properties. Residents' privacy would not be affected to an 

unacceptable degree. Measures would also be secured by condition to minimise 

noise and disturbance to nearby occupiers from the operation of the proposed 

school. In this regard, the development would respect the principles of good 

neighbourliness, and thereby satisfy policies DM A9, DM G1 and DM H11 of the 


5. Sustainability: The proposal would seek to minimise its environmental impact, 

including measures that would conserve energy, materials and water, reduce air, 

noise and water pollution, and promote sustainable waste behaviour. It is 

considered that the development would not have an adverse impact on a 

watercourse, flood plain or flood defences, and the implementation of a 

sustainable urban drainage strategy would be required by condition to ensure 

there is no adverse impact on localised flooding. Policies DM H1, DM H2 and DM 

H3 of the Development Management Local Plan (2013), policies CC1, CC2, CC3, 

and CC4 of the Core Strategy (2011) and policies 5.2, 5.7 and 5.13 of the London 

Plan (2011) are thereby satisfied.

6. Access and Crime Prevention: Subject to conditions the development would 

provide a safe and secure environment, and would be accessible to all users in 


(2013), policy TN1 of the Core Strategy (2011) and policies 7.2 and 7.3 of The 

London Plan (2011). 

--------------------------------------------------------------------------------------------------------------------- 




Application form received: 18th February 2013 








Thames Water - Development Control 

Transport For London - Land Use Planning Team 


Transport For London - Land Use Planning Team 

Dated: 

18.03.13 

20.03.13 

18.03.13 

08.04.13 


Letters from: 

Dated: 

Church Of Grace Ministries (White City) C/O Islington Methodist Church Palmer Place 

N7 8DH 12.04.13 

NAG 12.04.13 

NAG 12.04.13 

Nag 16.04.13 


1.1 The site is comprised of a collection of single and two storey buildings to the west 

of Our Lady of Fatima Church, sitting to the south of Commonwealth Avenue between 

India Way to the west and Canada Way to the east, forming Pope John Catholic 

Primary School. Residential properties are located opposite the site on Commonwealth 

Avenue, India Way and Canada Way. Currently the main school entrance for pupils 

and a vehicular access to the school site (to a number of staff car parking spaces) is 

from Commonwealth Avenue to the north. To the south of the site, fronting India Way, is 

White City Community Centre. To the rear of this, fronting a pedestrian route, is White 

City Senior Residents Group Drop in Centre, to the east of which, towards Canada

Way, is Hammersmith North Area Housing Office. The site, which is in the White City 

Estate, has an area of 0.56 hectares. 

1.2 The application site also includes the Fatima Parish Centre situated to the 

northwest of the school on the junction between Commonwealth Avenue and India Way. 

The Fatima Parish Centre is a part single and part two storey building. The property 

was, until recently, in use as a single parish-run community centre. The centre closed in 

May, due to its poor condition. 

1.3 The site is not located within a conservation area; the nearest being on the 

western side of Bloemfontein Road at c.110 metres away; and at Hammersmith Park to 

the southeast (close to 200m away). To the south east of the school site, and 

incorporating a strip of the school playground at its southernmost point, is the 

designated nature conservation area and open space known as `White City Community 

Garden'. 

1.4 The site is located in the Environment Agency's Flood Risk Zone 1; an area at 

lowest risk of flooding. The site has a public transport accessibility level (PTAL) of 4, 

which is good. The site is located within the White City Opportunity Area and its 

Housing Estate Regeneration Area (WCOA2). 

1.5 Various planning applications have been submitted in relation to the school, most 

significantly in recent times for the construction of a nursery building to the eastern side 

of the site, which was approved in 1994 (1994/00389/FUL) and has subsequently been 

implemented. 

1.6 Pope John School is an oversubscribed one-form entry primary school. It has 

become a priority for the Council to increase the number of school places available in 

high achieving schools, where this is feasible and there is an identified need for 

additional places. The school is currently accommodating a `bulge' class to cope with 

additional demand (where an additional 30 children have been accommodated above 

the standard 210 intake). In addition to the seven standard classes and one bulge 

class, there is an existing 30 (full time equivalent) place nursery. It is proposed in this 

scheme to permanently increase the capacity of the school from 210 children to 420 

children plus continue to provide a 30 (full time equivalent) place nursery by extending 

the school and becoming a 2-form entry school. The extended school would require 17 

(full time equivalent) additional members of staff (there are currently 30 full time 

equivalent staff). 

1.7 Additional classrooms and ancillary space are required to achieve the increased 

intake of children. It is therefore proposed to demolish the Fatima Parish Centre and to 

construct a new two storey school building at this location, fronting on to India Way. The 

new building would also incorporate the school's nursery, and the existing nursery 

building would be demolished. The Fatima Parish Centre would be relocated to part of 

the existing school buildings in the central northern part of the site fronting 

Commonwealth Avenue, this building being separated off from the existing school to 

create its own curtilage. 

1.8 The school have been undertaking a statutory consultation in relation to the 

possible expansion of the school. Neighbours and parents have been made aware of 

the school's intentions since July 2012 and have been provided with information relating 

to the nature of the proposal. An open 'drop in' session was held in September 2012 as

part of an informal consultation process. Officers are advised by the applicant that 

approximately 40 people attended the session at which they were invited to complete a 

feedback questionnaire on the proposals; and that comments received were supportive 

of the proposal. Officers are also advised that a handful of respondents were 

concerned about the loss of the Fatima Parish Centre, but were reassured that it would 

be re-provided as part of the proposal. 

1.9 Prior to the submission of the planning application the applicants also engaged 

with the Council in pre-application discussions, and took part in a Design Review Panel 

on 11th December 2012. The Design Review Panel's conclusions were that the scale, 

bulk, massing, layout and proportion of the proposed building were acceptable. It was 

suggested that materials might be simplified, and that render should generally be 

replaced with brickwork. The colours used in the main elevations were supported. It 

was identified that there was the opportunity to create a strong focus point on the 

junction of Commonwealth Avenue and India Way, and that this could be achieved by 

continuing the brick façade on this corner, 'peeling back' the brickwork to introduce slots 

and create a distinctive element on the corner (for example a cross). These design 

suggestions have subsequently been incorporated into the scheme which forms this 

planning application. 

2.0 PUBLICITY AND CONSULTATIONS 

2.1 The planning application has been advertised by way of three site notices, a press 

advert and individual notification letters to 322 neighbouring properties. 

2.2 Four responses have been received, all of these being from members of the 

Church of Grace who utilised the Fatima Centre prior to its recent closure. The Church 

of Grace is currently looking to relocate to a new venue suitable for their church 

activities. 

2.3 The responses received object to the proposal, and raise the following comments 

in summary: 

Have been using the Fatima Community Centre for the last thirty years as a place for 

worship and outreach work to help the community; Over 120 members meet every 

Sunday; What provisions would be made available for relocation; Fatima Community 

Centre is a focal point on the estate; Staff have transformed the community and made 

White City Estate a place where people are now happy to live and bring up their 

families, the crime level is low; The centre helps the South American community and by 

closing the Fatima Community Centre, the loss would be felt throughout London; The 

centre helps the old and the young; the local community have sustained the centre; The 

Church was only given seven weeks notice of the closure of the centre; Church have 

been unfairly treated since it is difficult if not impossible to find a place of worship within 

this notice period; Agree a school is needed, but also need to consider the needs of the 

community in the wider perspective and the interest and importance of all service users 

and their needs. 

2.4 Officers' response: It is acknowledged that the Church of Grace were one of the 

users of the Fatima Parish Centre, prior to its recent closure on the grounds that the 

building was unfit to use. The proposed relocation of the Parish Centre would improve 

facilities in the longer term. It is not intended to close the Parish Centre permanently, 

and therefore this 'loss' of the facility would only be temporary. The applicants have

stated that, in the meantime, they would seek to help accommodate existing users of 

the Fatima Centre, but have also stated that none of the users have requested their 

assistance. It is noted that there are other nearby community facilities which may be 

available for use as alternative facilities, including the adjacent White City Community 

Centre. The applicants have stated that once the parish centre has relocated all the 

former users would be welcome to apply to use the new facilities. The Council has 

assessed this application in light of the Equality Act 2010 (see para 3.57 below) and it is 

considered that the proposed development would not affect any particular community to 

an unreasonable or disproportionate degree, and that in the longer term the proposal 

would secure improved facilities to the benefit of all communities. 

2.5 White City Residents' Association, Wormholt Estate Tenants' and Residents' 

Association, White City Neighbourhood Forum and White City Community Association 

were consulted on this application, but no replies have been received. 

2.6 Thames Water were consulted and have responded with no objection to the 

impact of the proposal on water infrastructure. In terms of the impact on local sewerage 

networks, Thames Water advises that a scheme for the suitable removal of surface 

water using SUDS (as per policy 5.13 of The London Plan) is required in order to avoid 

surcharge of existing sewers. Alternatively as a minimum the proposed combined flows 

/ volumes from the site should not exceed the current ones. A surface water 

management scheme would be required by condition (condition 13). 

2.7 The Environment Agency have raised no objection to the proposed development. 

2.8 Transport for London have requested that a Construction Logistics Plan (CLP), as 

referred to in the London Freight Plan, which identifies efficiency and sustainability 

measures to be undertaken while developments are being built, and a Delivery and 

Servicing Plan (DSP), as referred to in the London Freight Plan, which identifies 

efficiency and sustainability measures to be undertaken once developments are 

operational, are submitted to and approved by LBHF in conjunction with TfL before 

construction work commences on site. 56 cycle spaces are proposed, which is in 

accordance with the standards set out in the TfL's cycle parking guidelines. Cycle 

parking should be located in an accessible, convenient, secure and sheltered area. In 

addition, CCTV coverage of the area should be provided, as well as shower and 

changing room facilities. 

2.9 The Metropolitan Police's Crime Prevention Design Advisor has been consulted 

but to date no response has been received. 

2.10 The London Fire and Emergency Planning Authority have been consulted but to 

date no response has been received. 

2.11 Hammersmith & Fulham Action on Disability have been consulted but to date no 

response has been received. 

3.0 PLANNING CONSIDERATIONS 

3.1 The main planning issues in this case are considered to be: 

i) The principle of the expansion of the school and the demolition of both the existing 

Fatima Parish Centre and nursery and relocation of both facilities within the 

redevelopment;

ii) The design and impact of the proposed new school building on the streetscene 

and the amenities of neighbouring occupiers; 

iii) The impact of the proposed increase in school capacity on traffic and parking in 

the area and the effects on residential amenity due to noise and disturbance; 

iv) Energy, crime prevention, access, contaminated land and flood risk issues. 

SCHOOL EXPANSION AND ASSOCIATED DEMOLITION 

3.2 Paragraph 72 of the National Planning Policy Framework states that `The 

Government attaches great importance to ensuring that a sufficient choice of school 

places is available to meet the needs of existing and new communities. Local planning 

authorities should take a proactive, positive and collaborative approach to meeting this 

requirement, and to development that will widen choice in education. They should 'give 

great weight to the need to create, expand or alter schools' and .....'work with schools 

promoters to identify and resolve key planning issues before applications are 

submitted'. The Government's Policy Statement `Planning for Schools Development' 

(August 2011) also sets a presumption in favour of school development, stating that 

local authorities should make full use of their planning powers to support schools 

applications. 

3.3 Pope John School is located with the designated White City Opportunity Area. 

Core Strategy Strategic Policy WCOA states that `The existing estates community must 

be able to benefit from regeneration of the area through access to jobs, better local 

facilities, better and more suitable housing, and improved environmental conditions'. 

Strategic Site and Housing Regeneration Area policy WCOA2 also aims to promote 

development which will result in social and economic regeneration and enable the 

existing diverse community to thrive within a more mixed and sustainable community. 

The Core Strategy's Borough Wide Strategic Policy CF1 states that `The council will 

work with its strategic partners to provide borough wide high quality accessible and 

inclusive facilities and services for the community by - encouraging the co-location of 

community facilities and services where opportunities arise -seeking the improvement of 

school provision, including improvement and/or expansion of primary schools through 

the primary school capital programme, protecting all existing community facilities and 

services throughout the borough where there is an identified need'. The emerging 

White City Opportunity Area Draft Planning Framework identifies that there is currently 

unmet childcare need in the north of the borough, which will become more severe with 

development in the opportunity area. It states that the only nursery school in the 

opportunity area, located in White City Estate is at capacity and that all primary schools 

in and close to the opportunity area are full, with the exception of Canberra School 

which since coming out of `special measures' is filling and is expected to be at capacity 

soon. It identifies that in the short term there may be an option to add one additional 

form of entry at a local school. 

3.4 Policy DM D1 of the Development Management Local Plan states that `Proposals 

for new or expanded community uses should meet local need, be compatible with and 

minimise impact on the local environment and be accessible to all in the community 

they serve', and that Ìn any development proposal, existing community uses should be 

retained or replaced, unless there is clear evidence that there is no longer an identified 

need for a particular facility'. 

3.5 In terms of the demand for the expansion of the capacity of a school in this 

location, admissions statistics for Pope John School have shown an increase in the

number of applications for places, which demonstrate that in both 2012/13 and 2011/12 

the school had more than twice as many applications as places, with 79 and 77 

applications respectively in each period for the 30 places available. 

3.6 As Pope John School provides a faith-based Roman Catholic education it is 

considered that the demand for additional places at this school could only be met on 

this site or at nearby Roman Catholic primary schools. It is apparent that there is only 

one other Roman Catholic primary school in the borough north of central Hammersmith, 

which is the Good Shepherd RC Primary School on Gayford Road. However, Good 

Shepherd is located a mile southwest of Pope John School. Due to the low number of 

Roman Catholic primary schools in the borough and the distance of this school from 

Good Shepherd RC Primary School and other Roman Catholic schools in the borough, 

it is considered that the provision of additional places at one of the other schools 

identified would not meet the needs of children and families in this part of the borough. 

Pope John School thereby propose to expand its capacity to accommodate the demand 

for places in this part of the borough, and though it is acknowledged that the expansion 

to 60 places per year would still fall short of the current level of applications, it is also 

acknowledged that the 2-form entry is necessary. The aim of the school is to deliver the 

additional places by September 2014, and to phase the increase in capacity over a 

number of years by introducing an additional class each year until there are two classes 

in each year. 

3.7 The applicants have demonstrated that there is significant demand for places at 

the school which is heavily oversubscribed. The proposal would enable the school to 

effectively double its annual intake and this is supported by the Local Education 

Authority, as part of a strategy to expand capacity at popular primary schools in the 

borough to meet rising demand. The school is one of only two Roman Catholic schools 

in this part of the borough which limits the scope for meeting the specific demand for 

Catholic primary school places in the locality. Furthermore, there is a general shortage 

of primary school places in the north of the borough. The proposal would therefore 

assist in meeting the demand for Catholic primary school places. If planning permission 

were to be forthcoming, the applicants would hope to have the development ready in 

time for the September 2014 intake. This would provide substantial public benefits as 

defined in the NPPF. The proposed school expansion would also be in line with the 

aims of White City Opportunity Area Core Strategy Strategic Policy, Strategic Site and 

Housing Regeneration Area policy WCOA2 and Borough Wide Strategic Policy CF1 

along with Development Management Local Plan Policy DM D1. 

3.8 As part of the development it is proposed to demolish both the existing nursery 

building in the south eastern corner of the site and the existing Fatima Parish Centre in 

the north western corner of the site. It is considered that incorporating the nursery class 

within the school would be of benefit in terms of maximising the open space available 

on the enlarged school site. 

3.9 The existing Fatima Parish Centre was closed by Westminster Dioceses, its 

operator, in late May this year due to its poor condition. The Fatima Parish Centre would 

be relocated to the existing school hall, this part of the existing school site being 

separated off to create its own curtilage and a replacement school hall would be 

provided in the new school building. The proposed relocation would position the Fatima 

Parish Centre adjacent to the church and presbytery, which is considered to be a more 

practical location than the existing separation of the two. At present the location of the 

centre on the corner of Commonwealth Avenue and India Way is considered by the

dioceses to discourage free use of the centre by parish groups, the applicants stating 

that the current facility is used very little by the parish community (its predominant 

purpose) and that the existing school hall facilities are actually used for a number of 

these activities at present, which also demonstrates that the proposed location and 

facilities are better suited to the needs of the parish than the existing Fatima Centre. 

The relocation and refurbishment of the existing school hall would also improve the 

standard of facilities available for use by the wider local community. 

3.10 At present the existing Fatima Parish Centre is located on India Way to the north 

of the White City Community Centre. Both these facilities provide space for local 

community groups to hold events and activities. The Fatima Parish Centre was, until its 

recent closure, used by the local community for events including a computer group, a 

youth group, dominos, kung fu, zumba, Irish dancing and by the Church of Grace, a 

church group unrelated to the parish. On completion of the proposed development the 

Fatima Parish Centre facilities would be provided in the previous school hall and 

adjacent areas. These areas would be remodelled internally and fully refurbished to 

provide up to date facilities which better meet the needs of the parish and local 

community. During the construction period the school have agreed to assist local 

community groups by allowing use of the existing school facilities, wherever possible, as 

an alternative temporary solution until the new Fatima Parish Centre facilities are 

completed. It is also possible that existing users of the centre would seek to relocate to 

other nearby facilities, including the adjacent White City Community Centre. The 

applicants have stated that to date none of the former users of the Fatima Parish Centre 

have sought their assistance to relocate their activities following the closure of the 

existing Centre. It is intended that the use of the relocated Fatima Parish Centre would 

be maximised, with parish and other local community groups being encouraged to make 

effective use of the refurbished space. The dioceses intend to publicise the new 

facilities local and to welcome applications for use from any group, including users of 

the former Fatima Parish Centre. It is therefore considered that the relocation of the 

Fatima Parish Centre would provide improved community facilities and would be in line 

with the aims of Borough Wide Strategic Policy CF1 of the Core Strategy and policy DM 

D1 of the Development Management Local Plan. 

3.11 The existing school currently also provides accommodation for local community 

use outside normal school hours. At present it is used by a breakfast club, after school 

clubs, for parish activities and by QPR Football Club. It is intended that the new facilities 

proposed in this application would allow the school to better provide facilities for 

community use, and as such the building has been specifically designed to facilitate out 

of hours use. The new school building would provide a single court internal sports 

facility, meeting rooms and ICT for school controlled occasional pre-planned community 

use outside of the school day. The school intend to provide learning programmes for 

parents and the local community, both within and beyond the school day, and services 

before and after the school day to assist with childcare. The use of the school by the 

local community would be controlled by a suggested condition (condition 6). 

3.12 It is noted that the southernmost strip of the school playground and the treed open 

space to the south east of the school is the designated nature conservation area and 

open space known as `White City Community Garden'. The designated area also 

incorporates the Hammersmith North Area Housing Office building. Policy DM E1 of the 

Development Management Local Plan seeks to reduce open space deficiency and to 

improve the quality of, and access to, existing open spaces. Policy DM E3 of the 

Development Management Local Plan seeks to protect nature conservation areas from

development likely to cause demonstrable harm to their ecological (habitats and 

species) value. The main potential for impact of the proposed development upon the 

open space and nature conservation area would be the demolition of the nursery 

building which lies to the north of the community garden. The new built development 

proposed is located at some distance from this area of the site, however; and it is 

considered that the proposal would not be harmful to the quality of the designated open 

space or nature conservation area. 

3.13 The proposed new building and demolition of the nursery would impact on the 

open space within the site. It is considered on balance, however, that the c.200sq.m 

loss of open space on the site would be justifiable in view of the improved school 

facilities the development would result in and the rationalisation of the remaining play 

space. The demolition of the existing nursery would create a more useable area of 

playspace on the eastern side of the site. It is proposed to create a new multi use 

games area in the north eastern corner of the site which would allow a range of sports 

to take place with a separately fenced court. To the south of the new school building it 

is proposed to create a new landscaped playspace. It is considered that the two new 

areas of playspace together with the remaining open areas on the eastern side of the 

site would compensate for the small overall reduction in playspace and therefore would 

be acceptable in this instance. 

DESIGN 

3.14 Paragraph 58 of the NPPF states that planning decisions should aim to ensure 

that developments 'will function well and add to the overall quality of the area, not just 

for the short term but over the lifetime of the development; establish a strong sense of 

place, using streetscapes and buildings to create attractive and comfortable places to 

live, work and visit; optimise the potential of the site to accommodate development, 

create and sustain an appropriate mix of uses (including incorporation of green and 

other public space as part of developments) and support local facilities and transport 

networks; respond to local character and history, and reflect the identity of local 

surroundings and materials, while not preventing or discouraging appropriate 

innovation; create safe and accessible environments where crime and disorder, and the 

fear of crime, do not undermine quality of life or community cohesion; and are visually 

attractive as a result of good architecture and appropriate landscaping'. Paragraph 60 

states 'Planning policies and decisions should not attempt to impose architectural styles 

or particular tastes and they should not stifle innovation, originality or initiative through 

unsubstantiated requirements to conform to certain development forms or styles. It is, 

however, proper to seek to promote or reinforce local distinctiveness'. 

3.15 London Plan policy 7.1 requires that all new development is of high quality that 

responds to the surrounding context and improves access to social and community 

infrastructure, contributes to the provision of high quality living environments and 

enhances the character, legibility, permeability and accessibility of the surrounding 

neighbourhood. 

3.16 London Plan policy 7.4 states that 'Buildings, streets and open spaces should 

provide a high quality design response that: a) has regard to the pattern and grain of the 

existing spaces and streets in orientation, scale, proportion and mass, b) contributes to 

a positive relationship between the urban structure and natural landscape features, c) is 

human in scale, ensuring buildings create a positive relationship with street level activity 

and people feel comfortable with their surroundings, d) allows existing buildings and

structures that make a positive contribution to the character of a place to influence the 

future character of the area, and e) is informed by the surrounding historic environment'. 

Policy 7.6 of the London Plan requires development to be of high architectural quality 

that is of a scale that is compatible with the surrounding area that makes a positive 

contribution to the immediate, local and wider area. 

3.17 Relevant local policies concerning the design of the proposed development 

include DM G1 of the Development Management Local Plan and policy BE1 of the Core 

Strategy. 

3.18 Policy BE1 of the Core Strategy 2011 states that 'Development should create a 

high quality urban environment that respects and enhances its townscape context and 

heritage assets. There should be an approach to accessible and inclusive urban design 

that considers how good design, quality public realm, landscaping and land use can be 

integrated to help regenerate places. In particular, development throughout the borough 

should be of the highest standard of design that respects local context and character 

and should protect and enhance the character, appearance and setting of the borough's 

conservation areas and its historic environment'. 

3.19 Development Management Local Plan policy DM G1 states that `development will 

be permitted if it is of a high standard of design and compatible with the scale and 

character of existing development and its setting'. It the use of innovative and 

contemporary materials will be welcomed, provided these enable the design to be 

sensitively integrated into the existing built form and landscape. All proposals must be 

formulated to respect: 

a) the historical context and townscape setting of the site, and its sense of place; 

b) the scale, mass, form and grain of surrounding development; 

c) the relationship of the proposed development to the existing townscape, 

including the local street pattern, local landmarks and the skyline; 

d) the local design context, including the prevailing rhythm and articulation of 

frontages, local building materials and colour, and locally distinctive architectural 

detailing, and thereby promote and reinforce local distinctiveness; 

e) the principles of good neighbourliness; 

f) the local landscape context and where appropriate should provide good 

landscaping and contribute to an improved public realm; and 

g) sustainability objectives; including adaptation to, and mitigation of, the effects of 

climate change; 

h) the principles of accessible and inclusive design; and 

i) the principles of Secured by Design. 

3.20 The proposal involves the demolition of the existing Fatima Centre and the nursery 

accommodation block to the school, to which there are no objections. These post war 

buildings are not of any architectural or historic interest. There are no objections to the 

demolition of the linking elements to allow separation of the existing school building 

from the existing school hall which would be remodelled to provide replacement 

community facilities following demolition of the Fatima Centre. 

3.21 The proposed two storey school building to replace the existing Fatima Parish 

Centre would provide a strong corner in urban design terms to the junction of 

Commonwealth Avenue and India Way. The height and massing of the building are 

considered appropriate for this location and provide sufficient enclosure to the street. 

The corner of the building would be marked with fixed glazing in the shape of a cross

which would be illuminated from within at night and would create a subtle symbol of the 

identity of the school in the streetscene. The corner element of the building would be 

constructed in Staffordshire Blue brick, which is grey in colour but has a blue tinge. An 

active frontage at ground floor level would be provided to India Way including the main 

entrance and reception to the school and to Commonwealth Avenue. The whole 

building would be set back from the street behind a low boundary treatment to create 

defensible space, but part of the ground floor around the entrance on India Way would 

be further recessed to allow space for waiting parents to gather off the pavement. 

3.22 At first floor level on either side of the entrance on India Way and at first floor level 

on part of the Commonwealth Avenue elevation the brickwork would be relieved by a 

glazed terracotta tiling system to provide articulation, colour and visual interest, which is 

considered particularly important where the void above the new school hall on 

Commonwealth Avenue limits the potential for windows. Six ceramic long rectangular 

shaped tiles each of a different colour would be arranged vertically in each panel and 

they would be evenly spaced against a two tone horizontal striped background which 

would be consistent across the elevation. The first floor elevation would be subdivided 

into five equal height panels within each bay and the arrangement of the colour of the 

tiles would mirror vertically from one panel down to the next. The colour pattern would 

repeat across the each bay to ensure that no two adjacent tiles (either vertically or 

horizontally) are the same colour and that only two colour arrangements are ever 

required. Details of material samples and the range of colours and the colour pattern 

for the ceramic tiles would be subject to a condition (condition 7). The southern and 

eastern elevations of the proposed building would be in brick. 

3.23 The proposal was reviewed by the Council's Design Review Panel in December 

2012. The DRP strongly supported the use of colour and the creation of a distinctive 

corner feature to create a focus in the streetscene and give the building character. The 

proposals were revised prior to submission of the application in order to reflect the 

suggestions of the DRP including a simplification of the material palette to remove areas 

of render and amendments to the design of the brick and glass corner feature. 

3.24 The proposed landscaping plan would enhance the play areas across the site and 

provide new soft landscaping, which currently contains few trees and little soft 

landscaping. 

3.25 The proposals would meet the needs of the school, allowing it to expand and 

improve its facilities, while improving the appearance of the streetscene and adding 

visual interest to the townscape. The proposal makes good use of the available land 

and will enhance the quality of the built environment in the local area. 

IMPACT ON NEIGHBOURS 

3.26 The proposed new school building would consist of a detached, primarily two 

storey building fronting located on the junction of India Way and Commonwealth 

Avenue. The new building would be similar in scale to the existing Fatima Centre on the 

corner and along the site's northern boundary with Commonwealth Road, with only 

some minor infilling versus the current situation and a slight increase in height. The 

proposed building would be similar in scale along its western India Way frontage, the 

significant difference being that it would extend significantly further south than the 

existing Fatima Centre whilst maintaining a similar building line in relation to its 

projection towards India Way. Along the India Way frontage there would be an overhang

at first floor level, with the majority of the ground floor being variably recessed to form 

shallow covered areas. The main school entrance would be relocated to a slightly south 

of centre position on this elevation, relocating the current main school entrance from 

Commonwealth Avenue and being further south than the entrance to the existing 

Fatima Centre on India Way. There would be single storey elements on the north 

eastern side of the new building and at its southern end, where there would also be a 

canopy adjacent to the playground to the south of the building. 

Daylight and sunlight 

3.27 The nearest residential properties to the proposed new building are on the 

opposite sides of Commonwealth Avenue to the north, and India Way to the west. There 

is also a flat associated with the school located above the part of the school which 

would be converted to form the new Fatima Parish Centre. On the northern side of 

Commonwealth Avenue opposite the site sits a five-storey brick built residential building 

typical of the White City Estate with south facing windows and balconies. This building 

forms part of Havelock Close and its southern flank wall is a minimum of 18m from the 

northern flank wall of the new school building. To the west, on the opposite side of India 

Way, sits Malabar Court, an untypical building within the White City Estate with 

alternately angled bay windows which rises from two-storeys at its southern end to fivestoreys 

centrally, with a taller core behind, and falls back to three storeys at its northern 

end. At the closest point of its projecting bay windows Malabar Court is 15m from the 

closest point of the proposed building, the inverted sections of Malabar Court's 

elevations being an additional metre away from the proposed building. The first floor flat 

within the school site has westerly facing windows which would look towards the 

proposed school building, however these are located a minimum of 24m from the 

proposed building. To the south of the site, adjacent to the proposed building sits the 

White City Community Centre. This building is to the south and a minimum of 22m from 

the building and would not be detrimentally impacted upon by the proposed building. 

3.28 The proposed building has been designed to ensure that the development would 

not intrude across a 25-degree vertical angle taken from the centre of the lowest 

windows in both Malabar Court and Havelock Close, and also the first floor flat within 

the site, and would therefore pass the initial BRE test for windows opposite proposed 

development and would thereby ensure that suitable sunlight and daylight to habitable 

rooms would be maintained following the construction of the scheme. It is therefore 

considered that no significant loss of sunlight or daylight would therefore occur to the 

nearest residential windows. 

Outlook 

3.29 The only views of the proposed new school building for residential properties 

would be from opposite the site to its north and west. As discussed with regards to 

daylight and sunlight, at the closest point of its projecting bay windows Malabar Court to 

the west is 15m from the proposed building and Havelock Close to the north is a 

minimum of 18m from the proposed building. The first floor flat within the school site has 

westerly facing windows which would look towards the proposed building, however 

these are located a minimum of 24m from the proposed building. The height of the 

proposed building on its northern and western elevation faces would be 7.6m, in 

comparison with the maximum height of the existing Fatima Parish Centre of 6.3m. 

Given the distances that the nearest residential windows are away from the proposed 

building it is considered that there would not be any detrimental reduction in outlook to 

neighbouring residential properties as a result of the 1.3m increase in height of the 

building. It is acknowledged that the building would extend southwards of the existing

Fatima Parish Centre and would also infill some single storey areas in comparison with 

the existing building on its northern and western sides. The building would be similarly 

positioned and generally only slightly higher than the existing structure. For these 

reasons, it is not considered that outlook of residents to the west and north would be 

materially compromised. 

Privacy 

3.30 In terms of privacy, SPD Housing Policy 8 of the Planning Guidance 

Supplementary Planning Document states that new windows should normally be 

positioned so that the distance to any residential windows is not less than 18 metres as 

measured by an arc of 60 degrees taken from the centre of the proposed new window. 

The proposed windows in the northern elevation facing Havelock Close would comply 

with this standard as they would be a minimum of 18m away from the nearest 

residential windows. Similarly the windows facing the first floor sat within the school site 

would be a minimum of 24m from the closest proposed first floor window in the new 

building and would therefore comply with this standard. The proposed windows on the 

western elevation facing Malabar Court would, however, not meet this standard, falling 

short, at the closest point, by 3m. It is noted, however, that the existing Fatima Parish 

Centre has ground and first floor windows facing Malabar Court in similar positions to 

those proposed in the replacement building, and that the southernmost part of the 

building would only have ground floor windows which would be set back beneath the 

first floor overhang. These existing windows at Malabar Court face onto the street, and 

would still be set a good distance away, across the highway. It is considered that the 

relationship between the windows in the proposed school building and Malabar Court 

would thereby not result in overlooking to the detriment of the privacy of residential 

occupiers at that property. 

Noise/disturbance 

3.31 In terms of the use of the buildings and their impact on residential properties it is 

acknowledged that there would be increased activity on the site as a result of the 

increase in numbers of pupils, especially at the beginning and end of each school day. 

Currently a maximum total of 300 pupils use the playgrounds at any one time. 

Following the development play times would be staggered, limiting a maximum number 

of 240 pupils outside at any one time in order to limit the impact of the additional 

numbers of children using the playgrounds. The existing playspace opposite Malabar 

Court would no longer be for older pupils and noisy play but would be redesigned as an 

Early Years Foundation Stage pupils learning space, involving quieter activities than is 

currently the case. A School Management Plan would be required by condition 

(condition 16) which would detail the numbers using the external play areas, the number 

and times of recreation times as well as other issues such as the staffing at the school 

gates to control the potential for noise and disturbance. 

3.32 In order to protect the existing residential amenities of surrounding occupants in 

respect of the potential noise and disturbance arising from within the building, conditions 

are proposed to control noise output from activities and plant/equipment as well as 

nuisance from kitchen odours and any external lighting, to ensure that the proposal 

accords with Development Management Local Plan policies DM H9, DM H10 and DM 

H11 (conditions 21, 22, 23, 24 and 25).

HIGHWAYS and PARKING 

3.33 The NPPF requires developments that generate significant movement are located 

where the need to travel will be minimised and the use of sustainable transport modes 

can be maximised, and development should protect and exploit opportunities for the use 

of sustainable transport modes for the movement of goods or people. 

3.34 Policies 6.1, 6.3, 6.10, 6.11 and 6.13 of The London Plan set out the intention to 

encourage consideration of transport implications as a fundamental element of 

sustainable transport, supporting development patterns that reduce the need to travel or 

that locate development with high trip generation in proximity of public transport 

services. The policies also provide guidance for the establishment of maximum car 

parking standards. 

3.35 Core Strategy policy T1 supports The London Plan. Policy DM J2 of the 

Development Management Local Plan set out vehicle parking standards, which brings 

them in line with London Plan standards and circumstances when they need not be met. 

However, there are no specific parking requirements for schools and each application is 

assessed on its own merits. 

3.36 The increase in the school from a 1 to a 2 form entry would be incremental on an 

annual basis, with one additional class per year from 2014. There have been detailed 

discussions between officers and the school around the potential impacts of this 

increase in the size of the school on the public highway and parking. In the last couple 

of months positive steps have been taken to increase the number of initiatives at the 

school to encourage sustainable travel and secure their travel plan on the TFL STAR 

accreditation system. Information has been submitted with this application support the 

assertion that the school will reduce vehicular travel as 87% of children who attend 

currently live within easy walking distance. Further work with the Council's School 

Travel Planning Advisor would ensure the level of car use is significantly reduced 

further, even with the increase in numbers of children as a result of the proposal. Most 

of the new pupils are expected to be from within the White City Estate and therefore 

within easy walking distance of the school. The impact on highways as a result of 

vehicles parking on-street and dropping off / picking up children is directly linked to the 

trip generation mode share through the travel plan, and therefore the travel plan 

underpins the whole expansion of the school. Officers are satisfied that the impact of 

the development on on-street parking in the vicinity of the site can be sufficiently 

controlled through the school's travel plan, particularly given that the increase in pupil 

numbers would be incremental. 

3.37 Neither the Development Management Local Plan nor The London Plan state 

specific parking requirements for D1 uses. The existing ten staff car parking spaces on 

site would be reduced to six spaces (one of which would be wheelchair accessible) to 

be shared by the school and the replacement Fatima Parish Centre. The removal of 

four of the existing car parking spaces would encourage a reduction in car use by staff 

and is targeted in the school's travel plan and would be acceptable in accordance with 

both sustainable travel policies (London Plan policy 6.13 and Table 6.2) and the fact 

that the site has a good level of accessibility at PTAL 4. School visitors with mobility 

issues, including blue badge holders, would need to discuss travel arrangements with 

the school on an individual basis.

3.38 A swept path analysis has now been provided to show a vehicle can access each 

of the new six car parking spaces. 

3.39 With regards to cycle parking, stands are proposed which would result in provision 

for storage of sixty six bicycles. London Plan policy 6.9 and Table 6.3 require 1 parking 

space per 10 staff or students. The proposed provision would exceed this requirement 

and is therefore considered to be acceptable in this regard. There are also forty 

children's scooter spaces proposed. A condition is recommended to ensure the 

permanent provision of secure and weatherproof cycle and children's scooter storage 

(condition 19). 

3.40 There are two existing vehicular accesses to the site, one to Commonwealth 

Avenue to the north and one for emergency access only to Canada Way. Both 

accesses would be relocated as part of the proposed development, the access onto 

Commonwealth moving 4 metres westward and the access onto Canada Way moving 

16 metres southwards. This latter access onto Canada Way would be used by 

emergency vehicles only and the school have confirmed this in writing. 

3.41 Information has been provided in relation to servicing of and deliveries to the 

extended school which demonstrates that there would not be a significant increase in 

comings and goings in this regard. The arrangements would be as per existing, with the 

majority of servicing taking place early in the morning or during the school day to ensure 

there is no conflict with the peak school times. The servicing arrangements, including 

management of delivery times, numbers and sizes of vehicle, would form part of a 

service management plan to be submitted and approved as a condition of a planning 

approval (condition 18). Subject to this condition, the proposed servicing for the school 

is considered satisfactory. 

3.42 Given that the site would continue to operate throughout the construction period a 

construction logistics plan is required by condition in order to mitigate any detrimental 

impact (condition 20). This would also require that no deliveries should occur during 

peak times or conflict with school peak times. 

3.43 With regards to the relocated Fatima Parish Centre, information has been provided 

regarding its existing and potential proposed uses and a comparison of the old and new 

facilities. It is clear that the main hall would not be significant larger than that in the 

existing facility and therefore it is not expected that this relocation would result in a 

significant increase in trips for any new clubs or meetings that may occur at the 

relocated centre as its capacity is not significantly increasing. It is considered 

necessary, however to require by condition a community centre travel plan to monitor 

the use of the relocated parish centre (condition 39). Public transport information and 

information on the management of the car park should be made available to users of 

the centre and sustainable travel should be encouraged. Generally community centres 

do attract 'local' users, but the provision of a travel plan would provide the opportunity to 

record this information and sufficiently address any concerns relating to an increase in 

use of the improved facilities. 

3.44 Details of an access management strategy for the school, nursery and Fatima 

Parish Centre which would include information on the pedestrian and vehicular 

accesses, coach information and how the car park would be managed are required by 

condition (condition 42) in order to ensure no detrimental impact of the development 

upon the surrounding highways. The access management strategy would be a live

document that should be annually reviewed to address any highways issues that may 

arise once the buildings are occupied, and would also provide a mechanism to monitor 

the impact of the development on the surrounding highway. 

3.45 Suitable storage space for refuse and recycling is required to be provided. It is not 

acceptable for waste material to be left on the highway for extended periods of time. A 

refuse storage area has been indicated close to the proposed school kitchen and would 

be accessed via the relocated vehicular access from Commonwealth Avenue. Details 

of refuse and recycling storage consistent with the requirements set out in the Planning 

Guidance Supplementary Planning Document (2013) are required by condition 

(condition 26). 

SECURED BY DESIGN 

3.46 London Plan policy 7.3 requires new development to incorporate crime prevention 

measures to provide a safe and secure environment. Policy DM G1 of the Development 

Management Local Plan requires developments to incorporate the principles of Secured 

by Design. The proposed development would be designed to achieve Secured By 

Design certification, and a condition would be attached requiring final details of the SBD 

measures to be incorporated (condition 14). 

ACCESSIBILITY 

3.47 London Plan policy 7.2 requires that new development to embrace the principles 

of accessible and inclusive design, and this is also a requirement of policy DM G1 of the 

Development Management Local Plan. In accordance with this policy position, careful 

consideration has been given to the accessibility of the new school building, and 

extensions. The proposed development would significantly improve access for mobility 

impaired pupils in existing classes as well as in the new building, with the proposed new 

building incorporating lift access. 

3.48 It is therefore considered that the proposed development would ensure ease of 

access for all users, but a condition is recommended to ensure that the development is 

constructed according to these relevant criteria (condition 17). 

ENVIRONMENTAL MATTERS 


3.49 Policies DM H1 and DM H2 of the Development Management Local Plan seek to 

promote development which incorporates measures to reduce carbon dioxide and 

utilises sustainable design and construction methods. An Energy Report has been 

submitted with the application in line with London Plan policy 5.2. This outlines the 

energy efficiency and low/zero carbon measures that would be implemented in order to 

minimise energy use and associated CO2 emissions, and shows that energy efficiency 

and renewable energy measures are planned that would improve performance beyond 

the 2010 Building Regulations requirements. The use of on-site renewables such as 

solar PV, solar water heating and heat pump system are expected to achieve significant 

CO2 emission reductions for the development. 

3.50 The proposed PV panels are to be installed on the roof of the new school building 

at its southern end. The proposed ASHPs and solar collectors are to be located at the 

northern end of the roof of the new building. Natural ventilation stacks would be located 

over the centre of the new building towards its northern end. The energy proposals are

considered to be appropriate for a development of this size. A condition is 

recommended requiring further details for the positioning of the ASHPs, PV panels, 

solar collectors and natural ventilation stacks to ensure their acceptability (condition 31). 

3.51 A commitment has been made for the newly built component of the application to 

aim to meet the 'Excellent' level of BREEAM, in compliance with the London Plan's 

policies on sustainable design and construction (policy 5.3 and associated). 

Flood Risk and Sustainable Urban Drainage Systems (SUDS) 

3.52 Policy DM H3 of the Development Management Local Plan seeks to promote 

development which incorporates measures to reduce water use and the risk of flooding. 

The site is within the Environment Agency's Flood Zone 1 which indicates a low risk of 

tidal flooding. A school is defined as a `more vulnerable' category of development, but 

this is no different from the existing uses on the site. Given the position of the site and 

the existing uses of the buildings, it is considered that the development would not be at 

greater risk from tidal flooding. 

3.53 The outdoor spaces to the school would be enhanced with improved landscaping. 

This is welcomed, as the current site is largely impermeable which directs the majority 

of surface water run-off into the public sewer system, with parts of the site potentially 

susceptible to surface water flooding during a heavy rainfall event. The proposed 

redevelopment provides an ideal opportunity to improve surface water drainage at this 

location, including the integration of sustainable drainage systems (SUDS). The area of 

permeable surfaces to be included within the site would increase as a result of new 

planting and soft landscaped areas, in compliance with London Plan policy 5.13 on 

sustainable drainage. Due to the underlying clay soils the site is generally unsuitable for 

permeable surfaces, however, and it is therefore proposed to attenuate rainwater by 

storing surface run off in tanks for gradual release, which would be adopted for 

1,245sq.m of new hard surfacing and roof space and would reduce surface water runoff 

in line with the 50% minimum reduction targets set in the GLA SPG on Sustainable 

Design and Construction and Core Strategy policy CC2 (condition 13). 

Contaminated land 

3.54 Potentially contaminative land uses (past or present) are understood to occur at, 

or near to, this site. Conditions are recommended to ensure that no unacceptable risks 

are caused to humans, controlled waters or the wider environment during and following 

the development works, in accordance with Borough Wide Strategic Policy CC4 of the 

Core Strategy (2011) and policies DM H7 and DM H11 of the Development 

Management Local Plan (2013) (conditions 32-37). 

Tree protection 

3.55 A condition is recommended requiring the implementation of satisfactory tree 

protection measures for all retained trees, to ensure that the development would not 

have an adverse impact on any trees on site (condition 11). Subject to this condition it 

is considered that the development would be acceptable having regard to its impact on 

trees, in accordance with policy DM E4 of the Development Management Local Plan 

(2013). 

Community Infrastructure Levy (CIL) 

3.56 Mayoral CIL came into effect in April 2012 and is a material consideration to which 

regard must be had when determining this planning application. In this case, the 

application proposes a building and extensions for educational use for which the CIL

levy is set at £0 per square metre. So, the applicant is, in effect, exempt from paying 

CIL. 

EQUALITIES 

3.57 In accordance with the provisions of the Equality Act 2010, the Council is required 

to have due regard to its public sector equality duty. These matters have been 

considered, and officers' view is that the proposal would not affect individual users or 

groups of users of the school or Fatima Parish Centre to an unreasonable or 

disproportionate degree. The applicant's offer of providing alternative accommodation 

for users of the Fatima Parish Centre along with the fact that there are nearby existing 

alternative community facilities, is considered to be an appropriate arrangement in the 

circumstances. In the longer term the proposal would secure improved school and 

community facilities to the benefit of individual users and groups of users. 

4.0 CONCLUSION and RECOMMENDATION 

4.1 Officers consider that the proposed land use is acceptable and that the 

development would provide a valuable community facility which meets an identified 

educational need. The new building is considered to be of an acceptable design having 

regard to the needs of the building's users and the character and appearance of the 

area. It is also considered that the proposal would not result in harmful levels of traffic 

generation or impact on on-street parking, and would not have a demonstrably harmful 

impact on the amenities of surrounding residents. The proposal would deliver a secure, 

environmentally sustainable and accessible development. Subject to conditions, the 

development would not have a further impact on flood risk, nor would it be at risk from 

contaminated land. 

4.2 For these reasons it is recommended that planning permission is granted, subject 

to conditions.

--------------------------------------------------------------------------------------------------------------------- 


Site Address: 

Hammersmith Park South Africa Road London 



Reg. No: 

2013/01084/FUL 

Date Valid: 

04.04.2013 

Case Officer: 

Katherine Wood 


: Wood Lane Conservation Area - Number 42 


31.07.2013

Applicant: 

Mr S Bennett 

C/o The Sports & Leisure Group Ltd 442 Wilford Lane West Bridgford Nottingham 

Notts 

NG2 7RN 

Description: 

Formation of an all-weather football facility comprising of 2no. seven-a-side pitches, 

11no. five-a-side pitches and a two-on-two basketball training court to replace an 

existing all weather pitch, tennis and basketball courts, bowling green and disused 

playground; Erection of a single storey pavilion containing a bar, community multi-use 

room, changing rooms and office; Fencing around and within the site; Lighting columns; 

Hard and soft landscaping; Associated car parking providing 20no. spaces; following 

demolition of existing bowling pavilion, changing rooms, storage building and portacabin. 

Drg Nos: (08)002 Rev A00; (08)003 Rev A00; (08)004 Rev A00;(08)005 Rev A00; 

(08)006 Rev A00; (08)007 Rev A00;(08)008 Rev A00; (08)009 Rev A00; tree removals 

plan 




That the Committee resolve that the Executive Director of Transport and Technical 

Services be authorised to determine the application and grant permission up on the 

completion of a satisfactory legal agreement and subject to the condition(s) set out 

below: 






2) The development shall be carried out and completed only in accordance with the 

approved drawings, ref: (08)002 Rev A00; (08)003 Rev A00; (08)004 Rev A00; 

(08)005 Rev A00; (08)006 Rev A00; (08)007 Rev A00; (08)008 Rev A00; (08)009 

Rev A00; tree removals plan. 

To ensure a satisfactory external appearance and to prevent harm to the street 

scene, in accordance with policy BE1 of the Core Strategy 2011 and policy DM 

G1, G3 and G7 of the Development Management Local Plan 2013. 

3) The development hereby permitted shall not commence until particulars and 

samples of materials to be used in all external faces of the new building, all 

boundary treatments, and all surface treatments on the site, have been submitted 

and approved in writing by the Council. The development shall be carried out in 

accordance with such details as have been approved.

To ensure a satisfactory external appearance, in accordance with Policy BE1 of 

the Core Strategy (2011) and Policies DM G1, G3 and G7 of the Development 

Management Local Plan 2013 . 

4) The development hereby permitted shall not be occupied or used before details of 

the landscaping of all areas external to the buildings, including planting, paving, 

boundary walls, fences, gates and other means of enclosure, and details of 

defensive planting to the southern and eastern boundaries, have been submitted 

to and approved in writing by the Council. The development shall thereafter be 

carried out in accordance with the approved details. 

To ensure a satisfactory external relationship with its surroundings in accordance 

with Policies Policy BE1 of the Core Strategy (2011) and Policies DM G1, G3 and 

G7 of the Development Management Local Plan 2013 . 

5) All planting, seeding and turfing approved as part of the submitted landscaping 

scheme shall be carried out in the first planting or seeding seasons following the 

first use of the pavilion building or the completion of the development, whichever is 

the sooner; and any trees or shrubs which die, are removed or become seriously 

damaged or diseased within 5 years of the date of the initial planting shall be 

replaced in the next planting season with others of similar size and species. 

To ensure a satisfactory provision for planting, in accordance with Policy DM E4 of 

the Development Management Local Plan 2013. 

6) Before any trees are removed, a replacement tree planting scheme shall be 

submitted to and approved in writing by the Council. The scheme shall include 

details of the number, position, species and height of the replacement trees. The 

approved replacement trees shall be planted in the next planting season following 

the removal of the trees shown on the tree removal plan submitted with the 

application. Any replacement tree being removed or severely damaged, dying or 

becoming seriously diseased within 5 years of planting shall be replaced with a 

tree or shrub of similar size and species to that originally required to be planted. 

To ensure a satisfactory provision for tree planting, in accordance with Policy DM 

E4 of the Development Management Local Plan 2013. 

7) No tree, other than the trees shown for removal on the tree removal plan 

submitted with the application, shall be lopped, topped, felled or wilfully destroyed 

without the prior approval in writing of the Council. Prior to the commencement of 

any works on site an Arboricultural method statement, detailing the Root 

Protection Areas of all retained trees and methods to protect these trees during 

construction, shall be submitted to and approved in writing by the Council. The 

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

To ensure the protection of trees during development work on the site and to 

prevent their unnecessary loss, in accordance with Policy DM E4 of the 


8) The development shall not be occupied or used until full details of refuse storage, 

including provision for the storage of recyclable materials, have been submitted to 

and approved in writing by the Council. The details shall include elevational details

of any proposed storage enclosure, a management plan indicating where refuse 

would be placed on collection days and who would be responsible for removing 

and returning bins from the refuse stores to the collection points. Such details and 

arrangements as approved shall thereafter be permanently retained/carried out. 

In order to ensure the development provides adequate waste storage, in 

accordance with Development Management Local Plan Policy DM H5, and the 

Council's Supplementary Planning Document. 

9) Prior to commencement of the development, details of secure and weatherproof 

cycle storage for at least 24 bicycles shall be submitted to and approved in writing 

by the Council. The cycle parking as approved shall be implemented prior to 

occupation or use of the development and shall be permanently available for the 

life of the development. 

To ensure the provision of acceptable bicycle parking, in accordance with Policy 

DM J5 of the Development Management Local Plan 2013. 

10) No development shall commence until a statement of how Secured by Design 

requirements are to be achieved has been submitted to and approved in writing by 

the council .The approved details shall be carried out before any use of that part of 

the development to which the approved details relate. 

To ensure a safe and secure environment in accordance with Policy DM G1 of the 


11) The development hereby permitted shall not commence until a surface water 

drainage scheme, based on sustainable drainage principles, has been submitted 

to and approved in writing by the council. In accordance with Thames Water 

requests, the scheme shall show the overall reduction in surface water flows. i.e 

existing surface water discharges (pre-development) in to the public sewers for 

storm periods 1 in 10, 30, 100 versus the new proposed volumes to be discharge 

for the whole development. The approved scheme shall be implemented in 

accordance with the approved details prior to occupation or use of the 

development hereby permitted, and thereafter permanently retained. 

To prevent any increased risk of flooding and to ensure the satisfactory storage 

of/disposal of surface water from the site in accordance with Policy CC2 of the 

Core Strategy 2011, Policy 5.13 of The London Plan 2011 and the Technical 

Guidance to the NPPF. 

12) The occupation of the development hereby approved shall not commence until a 

Service Management Plan has been submitted to and approved in writing by the 

Council. The plan shall specify the number of weekly deliveries and size of 

vehicles to be used, as well as the times for deliveries. The development shall only 

be carried out in accordance with the details approved in the Service Management 

Plan. 

To ensure satisfactory provision for servicing and to prevent noise and disturbance 

to neighbouring residents, in accordance with Policies DM J1 and DM H11 of the 

Development Management Local Plan 2013, and Transport Policy 34 of the 

Planning Guidance SPD.

13) The development hereby approved shall not commence until details of floodlights 

and other external lighting (including to the car park) have been submitted to and 

approved in writing by the Council. Details shall demonstrate that the 

recommendations of the Institution of Lighting Engineers in the `Guidance Notes 

For The Reduction Of Light Pollution 2011' will be met, particularly with regard to: 

- minimising glare, 

- limiting the use of lights to periods of need for safety, security or permitted 

site use, 

- preventing upward illumination and sky glow, 

- controlling vertical illuminance of neighbouring property facades to a 

maximum of 10 lux at ground floor level and 5 lux at first floor. 

- minimising light pollution by correctly using, locating, aiming and shielding 

- luminaries 

The development shall not be occupied or used until the details as approved have 

been carried out. 

To ensure that the amenity of occupiers of the development site and surrounding 

premises is not adversely affected by lighting, in accordance with Policy DM H10 

of the Development Management Local Plan 2013. 

14) Prior to commencement of development, details shall be submitted to and 

approved in writing by the Council of the rear louvres to be fitted to all floodlights 

on the perimeter of the site and any other louvres, as necessary. Approved details 

shall be implemented prior to occupation or use of the development and thereafter 

be permanently retained as such. 

To ensure that the amenity of occupiers of the development site is not adversely 

affected by noise from the operation of the site, in accordance with Policy DM H9 


15) Prior to use of any proposed sports pitch any floodlighting shall be installed with 

individually controlled lights. When a pitch is not in use the floodlights to that pitch 

shall be switched off. The lighting shall be permanently maintained in this form. 

To ensure that the amenity of neighbouring occupiers is not adversely affected by 

light from the operation of the site, in accordance with Policy DM H10 of the 


16) A post-installation light spillage survey shall be carried out and submitted to the 

Council for its written approval within one month of the first use of the 

development. The survey shall show how the recommendations of the Institution 

of Lighting Engineers in the `Guidance Notes For The Reduction Of Light Pollution 

2011' have been achieved, with particular regard to the control of illuminance of 

neighbouring residential facades within the recommended limits, with any 

mitigation measures as necessary. The approved details shall be permanently 

maintained as such. 

To ensure that the amenity of occupiers of the development site and surrounding 

premises is not adversely affected by lighting, in accordance with Policy DM H10 

of the Development Management Local Plan 2013.

17) Prior to commencement of the development, a noise assessment shall be 

submitted to the Council for approval, detailing external noise levels at the nearest 

and/or most affected noise sensitive premises and the mitigation measures, as 

necessary, to ensure that the neighbouring properties are not adversely affected 

by the operation of the development. Approved details shall be implemented prior 

to occupation or use of the development and thereafter be permanently retained. 

A post-installation noise assessment shall also be carried out and submitted to the 

Council within one month of the first use of the development, for written approval, 

to confirm compliance with the noise criteria and additional steps required to 

mitigate noise shall be taken, as necessary. 


affected by noise from the operation of the site, in accordance with Policy DM H9 


18) No tannoys or public address systems shall be used at the development hereby 

permitted. 


affected by noise, in accordance with Policy DM H9 of the Development 

Management Local Plan 2013 

19) Prior to commencement of the development, details shall be submitted to and 

approved in writing by the Council, of the proposed acoustic sound barriers and 

their effect on noise mitigation. Approved details shall be implemented prior to 

occupation or use of the development and thereafter be permanently retained. 



Management Local Plan 2013. 

20) Neither music nor amplified voices emitted from the development hereby 

approved, including from the approved pavilion building, shall be audible within 

any residential/noise sensitive premises. 


affected by noise, in accordance with DM H9 of the Development Management 

Local Plan 2013. 











provisions within the site to ensure that all vehicles associated with the 

construction works are properly washed and cleaned to prevent the passage of








22) Prior to use or occupation of the development hereby permitted the proposed car 

parking spaces shall be laid out as shown on drawing no.(08)003 Rev A00. The 

layout shall not be altered, unless otherwise agreed in writing by the Council. At 

least one of the proposed spaces shall be permanently available for disabled 

drivers. The parking arrangements, including the designated disabled parking 

bay(s), shall be permanently retained. 

To ensure satisfactory parking provision, including for disabled people, in 

accordance with Policies DM J2 and DM J4 of the Development Management 


23) The development hereby permitted shall not commence until full details of how the 

development would be fully accessible to people with disabilities, taking account of 

general guidance in Chapter 4 of the Planning Guidance SPD on inclusive design, 

have first been submitted to and approved in writing by the Council. The 

development shall not be occupied or used until the approved details have been 

fully implemented, and the development shall thereafter be permanently retained 

as such. 


accordance with the Policy DM G1 of the Development Management Local Plan 

2013, and Chapter 4 of the Planning Guidance SPD 2013. 



















Development Management Local Plan (2013) .














Development Management Local Plan (2013) . 














testing. 


















are caused to humans, controlled waters or the wider environment during and













































Development Management Local Plan (2013) .

30) The sports pitches/courts hereby approved shall only be used between the hours 

of 9 am and 10 pm Monday-Saturday and 9 am and 9 pm on Sundays. All 

floodlights must be switched off by 10.15 pm (9.15 pm on Sundays). 

To ensure that nearby residents are not unduly disturbed by noise and light 

pollution, in accordance with Policies DM H8 and DM H9 of the Development 


31) The proposed pavilion shall only be used by customers between the hours of 8.30 

am - 11 pm Mondays - Saturdays and 8.30 am - 10 pm on Sundays. 

To ensure that surrounding residents are not unduly affected by noise disturbance, 

in accordance with Policy DM H9 of the Development Management Local Plan 

2013. 

32) No customers shall be on the premises connected with any licensed bar use other 

than between the hours of 11am - 11pm Mondays - Saturdays and 11am - 10pm 

on Sundays. 

To ensure that surrounding residents are not unduly affected by noise disturbance, 

in accordance with Policy DM H9 of the Development Management Local Plan 

2013. 

33) The development shall not commence until all parties with an interest in the land 

for the purposes of s.106 of the Town and Country Planning Act 1990 have 

entered into a confirmatory deed agreeing to the provisions of the s.106 

agreement dated [ ]. 

To ensure that successors in title to the council, which is the present owner of the 

site, will be bound by the planning obligation. 

34) Prior to commencement of the development hereby permitted, a bat survey shall 

be carried out and submitted to and approved in writing by the Council. The survey 

shall include an analysis of bat roosting habitats on and surrounding the site, to 

inform a review of the impact of the floodlighting scheme on bats and a mitigation 

strategy, if necessary. The approved details, and any mitigation measures 

required, shall be carried out in full prior to occupation or use of the development. 

To safeguard protected species, in accordance with Policy DM E3 of the 

Development Management Local Plan 2013 and Sustainability Policies 14-17 of 

the Planning Guidance SPD. 

35) No development shall commence until details have been submitted to and 

approved in writing by the Council (in consultation with the Friends of 

Hammersmith Park) to incorporate historical park references into the pavilion 

building. Approved details shall be implemented prior to occupation or use of the 

pavilion building. 

To ensure a satisfactory standard of development which incorporates historic 

references from Hammersmith Park, in accordance with Policy DM G7 of the 

Development Management Local Plan 2013,

36) The development hereby permitted shall not commence before full details of the 

energy efficiency and renewable energy measures to be incorporated within the 

scheme, and the sustainable design and construction measures to be used, are 

submitted to and approved in writing by the Council. The approved details shall be 

implemented prior to first use of the development hereby permitted, and thereafter 

permanently retained. 

To ensure a sustainable development and the integration of energy generation 

from renewable sources, consistent with the Mayor's sustainable design objectives 

in accordance with Policies DM G1and DM H1 of the Development Management 

Local Plan 2013, Policies 5.1, 5.2, 5.3 and 5.7 of The London Plan (2011), and 

Core Strategy (2011) Policies BE1 and CC1. 


1) It is considered that the proposed development is acceptable in land use terms 

and is consistent with the policies on use of open space. The proposal would 

provide for a significant upgrade in sports facilities, with some facilities available to 

the local community free of charge, and park users able to make use of the cafe 

and public conveniences etc during park hours. It is not considered that there 

would be harmful impact on the conservation area or the nature conservation area, 

subject to conditions on replacement tree planting and in relation to bats. Subject 

to conditions, the impact on the amenities of neighbouring residents is considered 

to be acceptable. There would not be an unacceptable detrimental impact on the 

operation of the highway or on local parking conditions. The development would 

be accessible, sustainable, and subject to conditions it would not have a further 

impact on flood risk. 

It is therefore considered that the proposal would comply with London Plan 

Policies 7.2, 5.12, 5.13 and 5.21, Core Strategy Policies BE1, CC2, CC4, OS1 and 

T1, Policies DM G1, DM G7, DM E1, DM E3, DM E4, DM H1, DM H2, DM H3, DM 

H5, DM H7, DM H8, DM H9, DM H10, DM H11, DM J1, DM J2, DM J5, DM J6 of 

the Development Management Local Plan 2013, Transport Policy 34, and Design 

Policies 1, 2, 3 and 8 of the Planning Guidance SPD. 

--------------------------------------------------------------------------------------------------------------------- 




Application form received: 15th March 2013 





Planning Guidance Supplementary Planning Document July 2013



The Hammersmith Society 

White City Residents' Association 


Dated: 

08.05.13 

03.05.13 

12.07.13 


Letters from: 

Dated: 

White City Community Centre White City Estate W12 7PB 31.05.13 

White City Community Centre White City Estate W12 7PB 02.06.13 

48 Stanlake Road London W12 7HL 23.04.13 

NAG 13.05.13 

White City Community Centre India Way London W12 7QT 31.05.13 

White City Community Centre India Way London W12 7QT 02.06.13 

98 BLOEMFONTIEN ROAD LONDON W127DB 03.06.13 

Nag 24.04.13 

Nag 24.04.13 

Batman Close 24.05.13 

103 Frithville Gardens London W12 7JQ 29.05.13 



28 Batman Close White City Estate London W12 7NU 15.04.13 







1.1 The application site relates to a 1.2 hectare area of land at the north western side 

of Hammersmith Park, which is a public park located on the south side of South Africa 

Road. The land currently comprises a floodlit all-weather football/games pitch, a disused 

playground, a bowling green and associated pavilion, a two-on-two basket ball court 

area and three public tennis courts. There is also a single storey public convenience 

building and a two storey changing room block on the site. 

1.2 The site forms part of the strategic White City Opportunity Area (WCOA) of the 

Council's Core Strategy and is designated as Open Space of borough-wide importance 

as a local park. A small part of the application site (110 sqm along the south-western 

boundary) is within a designated Nature Conservation Area of Grade II borough-wide 

importance, and the whole site is located within the Wood Lane Conservation Area. It is 

also within the Environment Agency's Flood Risk Zone 1, which is at the lowest risk 

from tidal flooding. 

1.3 The site is bounded to the south west by a car park, an access road and the five 

storey blocks of residential flats at Batman Close. To the south and south east is the 

rest of Hammersmith Park which extends to Frithville Gardens, and the BBC Television 

Centre (a grade II listed building, which is the subject of current applications for the

edevelopment for residential use - 2013/02355/COMB, 2013/02356/LBC, 

2013/02244/CAC). To the east and north east are existing residential properties at 

White City Close, a Territorial Army (TA) centre and light industrial buildings and 

ancillary car parking. Across South Africa Road to the north west, are further residential 

flat blocks and the Canberra Heath Centre, which form part of the White City Estate. 

1.4 The sports and recreation facilities that form the proposed redevelopment site 

were first created around 40 years ago, but have since fallen into a poor state of repair. 

The bowling green has become overgrown, following the club's relocation to 

Ravenscourt Park in 2011 and the changing blocks have been vandalised. In addition, 

the surfaces of the all-weather sports pitch are in poor condition and heavily damaged in 

some places, as is the concrete surfaces of the basket ball and tennis courts. 

1.5 There is no relevant planning history relating to this part of Hammersmith Park. 

1.6 In 2011, the Council ran a tendering process to find a potential developer who 

could undertake to provide upgraded sport and leisure facilities on this part of 

Hammersmith Park. The preferred bidders were 'PlayFootball', who run a number of 

facilities nationwide, providing all-weather five- and seven-a-side football pitches. The 

current applications have been submitted by PlayFootball . The proposal seeks planning 

permission and conservation area consent for a scheme involving the demolition of the 

existing buildings and structures on the site and redevelopment to create all-weather 

football and basketball facilities. This would comprise 2 no. seven-a-side football 

pitches, 11 no. five-a-side pitches and a two-on-two basketball training court. A single 

storey pavilion containing a bar, community multi-use room, public toilets, changing 

rooms and office is also proposed; along with fencing around and within the site, the 

erection of lighting columns, and associated hard and soft landscaping. A new car park 

accessed from South Africa Road would be created, providing twenty spaces. This 

report covers matters arising from both the planning application and the conservation 

area consent application. 


2.1 Prior to the planning applications being submitted, PlayFootball held a public 

exhibition on 11th December 2012 to give local people an opportunity to view and 

comment on the proposals. The applicants say that over 3,000 local residents were 

invited to the exhibition via individual letter and leaflet drop. The applicants report that 

57 people attended the public exhibition, the majority being from the surrounding 

residential areas and that 50 comment forms were completed - with 66% of respondees 

saying that they would support the proposals for a PlayFootball facility. Those raising 

concern or objection mentioned that a greater range of sports facilities were needed, 

objections to the cost and loss of free facilities, noise and disturbance of neighbouring 

residents, concern about impact on street parking, lack of consultation with local people. 

Following the public exhibition, the applicants have reduced the size of the proposed car 

park and are offering that the basketball pitch would be free to use by local people, 

along with two football pitches. 

Consultations 

2.2 English Heritage have written saying that they have no comments, and authorising 

the Local Authority to determine the application.

2.3 The Football Association (FA) has written in support of the proposal and the 

quality of the proposed facilities. 

2.4 Thames Water has responded, raising no objection to the proposals on the basis 

of water infrastructure, and suggesting informatives which have been attached to this 

recommendation. A condition on surface water drainage arrangements is also 

requested (this is covered by Condition 11). 

2.5 The Metropolitan Police Crime Prevention Design Advisor has been consulted, but 

has not formally commented on the proposal. 

Notifications 

2.6 The planning application has been advertised by way of a site and press notice 

and individual notification letters were sent to 192 neighbouring properties. 

2.7 Sixty four responses have been received in support and fourteen responses have 

been received in objection to the proposal. 

2.8 The responses in support comprise 12 individual responses, 44 duplicate letters 

signed by different addresses and 8 petitions. 

2.9 The supporting petitions were received from the following groups: 

Kokhob Football Club (99 signatures) 

Al Ansar Football Club (83 signatures) 

Nile Valley Community Centre (22 signatures) 

Eritrean Community (15 signatures) 

West 12 Football Club (57 signatures) 

White City Youths West Eagles (39 signatures) 

Horn of Africa Community Group (42 signatures) 

White City Youth Centre (25 signatures) 

2.10 A letter in support from the head teachers of Phoenix High School (enclosing 50 

individual letters of support from students), Hammersmith Academy (enclosing a petition 

with 100 students' signatures) and William Morris Sixth Form (enclosing a petition with 

70 students' signatures) were also received. 

2.11 The reasons for support in the individual letters from residents and the schools, 

and the reasons given for support in the petitions, are as follows: 

- Current pitch is unsafe and in poor condition, soon the existing local community 

football clubs will have to stop playing on it 

- New pitches will be of much better quality and will encourage more engagement in 

sport, leading to healthier lifestyle and community involvement 

- Community will be able to use high quality football pitches free of charge. 

2.12 The letters in objection were received from local residents in Batman Close, 

Frithville Gardens and the White City Estate. The following grounds for objection were 

raised: 

- Noise and disturbance will increase 

- Disturbance from floodlighting 

- Lack of clarity regarding the use of the community pitches

- Football is not the only sport; provision should be made for other sports that appeal to 

other groups and not just young males 

- Tennis courts should be kept and existing pitch upgraded 

- Scale of proposals will kill the park as a family oasis 

- Existing free facilities would be replaced with facilities for which there would be a fee 

- No need for a bar; concern about late opening: noise and security 

- Excluding local people; proposal does not have the interests of the community at heart 

2.13 The Hammersmith Society responded with the following objections to the 

proposal: 

- Proposal fails to address or acknowledge the heritage assets in the park; particularly 

the Japanese Garden of Peace - design of pavilion should reflect Japanese culture and 

architecture 

- Proposal would cause significant light and noise and would not enhance planned 

housing at the BBC site or give comfort to existing residents 

- Proposal would involve a significant loss of mature trees and open space; 

replacements for trees must be sought 

- Concern that facility would discharge water into the Thames Water Counter's Creek 

sewer system which is already under pressure 

- The design of the pavilion in addition to tall fences, floodlights, CCTV and acoustic 

barriers add up to a bleak and inhospitable environment 

- Uneasy segregation between park users and visitors to the facility - bar facilities and 

parking are for PlayFootball clients only 

- Object to principle of any car parking within the boundaries of Hammersmith Park 

- PlayFootball's demographic (males aged 18-34) make up only 10 per cent of the local 

population 

- Terms of community use need to be determined before application is considered 

- Hours of use are inconsiderate; suggest they are reviewed after 6 months 

2.14 The Friends of Hammersmith Park have written in support of the proposal with the 

following comments: 

- Welcome the provision of a café, toilets and a community room which would facilitate 

use of the park 

- Would like further discussions about the interior detail of the pavilion which could 

feature pictures of the Japanese Garden in 1910, as well as the possibility of including a 

feature on the grass outside the building which could reflect the Japanese heritage; and 

discussions on the tree planting 

- Would like to see a transparent process for access to the two free pitches to ensure all 

community users have fair access 

2.15 The White City Residents' Association responded with the following objections: 

- Reduction of access to open space, will be detrimental to health of local people 

- Sports other than football are not included; proposal would involve loss of tennis 

courts and bowling green which is used by older people 

- Noise from bar and from the pitches 

- Noise mitigation will not help reduce noise at upper floor flats 

- Will attract hundreds of people into peaceful park and hundreds of cars to the 

surrounding streets 

- Concern about traffic safety and strain on existing traffic junctions 

- South Africa Road is closed on QPR match days; will users therefore try and 

park on the surrounding streets? 

- Object to loss of trees

- Large facility surrounded by 3m fencing cannot be seen as environmental 

improvement 

- Local people cannot afford to pay to use facility; proposed facility is therefore 

incongruous with locality 

- Demographic of the facility does not represent demographic of local area; will 

reinforce inequality, no benefit to local community 

- Other options for restoring the all-weather pitch that will not involve loss of a third 

of the park to public access 

- Consultation with local residents has been inadequate 

- Applicant has singled out some of the current users and offered them preferred 

status for the community pitches in return for their support in the planning process; 

others who have asked for binding agreements have not been given this preferred 

status. 

2.16 Andy Slaughter MP has written with the following objections: 

- Loss of 1/3 of Hammersmith Park's green space to open access; particularly given the 

lower than average acreage of green space in Hammersmith and Fulham 

- Loss of trees; replacements must be sought 

- Segregation of amenities between park users and Playfootball customers 

- Object to the creation of parking spaces on park land 

- Impact of noise, light and opening hours on neighbouring residents 

2.17 Councillors Wesley Harcourt, Colin Aherne, Mercy Umeh and Max Schmid have 

asked for the application to be heard by the Planning Applications Committee, due to 

the potential for noise and other issues affecting local residents. 

2.18 The White City Community Association and the White City Neighbourhood Forum 

were also notified of the proposals; but have not commented. 

2.19 Stanhope - The developers of the BBC TV Centre have written to say that 

PlayFootball have been working with them to address their concerns on the lighting and 

noise impacts for the potential residents, and are pleased to see the commitment to 

defensive planting around the boundaries with their site. They request, though, that the 

hours of opening for the pitches should be limited to 9.30pm. PlayFootball have 

responded that this would not make their business model viable and could not support 

the opening hours for the pitches being limited to any earlier than 10pm. Hours of use 

are discussed in the report below. 


3.1 The main planning issues are considered to be the acceptability of the proposal in 

land use terms including the development on existing open space; the design and 

appearance of the proposal (including impact on the park, the nature conservation area 

and the Wood Lane Conservation Area) and its relationship with the adjoining open 

space; the impact on the residential amenity of surrounding residents; the impact on 

traffic and parking; and environmental matters including energy and sustainability, flood 

risk, and the presence of contaminated land. 

LAND USE AND OPEN SPACE 

3.2 The existing site is in use as a sports and leisure facility, comprising a floodlit allweather 

football/games pitch, a disused children's playground, a bowling green and

associated pavilion (disused and overgrown), a two-on-two basket ball court area and 

three public tennis courts. There is also a single storey public convenience building and 

a two storey changing room block on the site. However, the existing facilities are in a 

poor state of repair. The intention is that the Council would lease the land to 

PlayFootball, who would undertake the provision and management of the sports 

facilities. Essentially, the proposal involves the replacement of the existing sports uses 

with new sports facilities, for which there would be a charge, whilst retaining two football 

pitches and a basketball pitch for free community use. The children's playground on the 

site has been disused for several years. A new playground was built in 2010 to the 

south of the site. 

3.3 As the use of the land as a sports and recreation facility would not change, there 

are no planning objections to the proposal in land use terms. With regard to open space 

provision, Core Strategy policy OS1 sets out the need to protect and enhance parks, 

open spaces and biodiversity in the borough by a range of means, including improving 

parks and recreational facilities through the Parks and Open Spaces Strategy, with 

scheduled major refurbishment complemented with investment in sports facilities across 

the borough. Policy DM E1 of the DM Local Plan seeks improvements to existing open 

space where appropriate and states that development should be refused on public open 

space and other green open space of borough-wide importance unless it can be 

demonstrated that such development would preserve or enhance its open character, its 

function as a sport, leisure or recreational resource, and its contribution to biodiversity 

and visual amenity. In this case, it is clear that the proposal would enhance the existing 

function of the open space as a sports facility. Although the development would involve 

the erection of a building of 270 sqm and the provision of fencing which would enclose 

the land, there is existing fencing around the sports pitches and the proposal would 

involve the demolition of three buildings and a portacabin also totalling 270 sqm in floor 

area. The proposed development is necessary for the function and operation of the 

sports facility. As discussed further below, it is not considered that the development has 

further impact on the contribution of the space to biodiversity or visual amenity. As such, 

it is not considered that there is conflict with policies relating to open space. 

LOSS OF EXISTING FACILITIES 

3.4 The proposed facility is predominantly football based, with one basketball court in 

addition to the thirteen football pitches. In this respect, the alternative sports provision, 

such as the existing tennis courts and bowling green would be lost from the site. In 

support of the application, the applicants have stated that the bowling green is now 

completely overgrown since the club's relocation to Ravenscourt Park in 2011. The 

bowling green required significant public investment in its upkeep and it was considered 

the most cost effective solution to consolidate this facility within the Ravenscourt Park 

club to enable both clubs to continue operating. In terms of tennis, there are alternative 

facilities in Wormholt Park around 500m away (which are free to use) Ravenscourt Park 

(1.5km away) and Brook Green (2km away), for which there is a charge. 

3.5 A demand survey has been carried out by the applicant which indicates that of 

the 361,670 people who live within a 2 mile radius of the site, approximately 10% are 

males aged 18-34 - a key market group for PlayFootball. As an indication of the scale of 

demand from the local population, research from another PlayFootball site in Southend 

shows that around 20-25% of all 18 to 34 year-old males would be keen to participate in 

small-sided football on a regular basis. Therefore, it is estimated that there would be 

demand from around 9,000 18 to 34 year-old males who live locally. However, this is 

not the only group that would be expected to take advantage of the facilities. The

applicants state that small-sided football is a popular and growing sport, and that 

participation by younger people, women and older males is also expected and 

encouraged. There are no other purpose-built small-sided football facilities in the vicinity 

(except for limited facilities at Linford Christie Stadium) and it is expected that the 

proposed development could significantly improve and increase the local population's 

access to a high quality sports facility. 

COMMUNITY USE 

3.6 Although the existing facilities on the site are poor quality, it should be 

acknowledged that they are currently free to use, and the proposal would involve the 

replacement with a largely charged-for sports facility. However, it is also proposed that 

one five-a-side pitch and one of the 7-a-side pitches would be made permanently 

available for use by the local community, free of charge. The applicants have provided 

further information about the use of these pitches and how this will be organised, as 

follows: 

- The two free pitches would strictly be for use by local residents, including those who 

live in the White City Estate, and the teams/clubs/groups that are associated with the 

area. 

- A PlayFootball Community Forum would be created who would then decide which 

teams/clubs/groups use the pitches, and at what time. The forum would decide how 

these pitches are managed. Initially the forum would be made up by representatives of 

the key teams/clubs/groups who would use the free community pitches. It is likely that a 

representative from the following clubs would sit on the forum: 

- Al Answar FC 

- Kokhob FC 

- White City Youth Centre 

- AFC West London 

- West Eagles FC 

- West 12 FC 

- The free pitches would be booked by the teams/clubs/groups at the start of each 

calendar year for the next 12 months, giving the team/club/group a guaranteed time slot 

for the forthcoming 12 month period 

- PlayFootball would also allocate specific time slots which would not be bookable (free 

play sessions). These slots would be available to the residents of the White City Estate 

on a first come first serve basis. Once allocated, the pitch would be available for 1 hour. 

- The White City community would be offered the opportunity to register their details at 

the PlayFootball desk. Photo ID would be required. Once registered, the person would 

be issued with a PlayFootball Community Use card. This card must be shown to 

PlayFootball staff upon entry. They would then be allowed access to the free use 

pitches. 

- The Phoenix Secondary School, The Hammersmith Academy and William Morris 6th 

form would be entitled to free use of pitches in the times allocated during the normal 

school term time. As these slots have already been agreed, there would not be a formal 

booking process; however, the bookings would be recorded on the PlayFootball 

computerised booking system. All other local school would be offered a discount on

normal PlayFootball off peak prices. Bookings of this type would be made in the normal 

way. 

- The basketball area would be open access to anyone at any time that the park is 

open. This area would operate in the same way that the current hard courts are used. 

Therefore, there would not be a booking system for this area. 

- The pavilion would include changing rooms, bar/café, and toilets, which would be open 

access for all users of Hammersmith Park (not just PlayFootball customers). 

PlayFootball would manage this in accordance with their standard operating 

procedures, but the facilities would be permanently available to the public during the 

opening hours of the park (this would be secured in a legal agreement). 

3.7 The permanent provision of the free community pitches, along with a management 

plan including full details of the membership and operation of the proposed community 

forum, would be secured within a S106 agreement. 

DESIGN AND CONSERVATION 

3.8 The whole of the site is within the Wood Lane Conservation Area. Core Strategy 

Policy BE1 and Policy DMG7 of the Local Plan emphasise the need for new 

development to integrate successfully and sympathetically into the existing built 

environment, open space and historic environment, including the need to preserve and 

enhance existing historic assets. 

3.9 Conservation Area Consent is required for the demolition of the three existing 

structures on the site. These buildings are poor quality, and have been heavily 

vandalised, leaving the existing pavilion open to the elements. As the buildings do not 

contribute positively to the character and appearance of the conservation area, there is 

no objection to their removal and thus to the granting of Conservation Area Consent. 

3.10 The only new building proposed would be a single storey pavilion, providing 

changing rooms, a bar and public toilets, which would be located towards the southwestern 

boundary of the site beyond the proposed car park. The building would be a 

simple brick-faced structure with a mono-pitched metal clad roof and black panelling 

details surrounding the entrances, windows, and the western side elevation. The 

building would incorporate PlayFootball's branding but the signage would be restrained 

and non-illuminated. Any additional signage would need separate advertisement 

consent. Whilst the proposed building would be relatively functional in appearance, its 

modest size and height would ensure that it would not detract from the character and 

appearance of its surroundings. Three existing poor quality brick buildings (one of a 

similar size and in a similar location to the proposed building) would be removed from 

the site. 

3.11 The perimeter of the football pitches would be surrounded by 5m high fencing, 

including 2.5m of solid boards and 2.5m of mesh fencing above. On the front boundary 

with South Africa Road there would be a 3m mesh security fence. On the southern 

boundaries, a 3m-high timber acoustic fence with trellis for climbing plants would be 

erected outside the perimeter fencing. On the western boundary of the car park, where 

it meets the park, 1.8m high metal railings would be erected. The scheme would also 

provide 36 lighting columns, each 8m in height.

3.12 It is noted that the existing site which fronts on to South Africa Road is already 

surrounded by 4m-high mesh fencing and 12 floodlighting columns which are 8m in 

height. Parts of the existing fencing are in poor repair with breaks having been made to 

gain access into the facilities. Therefore, whilst the appearance of this piece of land 

would change, it is not considered that the character of the area, which is already used 

as fenced sports pitches, would be significantly altered, and the appearance of the site 

would be improved. 

3.13 Comments have been received relating to the relationship of the site with the 

rest of Hammersmith Park, and saying that the proposed development fails to be in 

keeping with the Japanese Garden of Peace. However, it is considered that like many 

public parks, Hammersmith Park has distinct areas: here there is the land used for 

formalised sports pitches, and there is also the landscaped part of the park which is 

valued for its visual amenity and used for less formal leisure and recreation. As detailed 

above, there is no objection in land use terms to the replacement of the existing sports 

facilities with a similar use. The two parts of the park are visually and functionally 

distinct, and since the proposed pavilion relates to the sports pitches it is not considered 

that there is a need or desire for it to respond architecturally to the Japanese garden. 

The interior of the building could reflect the history of the site, such as incorporating 

photographs of the Japanese garden and/or the 1910 exhibition. Details of this would be 

conditioned (Condition 35). 

3.14 It is therefore considered that the proposals are satisfactory in terms of design 

and would not detrimentally impact on the existing character and appearance of the 

park or the wider conservation area. The proposals are therefore considered to comply 

with Policies BE1 and DMG7. 

3.15 Hammersmith Park is designated as a nature conservation area, although this 

designation does not extend to the existing sports pitches at South Africa Road. 

However, a small part of the application site (110 sqm on the south western boundary) 

falls within the nature conservation area. Policy DM E3 of the Local Plan states that 

nature conservation areas will be protected from development which is likely to cause 

demonstrable harm to their ecological (species and habitats) value. In addition, Policy 

DM E1 states that developments should be refused which have an adverse impact on 

biodiversity. In this instance, the part of the site which is designated as part of the 

nature conservation area is a grassy piece of land behind the existing changing room 

block, with two Cherry trees. As part of the applicant's submission, an Arboricultural 

survey has been undertaken, assessing the health and quality of the trees on the site. 

The two Cherry trees are assessed as Category 'U' (sometimes known as Category 'R'), 

which means that they are poor quality specimens with a life span of less than 10 years. 

Whilst these trees are proposed to be removed, they are likely to die or require removal 

in the next ten years, and as part of the proposal they would be replaced with new trees 

(see further below). 

3.16 The applicants have also submitted information about the effect of the 

development on protected species, and especially the impact of the proposed 

floodlighting on bats. It should be noted that the existing site has floodlighting around 

the main sports pitch, although it is acknowledged that the extent of the lighting would 

be increased. Floodlighting has the effect of deterring some light avoiding bat species 

such as Barbastelle and Greater and Lesser Horseshoe bats, but other species (such 

as Pipistrelle bats) would be attracted due to the fact that insects are attracted to the 

lights. Due to the urban location, the species most likely to occur here would be the

Pipistrelle species, which are one of the species shown to be attracted to lit areas. 

However, the lighting proposals would be designed to direct lights downwards at an 

angle of less than 75 degrees in accordance with general guidance (the lights would be 

pitched downwards at 65 degrees), and would be fitted on masts no higher than 8m, 

which is below the height that most species fly. It would be a condition of any approval 

(Condition 34) that a survey of bat roosting habitats on and surrounding the site is 

submitted prior to development, which would inform a further review of the impact on 

bats and a mitigation strategy if necessary. Therefore, it is not considered that the 

development on the nature conservation area would cause demonstrable harm to its 

ecological value or to biodiversity, in accordance with Policies DM E1 and DM E3. 

3.17 The proposal would involve the removal of 24 trees and 5 grouped trees/shrubs, 

including the two Cherry trees mentioned above. The removal of trees would be 

necessary in order to redevelop the site. Twenty trees on the site would be retained. Of 

the trees proposed to be removed, none are classified as the highest category i.e. 

Category 'A' trees (all 11 category A trees would be retained); 2 are classified as 

Category 'B' (7 of the 9 Category B trees would be retained); 15 are Category C, plus 

the 5 groups which are also Category C (3 Category C trees would be retained); and all 

7 Category 'U' trees would be removed. Officers acknowledge that the trees proposed 

to be removed are generally not high quality specimens, with the exception of the large 

(17m) healthy Sycamore tree on the southern boundary with the park (a Category 'B' 

tree). The other category B tree is on the same boundary and is a smaller Sycamore 

(14m). The large street trees which have a significant amount of visual amenity and 

screen views of the site from South Africa Road would all be retained. It is also 

acknowledged that the removal of the trees would be necessary to enable development 

to take place. Nevertheless, the loss of a large number of trees is regrettable, and it is 

considered that the proposal would only be acceptable if an equivalent number of trees, 

of at least equal if not higher potential quality, are replaced. The replacement trees 

should be planted near to the boundaries of the site, or further into the park (with the 

agreement of the Council's Parks department and the Friends of Hammersmith Park) 

should it not be possible to plant all the replacements on the boundaries. A condition 

(Condition 6) would be attached to any planning approval, requiring a replacement tree 

planting schedule, detailing the number, species, size and location of the replacement 

trees, and funding for the replacement tree planting will be secured via the S106 

agreement. 

IMPACT ON THE AMENITIES OF RESIDENTS 

3.18 The development has the potential to impact on the amenities of nearby residents 

living in flats to the north west, south west and east of the proposed development, and 

on the potential occupiers of the proposed residential redevelopment of the BBC 

Television Centre to the south (if consent were to be approved in the future). The 

potential impacts could be pollution from noise and light, as the proposed built 

development is not of a scale or nature to cause loss of amenity in terms of loss of light, 

privacy or outlook for neighbours. The potential for traffic noise and comings and goings 

from the site and the pavilion should also be considered. 

Lighting 

3.19 The proposal would incorporate floodlighting around the whole of the site. 

Currently, only the sports pitch is surrounded by floodlights and the lighting columns 

would be increased in number. Policy DM H10 of the Local Plan states that 'the 

potential adverse impacts from lighting arrangements will be controlled by requiring all 

developments that include proposals for external lighting to submit details showing that

it is appropriate for the intended use; provides the minimum amount of light necessary 

to achieve its purpose; is energy efficient; and provides adequate protection from glare 

and light spill, particularly to nearby sensitive receptors such as residential properties.' 

To establish the reasonable limits for the creation of any further light pollution in relation 

to neighbouring residential properties, the Council is guided by the Institute of Lighting 

Professional's 'Guidance Notes for the Reduction of Obtrusive Light GN01:2011' which 

recommends that in suburban areas, the maximum light intrusion into windows should 

be 10 lux 'pre-curfew' (generally understood to be 11pm) and 1 lux post curfew. 

3.20 In support of their application, the applicants have submitted a lighting report with 

modelling diagrams of the light spillage. The pitch lighting has been designed to comply 

with the Sport England and FA requirements for training and small sided football which 

require community pitches to be lit to 120lux. 

3.21 Modelling of the lighting proposals, without mitigation methods, shows that the 

light spillage reaching the nearest residential facades would be below 10 lux in all cases 

apart from on the flank wall of 80-90 White City Close where illuminance would reach 10 

to 15 lux. However, this wall does not contain windows to habitable rooms - there is one 

small bathroom window on this wall to each floor level. With regard to the other 

surrounding residential properties, illumination reaching Batman Close and Baird House 

would be less than 1 lux, the rear elevation of the redeveloped BBC TV Centre would be 

illuminated by 1 to 5 lux and the rear elevation of 80-90 White City Close would be 

illuminated by 1 to 10 lux. It is therefore considered that the impact of the lighting on 

neighbouring properties would be acceptable in the pre-curfew hours, but additionally, 

rear shields and louvres can be fitted to the rear of the lights to further reduce light 

spillage, and it is the applicant's intention that this is done. It should also be noted that 

the modelling of the lighting is based on a 'worst case' scenario of all the lights being on 

at once, but the applicants have confirmed that each pitch would have individual lighting 

controls and that if a pitch is not being used, the lights would be switched off. This would 

be a condition of any planning approval (Condition 15). It would also be a condition 

(Condition 16) that shields would be fitted to all lights on the perimeter of the site to 

further reduce light spillage as much as possible, and that a post-development light 

spillage survey is carried out to ensure that illumination of neighbouring facades 

complies with the recommended standards and are further reduced as far as possible. 

The hours of use of the pitches would be restricted by planning condition (Condition 30) 

. No use would be allowable after 10pm (9pm on Sundays), and all floodlights must be 

switched off by 22.15 (21.15 on Sundays). Details of the car park lighting would be 

required as part of Condition 13 to ensure that illuminance of this area is suitable and 

does not cause light pollution to neighbours. 

3.22 It is therefore considered that subject to conditions, the proposals would not have 

an unreasonable impact on the amenities of neighbouring properties in terms of light 

pollution and that the proposal is thus compliant with Policy DM H8 of the DM Local 

Plan. 

Noise and disturbance 

3.23 Whilst it should be noted that the site already provides sports pitches that are 

floodlit and thus available for evening use, the proposed development would be 

expected to intensify this use and could therefore lead to further noise from the playing 

of football matches. Such noise can be difficult to quantify as it depends on how many 

pitches are in use at one time, and to some extent the behaviour of the players 

themselves. However, using data from an existing PlayFootball facility in Swansea, the

applicants have established that the noise produced by five-a-side pitches was an 

average of 59-63 dB LAeq, measured 11m from the edge of the pitch (a similar distance 

as that of the nearest residential properties in this proposal). Existing background noise 

levels were measured at 47-59 dB LAeq at the three residential facades surrounding the 

site at around 10pm. 

3.24 British Standard 8233: 1999, `Code of practice for sound insulation and noise 

reduction for buildings' makes recommendations for external noise levels in residential 

properties, and the Council is guided by this. Section 7.6.1.2 states: 'In gardens and 

balconies etc. it is desirable that the steady noise level does not exceed 50 dB LAeq,T 

and 55 dB LAeq,T should be regarded as the upper limit'. Although the existing 

background noise levels are above these values in some instances, it is acknowledged 

that the use of the football pitches is likely to increase the noise levels further. In this 

respect, noise mitigation measures are also proposed. 

3.25 An acoustic screen (a solid, 3m high timber screen) would be erected around 

the south-eastern part of the site where it adjoins the boundaries with residential 

properties. It is also recommended, by the noise consultant employed by the applicant, 

that the rebound boards are fixed to blockwork walls of the same height. Previous 

investigative work undertaken for Play Football Ltd has demonstrated that this can 

reduce LAmax noise levels from the impact of balls on the rebound boards by greater 

than 10dB, as compared to the standard rebound boards (which were in use during the 

noise level survey of the existing facility). This would also help to reduce the LAeq noise 

level, as the rebound board noise is a significant component of the total noise level. 

Above the rebound boards, the dividers between pitches would be a mesh netting rather 

than a harder material, so that a ball would not make a noise when it hit this surface. 

Although it is difficult to predict the exact noise reduction due to the variable and mobile 

noise sources associated with football pitches, the noise mitigation measures could be 

expected to reduce the overall noise levels by 10dB on average, particularly at lower 

floor levels. The effect of the acoustic screening would be reduced for dwellings at 

upper floor levels, but the impact of noise is also reduced due to the increasing distance 

from the noise source. It is unlikely, in these cases, that the noise would regularly be 

significantly greater than the existing recorded background noise levels, and the use of 

the pitches would cease at 10pm. Therefore, it is expected that the noise produced by 

the facility would be within the recommended British Standard guidelines. 

3.26 Officers have assessed the applicant's noise survey and noise mitigation 

measures, and concur with their findings. Having regard to the existing site's 

circumstances, it is considered that the noise impacts, with the proposed mitigation, 

would be reasonable in relation to nearby residential properties. The implementation of 

the recommended noise mitigation measures, along with a post installation noise 

survey, would be a condition of any planning approval (Conditions 17 and 19). It should 

also be noted that any disturbance caused by the use of the pitches would be limited to 

the opening hours of the facility and there would not be disturbance late at night. 

Officers consider that it would be reasonable to limit the hours of operation from 9am- 

10pm Mondays-Saturdays and 9am-9pm on Sundays, and this would be a condition of 

the approval (Condition 30). 

3.27 The PlayFootball facility would also include a clubhouse and bar. This is intended 

for use by players using the facility to relax and socialise together after their match. The 

floorplan shows that the bar would have 16 tables and 64 chairs. The clubhouse would 

be located approximately 35m from the nearest residential neighbouring properties. It

was proposed by the applicant that the facility would open until 11pm on Sundays to 

Thursdays and until midnight on Fridays and Saturdays. However, officers consider that 

a midnight opening for a bar within the park is not appropriate and the closing hours for 

the pavilion have been amended to 11pm on Mondays-Saturdays, and 10pm on 

Sundays; and for the bar no customers shall be on the premises after 11pm (10pm on 

Sundays). These hours would be conditioned (Conditions 31 and 32). It is noted that a 

nearby public house on South Africa Road, the 'Springbok', has a licence to open until 

2am and is immediately adjacent to residential properties. Although the proposed facility 

in this instance is relatively small and is separated from the nearest residential 

properties by some distance, given the bar's location within the park boundaries, it is 

considered that later opening hours would have the potential for the creation of further 

noise and disturbance. It is therefore considered that the conditioned hours are 

appropriate for this facility. Given the limited number of parking spaces and that most 

people would be expected to walk or cycle to the new facilities, but at staggered times, it 

is not considered that comings and goings would result in unacceptable noise 

conditions for residents. 

3.28 Subject to the above conditions, it is considered that a reasonable environment for 

the occupiers of neighbouring properties would be preserved in terms of noise, and the 

development would thus comply with Policy DM H9 of the Local Plan. 

HIGHWAYS MATTERS 

3.29 The proposal would involve the creation of a car park with 20 spaces for use by 

staff and visitors (Five full time staff are proposed). The site is within Controlled Parking 

Zone O, which operates restricted parking Monday to Saturday 9:00am to 5:00pm. The 

site has a public transport accessibility level of 6a using Transport for London's 

methodology, indicating that it is extremely accessible by public transport. 

3.30 Pedestrian access to the football facility would be via a new pedestrian gate and 

access way off South Africa Road in the western corner of the site and via a pedestrian 

entrance from Hammersmith Park on the south-western boundary of the site. These are 

considered adequate for the proposed use. It would be envisaged, given the proximity 

to transport routes and the surrounding housing estates, that the majority of people 

would access the site from South Africa Road rather than though the park. 

3.31 There is currently one vehicle crossover serving the site, which would become 

redundant. A new 5.5m wide vehicle crossover is proposed between the existing 

crossover and a pedestrian refuge island. This would allow vehicles to enter and exit the 

site simultaneously and would reduce the possibility of vehicles queuing on the public 

highway. The redundant crossover would need to be reinstated to footway and the 

proposed crossover constructed to Streetsmart standards. This development, along with 

associated works such as the relocation of lamp columns, other street furniture and 

relocation of the pedestrian refuge island, would be undertaken by the Council's 

contractors and funded by the applicant, and this funding would be secured within the 

S106 agreement. 

Traffic Generation 

3.31 The Transport Statement submitted includes an estimate of traffic the proposal is 

likely to generate based on the TRICS database. This database's outputs are multimodal 

and indicate person trips. However, due to the high PTAL of the site and the fact 

that it is likely a high proportion of visitors to the facility during the evening would be 

linked-trips (eg people on their way home from work), census data for the surrounding

area has been used to indicate a car driver mode share of 10.6%. This approach is 

considered acceptable and the weekday and Saturday peak hour traffic generated is set 

out below: 

Car Driver Traffic Generation (two way trips): 

Weekday Peak Saturday Peak 

20:00 - 21:00 11:00 - 12:00 

Proposed Use 24 23 

3.32 A draft travel plan has been submitted with the application which is aimed at 

reducing the reliance on car use by staff and visitors. The travel plan is considered 

acceptable and as part of the S106 agreement it would be a requirement to review and 

monitor this plan. 

Car Parking 

3.33 Twenty car parking spaces, including two car parking spaces of sufficient size to 

be for use by disabled people, are proposed. The London Plan gives no specific 

guidance on parking provision for sporting facilities. However, given the above 

estimation of the likely vehicle trips, the proposed provision is considered to be an 

acceptable level of parking for the proposed facility in this highly accessible area. It 

would also ensure that residents on-street parking would not be unduly affected. 

3.34 South Africa Road is subject to closures during QPR home matches. The road is 

closed up to two hours before match kick off and up to an hour after final whistle, but is 

reopened during the match. For information, there are 25 home fixtures in the coming 

season. The applicants are aware of this and would notify members of the facility in 

advance, advising them to make alternative arrangements to arrive at the site other than 

driving. The notification arrangements would be detailed in the travel plan, to be 

submitted as part of the S106 agreement. 

Cycle Parking 

3.35 Racks for the parking of 24 bicycles would be provided within the car park (this 

provision would be secured under Condition 9. This complies with the cycle parking 

standard in the London Plan 2011, which requires 1 space per 10 staff and 1 per 10 

visitors (the highest number of visitors expected at the facility, in the weekday peak, is 

230 and 5 full-time equivalent employees are proposed, equating to 24 spaces). 

Servicing and refuse 

3.36 Servicing for the facility would entail one delivery every two days, by a small van 

consisting of stock items such as snacks and refreshments and service consumables 

such as cleaning products. This would be able to be accommodated on site. 

3.37 Refuse collection is proposed to take place on street due to site constraints. There 

is no-waiting at any time on South Africa Road outside the site, but there are no loading 

restrictions. It is considered that this would be able to be undertaken safely and without 

affecting network performance provided that it takes place to the north-east of the 

proposed entrance. The carriageway is wide and includes a hatched central median. 

Storage of refuse and recycling would be within the site, in an enclosure adjacent to the 

pavilion building which has the capacity to store 3-4 1100L Eurobins. This is considered 

to be sufficient storage for this use. Full details of the refuse and recycling storage and

collection arrangements, including the location of collections, would be required to be 

submitted and approved by condition (Condition 8) 

3.38 It is considered that the development, subject to conditions and the completion of 

a satisfactory legal agreement, would be acceptable in terms of its impact on the 

highway network and local parking conditions, in accordance with Policies T1 of the 

Core Strategy and Policies DM J1 and DM J2 of the Local Plan. 

ACCESSIBILITY 

3.39 London Plan Policy 7.2 and Design Policies 1, 2, 3 and 8 of the Council's Planning 

Guidance SPD are both relevant and require developments to be fully inclusive and 

accessible. The Planning Guidance SPD sets out specific requirements to enable ease 

of access both to and within developments. 

3.40 The application is accompanied by a Design and Access Statement which states 

that the facility would be fully inclusive. Measures would be taken to ensure that level 

access around the site and at entrances to the buildings is provided, and there would be 

an accessible WC and changing rooms. 

3.41 It is considered that the proposed development would ensure ease of access for 

all users, but a condition is recommended to ensure that the development is constructed 

according to these relevant criteria (Condition 23) 

SECURED BY DESIGN 

3.42 The site will be secured with a gate to the vehicle entrance on South Africa Road 

and a gate to the side giving access into the rest of the park for use during the day. The 

side gate would be locked when the park closes at dusk (the existing park entrance on 

to South Africa Road would remain unaffected by the development), so that when the 

park is closed the only access to the PlayFootball site is through the site's entrance 

from South Africa Road. Therefore, there would be no access into the park after hours. 

It is considered that the development would be secure, and would not give rise to 

security concerns or anti social behaviour in Hammersmith Park. The implementation of 

secured by design measures, including details of the entrance gates, will be required by 

condition (Condition 10). 



3.43 Although this is not a major application, the applicants have provided information 

on proposed measures to reduce carbon emissions and ensure a sustainable 

development. Energy efficient lighting is to be used for flood lighting and energy 

efficiency measures will be integrated into the pavilion building: all windows face north 

east or north west, which limits solar gain and should remove the need for cooling, the 

proposed U values of the various elements of the building, exceed the requirements of 

the Building Regulations by approximately 10%. A good standard of air-tightness is 

proposed (5 - 6 ach). Wherever practically possible sustainable materials and 

construction methods will be used and all methods will comply with building control 

regulation on sustainability and design. A condition (Condition 36) will be attached to 

require final details of the sustainable design and construction and energy efficiency 

measures to be implemented, to ensure that the development is sustainable, in 

accordance with DM Local Plan policies DM H1 and DM H2. 

Flood Risk and Sustainable Urban Drainage

3.44 A Flood Risk Assessment (FRA) has been submitted with the application. The site 

is in the Environment Agency's Flood Zone 1. This indicates a low risk of flooding from 

the Thames. The Environment Agency has not raised an objection to the proposal. The 

impact on surface water flooding has been considered. The area of the site covered in 

tarmac/concrete would be reduced by 2300m2 (around 50%), with the majority of the 

hard surfaces being replaced with astroturf, to be laid on a permeable base which will 

allow surface water to infiltrate. This would help control surface water run-off at the site. 

The FRA states that the post development surface water discharge rates will be 

maintained at pre-development levels, discharging to the Thames Water combined 

sewer system. Thames Water have confirmed that they have no objection to the 

proposal with regard to water infrastructure. 

3.45 To ensure compliance with the Council's DM Local Plan Policy DM H3 on 

controlling flood risk, and the London Plan Policies 5.12 and 5.13, a condition will be 

attached requiring a sustainable urban drainage strategy to be submitted prior to the 

commencement of the development (Condition 11) 

Contamination 

3.46 Potentially contaminative land uses (past or present) are understood to occur at, 

or near to, this site. Conditions are therefore recommended to ensure that no 

unacceptable risks are caused to humans, controlled waters or the wider environment 

during and following the development works, in accordance with Policy CC4 of the Core 

Strategy and policies DM H7 and H11 of the Development Management Local Plan 

2013, and policy 5.21 of The London Plan 2011 (Conditions 24-29). 

PLANNING OBLIGATIONS 

Community Infrastructure Levy (CIL) 

3.47 Mayoral CIL came into effect in April 2012 and is a material consideration to 

which regard must be had when determining this planning application. CIL Regulations 

(2010) state that in dealing with planning applications, local planning authorities 

consider each on its merits and reach a decision based on whether the application 

accords with the relevant development plan, unless material considerations indicate 

otherwise. This development will be liable for Mayoral CIL charged at £50/psqm for the 

new building. 

Legal Agreement 

3.48 The development shall be subject to a S106 legal agreement securing the 

following items: 

- Funding of all works related to entrance arrangements on South Africa Road 

- Submission of a Travel Plan and a contribution for monitoring of £3k 

- Funding of replacement tree planting in accordance with a tree replacement plan, to 

be agreed. 

- Permanent provision of two football pitches and the basketball pitch for free 

community use, and submission of a management plan detailing the terms of use of 

the free pitches. 

- Permanent public access to the pavilion during park opening hours 

3.49 To ensure that successors in title to the council, which is the present owner of 

the site, will be bound by the planning obligation a condition (no. 33) currently relates.

4.0 CONCLUSIONS and RECOMMENDATION 

4.1 It is considered that the proposed development is acceptable in land use terms 

and is consistent with the Council's policies on open space. The proposal would provide 

for a significant upgrade in sports facilities, with some facilities available to the local 

community free of charge, and park users able to make use of the cafe and public 

conveniences during park hours. There would not be further harmful impact on the 

conservation area or the nature conservation area. Subject to conditions, the impact on 

the amenities of neighbouring residents is considered to be acceptable. There would not 

be a detrimental impact on the operation of the highway or on local parking conditions. 

The development would be accessible, sustainable, and subject to conditions it would 

not have a further impact on flood risk. 

4.2 It is thereby recommended that planning permission be granted subject to 

conditions and a legal agreement; and that conservation area consent be granted 

subject to conditions above.

--------------------------------------------------------------------------------------------------------------------- 


Site Address: 

Hammersmith Park South Africa Road London 



Reg. No: 

2013/01085/CAC 

Date Valid: 

04.04.2013 

Case Officer: 



Wood Lane Conservation Area - Number 42 


31.07.2013

Applicant: 

Mr S Bennett 

C/o The Sports & Leisure Group Ltd 442 Wilford Lane West Bridgford Nottingham 

Notts 

NG2 7RN 

Description: 

Demolition of existing bowling pavilion, changing rooms, storage building and portacabin; 

Creation of an all-weather football facility comprising of 2no. seven-a-side 

pitches, 11no. five-a-side pitches and a two-on-two basketball training court to replace 

an existing all weather pitch, tennis and basketball courts, bowling green and disused 

playground; Erection of a single storey pavilion containing a bar, community multi-use 

room, changing rooms and office; Fencing around and within the site; Lighting columns; 

Hard and soft landscaping; Associated car parking providing 20no. spaces. 

Drg Nos: (08)002 Rev A00; (08)003 Rev A00; (08)004 Rev A00;(08)005 Rev A00; 

(08)006 Rev A00; (08)007 Rev A00;(08)008 Rev A00; (08)009 Rev A00; (08)010 Rev 

A00;(08)011 Rev A00; (08)012 Rev A00; (08)013 Rev A00; 


Conservation Area Consent 








2) Unless otherwise agreed in writing by the Council, the demolition of the buildings 

hereby permitted shall not be undertaken before: 

(i) a building contract for the redevelopment of the site in accordance with 

planning permission reference 2013/01084/FUL has been entered into, and; 

(ii) notice of demolition in writing and a copy of the building contract has been 

submitted to the Council. 

To ensure that the demolition does not take place prematurely and to safeguard 

the character and appearance of the conservation area, in accordance with 

Policies DM G1 and DM G7 of the Development Management Local Plan 2013. 





works.


scene, in accordance with policies DM G1 and DM G7 of the Development 



1) The proposed demolition is considered to be acceptable on the basis that planning 

permission exists for a satisfactory redevelopment scheme. Accordingly, it is not 

considered that the demolition would have an unacceptable impact on the 

character or appearance of the conservation area, in accordance with Policy DM 

G7 of the DM LP 2013 and Policy BE1 of the Core Strategy 2011. 

--------------------------------------------------------------------------------------------------------------------- 




Application form received: 15th March 2013 








Dated: 


Letters from: 

Dated: 

Football Services Division The FA Group Wembley Stadium, 

Wembley, HA9 0WS 10.05.13 

2 Lisgar Terrace W14 8SL 04.06.13 

14 Goldhawk Road W12 8DH 04.06.13 

20 Flat 3 Sycamore Gardens W6 0AP 04.06.13 

40 Flat C Stamford Brook Road W6 04.06.13 

27 Hasting House White City London W12 7PY 29.04.13 

27 Hasting House White City London W12 7PY 25.04.13 

West 12 FC Lime Grove Shepherds Bush W12 8EE 03.05.13 

Cocoon House Market Approach, Off Lime Grove Shepherds Bush 

W12 8EE 03.05.13 

Eritrean Community Lime Grove Shepherds Bush W12 8EE 03.05.13 

William Morris Sixth Form St Dunstan's Road London W6 8RB 03.05.13 

25 Cathnor Road Hammersmith London W12 9RD 03.05.13 

25 Cathnor Road Hammersmith London W12 9JD 03.05.13 

A N G 07.05.13 

90 Frithville Gardens London W12 7JW 07.06.13 

Australia Road 21.06.13 

187 Freston Road London W10 6TH 03.05.13

4 Wolfe House Australia Road White City Estate W12 7PX 04.06.13 

9 Simspsons Drive London W3 6YR 25.04.13 

28 Ormiston shepherd's bush W12 0JT 01.06.13 

Phoenix High School The Curve Shepherds Bush W12 0RQ 29.04.13 

Phoenix High School The Curve Shepherds Bush W12 0RQ 29.04.13 

Cocoon House Market App Lime Grove W12 8EE 04.06.13 

55 Thorpebank Road Shepherds Bush W12 0PG 04.06.13 

10 Mackay House White City Estate 04.06.13 

75 Champlain House W12 7QN 04.06.13 

74 Blaxland House Australia Road White City Estate W12 7NH 04.06.13 

17 Creighton Close White City W12 04.06.13 

W12 7QP 04.06.13 

2 Champlain House W12 7QN 04.06.13 

59 Bryony Road London W12 0SP 04.06.13 

24 W12 7AT 04.06.13 

50 Denham House W12 7PE 04.06.13 

1 Hanover Court Uxbridge Road W12 9EP 04.06.13 

10 Brisbone House W12 7AF 04.06.13 

9 Phipps House White City Estate W12 7QE 04.06.13 

95 Bloemfontein Road W12 7DA 04.06.13 

22 Champlain House White City W12 7QN 04.06.13 

43 Mackay House White City W12 7PB 04.06.13 

46 Mackay House White City Estate W12 7PB 04.06.13 

22 Canning House W12 7QU 04.06.13 

A N G 03.05.13 

Nile Valley Comm Ctre Annex House Shepherds Bush W12 8EE 07.05.13 

69 Ellanborough House W12 7NB 04.06.13 

4 Mitchell House White City W12 7PF 04.06.13 

A.N.G 25.04.13 

34 Cornwallis House, India Way London W12 QT 30.05.13 

135 Poynter House Queensdale Crescent W11 4td 04.06.13 

Flat 3 Culross House Bridge Close W10 6TW 04.06.13 

39A LETCHFORD GARDENS Nw10 6ad 04.06.13 

6 Blaxland House White City W12 7NH 04.06.13 

61 Court Way W3 04.06.13 

77 Abbey Gardens W6 8QR 04.06.13 

13 Campbell House Australia Road White City Estate W12 7PG 04.06.13 

6 Michell House White City 04.06.13 

29 Mitchell House Australia Road White City Estate W12 7PF 04.06.13 

8 Mitchell House Australia Road White City Estate W12 7PF 04.06.13 

17 Wharton Street WC1X 9PT 04.06.13 

Flat 10 Phipps House White City Estate W12 7QF 04.06.13 

77 Abbey Gardens London W6 8QR 04.06.13 

48 Orson Ct 182 Shepherd's Bush Road W6 7PF 04.06.13 

69 Cleverely Estate Wormholt Road 04.06.13 

166 Blaxland House W12 7WS 04.06.13 

Commonwealth Avenue White City Estate 04.06.13 

Hammersmith Academy 25 Cathnor Road London W12 9JD 20.05.13 

NAG 05.07.13 

Please refer to ref: 2013/01084/FUL for the report.

--------------------------------------------------------------------------------------------------------------------- 

Ward: Ravenscourt Park 

Site Address: 

Palco House 11 - 21 Beavor Lane London W6 9AR 



Reg. No: 

2013/01619/FUL 

Date Valid: 

03.06.2013 

Case Officer: 




31.07.2013

Applicant: 

Fruition Properties 

C/O Agent 

Description: 

Redevelopment to provide 8 no. 4-storey four-bedroom townhouses and 1 no. 4 storey 

Class B1 office building (772sqm); along with nine car parking spaces in a new 

basement storey, and associated storage areas, plant, cycle parking and landscaping; 

following demolition of office/warehouse building (Class B1/B8) 

Drg Nos: 108 Rev E; 109 Rev F; 110 Rev G; 111 Rev F, 112 Rev G;115 Rev C; 116 

Rev B; 117 Rev E; 119 Rev D; 120 Rev C; 121 




That the Committee resolve that the Executive Director of Transport and Technical 

Services be authorised to determine the application and grant permission up on the 

completion of a satisfactory legal agreement and subject to the condition(s) set out 

below: 







following approved drawings: 108 Rev E; 109 Rev F; 110 Rev G; 111 Rev F, 112 

Rev G; 115 Rev C; 116 Rev B; 117 Rev E; 119 Rev D; 120 Rev C; 121 



accordance with policies 7.1, 7.2, 7.3, 7.4, 7.5, 7.6, and 7.21 of the London Plan 

and policies DM G1 and DM G7 of the Development Management Local Plan 

2013 and policy BE1 of the Core Strategy 2011. 












construction works are properly washed and cleaned to prevent the passage of








4) No development shall commence until a scheme for temporary fencing and/or 

enclosure of the site where necessary has been submitted to and approved in 

writing by the Council, and such enclosure has been erected in accordance with 

the approved details and retained for the duration of the building works. No part of 

the temporary fencing and/or enclosure of the site shall be used for the display of 

advertisement hoardings. 

To ensure a satisfactory external appearance of the site, in accordance with 

policies DM G1 and DM G7 of the Development Management Local Plan 2013 

and Policy BE1 of the Core Strategy 2011. 


samples of materials to be used in all external faces and roof coverings of the 

buildings (including colour and sample of render), have been submitted and 

approved in writing by the Council. The development shall be carried out in 

accordance with the approved details. 

To ensure a satisfactory external appearance, in accordance with Policies DM G1 

and DM G7 of the Development Management Local Plan 2013, and Policy BE1 of 

the Core Strategy 2011. 

6) The development shall not commence until detailed drawings of a typical bay on 

the front elevations of the new buildings, including detailed drawings of the 

porticos, in plan, section and elevation at a scale of no less than 1:20 are 

submitted in writing for the Council's approval prior to construction commencing 

and built in accordance with the approved drawings. 


scene, in accordance with Policies DM G1 and DM G7 of the Development 

Management Local Plan 2013 and Policy BE1 of the Core Strategy 2011. 

7) No alterations shall be carried out to the external appearance of the building, 

including the installation of air-conditioning units, ventilation fans or extraction 

equipment not shown on the approved drawings, without planning permission first 

being obtained. 

To ensure a satisfactory external appearance and to prevent harm to the 

amenities of the occupiers of neighbouring residential properties, in accordance 

with Policies DM G1 and DM G7 of the Development Management Local Plan 

2013, and Policy BE1 of the Core Strategy 2011. 

8) The development shall not commence until a statement of how 'Secured by 

Design' requirements are to be adequately achieved has been submitted to and 

approved in writing by the Council. The approved details shall be carried out prior

to occupation of the development hereby approved and permanently maintained 

thereafter. 


accordance with policy DM G1 of the Development Management Local Plan 2013. 

9) Prior to commencement of the development hereby approved, details of the 

measures taken to ensure compliance with Lifetime Homes standards, and that 

the proposed office is accessible to all users, shall be submitted to and approved 

in writing by the Council. The development shall be carried out in accordance with 

such details as approved and permanently retained thereafter. 

To ensure that the new dwellings are built to `Lifetime Homes' standards and that 

the office provides an accessible environment, in accordance with Policy H4 of the 

Core Strategy 2011, Policy 3.8 of The London Plan (2011), Policy DM A4 and 

DM G1 of the Development Management Local Plan 2013 and Design Policy 1 of 

the Planning Guidance SPD. 


Permitted Development) Order 1995 (or any Order revoking or re-enacting that 

Order with or without modification), no aerials, antennae, satellite dishes or related 

telecommunications equipment shall be erected on any part of the development 

hereby permitted, without planning permission first being obtained. 

To ensure that that the visual impact of telecommunication equipment can be 

considered in accordance with Policies DM G1 and DM G7 of the Development 


11) The development shall not be commence until full details of the refuse storage 

arrangements, including provision for the storage of recyclable materials, have 

been submitted to and approved in writing by the Council. Such details as are 

approved shall be fully implemented prior to the occupation of the development. All 

refuse/recycling generated by the development hereby approved shall be stored 

within the agreed areas. These areas shall be permanently retained for this use. 

To ensure the satisfactory provision of refuse storage and recycling in accordance 

with policy DM H5 of the Development Management Local Plan 2013. 

12) The development shall not be occupied until the cycle storage arrangements 

indicated on approved drawings ref 109 Rev F and 110 Rev G have been 

constructed and completed and the provision shall be retained thereafter for the 

lifetime of the development. 

To ensure the suitable provision of cycle parking within the development to meet 

the needs of future site occupiers and users, in accordance with policies 6.9 and 

6.13 of the London Plan 2011 and policy DM J5 of the Development Management 



approved in writing by the Council, of the sound insulation of the floor/ ceiling/ 

walls separating the commercial parts of the premises from dwellings. Details 

shall demonstrate that the sound insulation value DnT,w [and L'nT,w ] is 

sufficiently enhanced and, where necessary, additional mitigation measures are

implemented to contain commercial noise within the commercial premises and to 

achieve the `Good' criteria of BS8233:1999 within the dwellings. Approved details 

shall be implemented prior to occupation of the development and thereafter be 






approved in writing by the Council, of the sound insulation of the floor/ ceiling/ 

walls separating the basement plant room, basement car park, and car lift from 

noise sensitive premises. Details shall demonstrate that the sound insulation 

value DnT,w [and L'nT,w ] is sufficiently enhanced and, where necessary, 

additional mitigation measures implemented to contain commercial noise within 

the commercial premises and to achieve the `Good' criteria of BS8233:1999 within 

the noise sensitive premises. Approved details shall be implemented prior to 

occupation of the development and thereafter be permanently retained. 





approved in writing by the Council, of an enhanced sound insulation value DnT,w 

and LnT,w for the floor/ceiling/ wall structures separating different types of rooms/ 

uses in adjoining dwellings. The details as approved shall be implemented prior to 






approved in writing by the Council, of the external noise level emitted from plant/ 

machinery/ equipment (including the proposed car lift) and mitigation measures as 

appropriate. The measures shall ensure that the external noise level emitted from 

plant, machinery/ equipment (including the car lift) will be lower than the lowest 

existing background noise level by at least 10dBA, as assessed according to 

BS4142:1997 at the nearest and/or most affected noise sensitive premises, with 

all machinery operating together at maximum capacity. A post installation noise 

assessment shall be carried out and submitted to the Council for approval prior to 

first occupation of the development to confirm compliance with the noise criteria 

and additional steps to mitigate noise shall be taken, as necessary. Approved 

details shall be implemented prior to occupation of the development and thereafter 

be permanently retained. 



Management Local Plan 2013.

17) Prior to commencement of the development, details of anti-vibration measures 

shall be submitted to and approved in writing by the Council. The measures shall 

ensure that machinery (including the proposed car lift), plant/ equipment, extract/ 

ventilation system and ducting are mounted with proprietary anti-vibration isolators 

and fan motors are vibration isolated from the casing and adequately silenced. 

Approved details shall be implemented prior to occupation of the development and 

thereafter be permanently retained. 




18) The use of the office shall not be permitted during the hours of 20:00 - 07:30 

Mondays to Fridays, 20:00 -07:30 on Saturdays nor at any time on Sundays and 

Public/Bank Holidays. 


affected by noise from activities or people at or leaving the site, in accordance with 

Policy DM H9 of the Development Management Local Plan 2013. 

19) The development hereby permitted shall not commence until further details of a 

Sustainable Urban Drainage System (SUDS), including maintenance programme 

have been submitted to and approved in writing by the council. The SUDS scheme 

shall be implemented in accordance with the approved details prior to occupation 

of the development hereby permitted, and thereafter permanently retained and 

maintained in line with the agreed plan. 


accordance with policy 5.13 of The London Plan 2011, Policy CC2 of the Core 

Strategy 2011 and policy DM H3 of the Development Management Local Plan 

2013. 

20) The development hereby permitted shall not be occupied before implementation of 

the energy efficiency and renewable energy measures detailed in the submitted 

Energy Strategy dated April 2013. All details shall be implemented prior to 

occupation or use of the development hereby permitted, and thereafter 


To ensure a satisfactory external appearance and the integration of energy 

generation from renewable sources, consistent with the Mayor's sustainable 

design objectives in accordance with Policies DM G1and DM H1 of the 

Development Management Local Plan 2013, Policies 5.1, 5.2, 5.3 and 5.7 of The 

London Plan (2011), and Core Strategy (2011) Policies BE1 and CC1. 

21) The development hereby permitted shall be constructed in accordance with the 

sustainable design and construction measures detailed in the submitted 

Sustainability Statement for 11 Beavor Lane dated April 2013. All details shall be 

implemented prior to occupation or use of the development hereby permitted, and 

thereafter permanently retained. 

To ensure a sustainable development, consistent with the Mayor's sustainable 

design objectives in accordance with Policies DM G1, DM H2 of the Development

Management Local Plan 2013 and Policies 5.1, 5.2, 5.3 and 5.7 of The London 

Plan (2011), and Core Strategy (2011) Policies BE1 and CC1. 















or near to, this site. The condition is required to ensure that no unacceptable risks 



Policy CC4 of the Core Strategy 2011 and policies DM H7 and H11 of the 



























person who conforms to CLR 11: Model Procedures for the Management of Land


testing. 












































following the development works, in accordance with Borough Wide Strategic


Development Management Local Plan 2013 


















28) Prior to commencement of the works above ground hereby permitted, details of 

the hard and soft landscaping of all areas external to the building, including 

planting and paving, detailed drawings at a scale of not less than 1:20 of fences, 

gates and other means of enclosure shall have been submitted to and approved in 

writing by the Council, and the development shall not be used until such hard 

landscaping as is approved has been carried out. Soft landscaping shall be carried 

out during the first planting season available. Any soft landscaping removed or 





permeable surfaces in accordance with policies DM G7 and DM G1 of the 

Development Management Local Plan 2013, and policy BE1 of the Core Strategy 

2011. 

29) The occupation of the office hereby approved shall not commence until a Service 

Management Plan, specific to the proposed use within the unit, has been 

submitted to and approved in writing by the Council. The plan shall specify the 

number of weekly deliveries and size of vehicles to be used, as well as the times 

for deliveries. The office shall only be occupied in accordance with the details 

approved as part of the Service Management Plan. 

To ensure satisfactory provision for servicing and to prevent noise and disturbance 

to neighbouring residents, in accordance with Policy DM J6 and DM H9 of the 


30) The proposed car parking spaces shall be laid out as shown on drawing no.109 

Rev F and shall not be altered unless otherwise agreed in writing by the Council.

At least one of the proposed spaces shall be permanently available for disabled 

drivers. Prior to the occupation or use of the development, a car park management 

plan shall be submitted to and approved in writing by the Council, details of which 

shall include how disabled people would have priority over use of the designated 

disabled parking bay(s). The parking arrangements, including the designated 

disabled parking bay(s), shall be permanently retained. 

To ensure satisfactory parking provision, including for disabled people, in 

accordance with Policy DM J2 and DM J4 of the Development Management Local 

Plan 2013. 

31) Prior to first use of the office hereby approved, the proposed windows in the rear 

elevation at ground, first, second and third floor levels shall be glazed with obscure 

glass, a sample of which shall have been submitted to and approved in writing by 

the Council before development commences. The windows shall also be installed 

to be non-opening or top opening only prior to first use of the office. The windows 

shall be permanently maintained in this form. 

To prevent loss of privacy to a neighbour, in accordance with Policy DM A9 of the 

Development Management Local Plan 2013 and Housing Policy 8 of the Planning 

Guidance SPD 2013. 

32) Notwithstanding the provisions of Part 1 of Schedule 2 to The Town and Country 

Planning (General Permitted Development) Order 1995 (or any order amending, 

revoking and re-enacting that Order) no extensions or other form of enlargement 

to the residential dwellings hereby permitted, nor erection of porches, outbuildings, 

hardstandings or storage tanks shall be carried out within the residential 

curtilages. 

To enable the Council to retain control over any future development in view of the 

restricted area of the site and the effect of such development on the residential 

amenities of surrounding properties, in accordance with Policies DM G1 and DM 

G7 of the Development Management Local Plan 2013, and Policy BE1 of the Core 


33) The development shall be implemented in accordance with the recommended 

flood mitigation measures as proposed in the submitted Flood Risk Assessment. 

In line with advice from Thames Water, a non-return valve or other suitable device 

shall be installed to avoid the risk of the sewerage network surcharging 

wastewater to basement/ground level during storm conditions. The recommended 

mitigation measures shall be permanently retained thereafter. 

To prevent risk from flooding, in accordance with Policy CC2 of the Core Strategy 

2011, and Policy DM H3 of the Development Management Local Plan 2013. 

34) The development shall not commence until full details of the operation of the 

proposed car lift, including the dimensions, time taken to complete an operation, 

and a scheme for maintenance and emergency repair, has been submitted to and 

approved in writing by the Council. The approved details shall be fully 

implemented and permanently maintained as such.

To ensure the safe operation of the car lift and the highway, in accordance with 

Policy DM J6 of the Development Management Local Plan 2013. 

35) With the exception of the terrace areas indicated on the approved drawings, no 

part of any other roof of the approved buildings shall be used as a terrace or other 

amenity space. 

To safeguard the amenities of the occupiers of neighbouring properties, and to 

avoid overlooking and loss of privacy and the potential for additional noise and 

disturbance, in accordance with Policy DM H9 and DM A9 of the Development 



1) 1. Land Use: The proposed development would achieve a sustainable 

development with efficient use of previously developed land. The proposal would 

provide a mixed use development, retaining employment use appropriate to the 

site's context and family-sized residential units. The proposal is considered to be in 

accordance with Core Strategy Policies LE1, H1 and H2, London Plan Policies 

3.3, 3.4, 4.2 and 4.3 and policies DM B1, DM A1 and A3 of the Development 


2. Housing mix and quality: The proposed development would contribute too 

much needed additional housing, and would help the borough meet its housing 

targets, in accordance with London Plan Policies 3.3 and 3.4. The housing brought 

forward by the development would provide family units in accordance with DM LP 

2013 policies DM A1 and DM A3, together with Core Strategy H4. The internal 

design and layout of the new residential units are considered satisfactory having 

regard to Mayor's Design Guidelines, and London Plan Policy 3.5 and table 3.3, 

together with policies DM A2 and DM A9 of the Development Management Local 

Plan 2013. 

3. Density: The proposal is of an acceptable density which would optimise the 

potential of the site and would be compatible with the local character and context 

and with public transport capacity. The proposal thereby satisfies London Plan 

Policy 3.4, Core Strategy H3, policy DM A2 and DM G1 of the Development 

Management Local Plan 2013 and London Plan Policies 3.8 and 7.2. 

4. Design: The development is considered to comply with Development 

Management Local Plan 2013 Policies DM G1, DM G7 and Core Strategy 2011 

Policy BE1, which requires a high standard of design in all developments, 

compatible with the scale and character of existing development and its setting, 

and London Plan policies 7.1, 7.2, 7.4, 7.5, 7.6 which seek a high quality in design 

and architecture, requiring new developments to have regard to the pattern and 

grain of existing development. The proposal would preserve and enhance the 

character and appearance of the adjacent conservation area in accordance with 

the policies detailed above. 


adjoining occupiers is considered acceptable. The proposal would not have an 

unacceptably harmful impact on neighbouring residential amenity in terms of light, 

outlook or privacy and noise and disturbance. The office use would not result in

unacceptable noise and disturbance to nearby residents. In this regard, the 

development would respect the principles of good neighbourliness, and would 

therefore be acceptable in accordance with Policy DM H9 and SPD Housing Policy 

8 of the Development Management Local Plan 2013. 

6. Access & Safety: The development would provide a safe and secure 

environment for all users, and would provide ease of access for all people, 

including disabled people, in accordance with in accordance with Policy DM G1 

and DM A4 of the Development Management Local Plan 2013 and London Plan 

Policies 3.8 and 7.2. 

7. Highways matters: It has been demonstrated that the scheme would not 

have a significant further impact on the highway network or local parking 

conditions and is thus considered to be acceptable. Satisfactory provision would 

be made for cycle parking and future occupiers would be prevented from obtaining 

on-street parking permits as part of the legal agreement, to help prevent overspill 

of parking onto the local highways. There are available public transport and other 

services nearby and adequate provision for storage and collection of refuse and 

recyclables would be provided. The development thereby accords with 

Development Management Local Plan 2013 Policies DM J1, DM J2, DM J3, DM 

H5, Core Strategy Policies CC3 and London Plan Policies 6.1, 6.3, 6.10, 6.11 and 

6.13. 

8. Sustainability: The application proposes a number of measures to reduce 

CO2 emissions from the baseline, including renewable energy measures. The 

proposal would seek to reduce pollution and waste and minimise its environmental 

impact. In this respect the proposal complies with Development Management 

Local Plan policies H1 and H2, Core Strategy policies CC1 and Policies 5.2, 5.3 

and 5.7 of The London Plan. 

--------------------------------------------------------------------------------------------------------------------- 




Application form received: 22nd April 2013 




The Development Management Local Plan 2013 



Dated:


Letters from: 

Dated: 

1 Theresa Road Ravenscourt Park London W6 9AQ 09.06.13 

44 Ravenscourt Gardens 44 Ravenscourt Gardens W6 0TU 10.07.13 

24 St Peter's Road London W6 9BD 18.06.13 

6 Beavor Lane London W6 9UL 04.07.13 

6 Beavor Lane London W6 9UL 05.07.13 


1.1 The site comprises a two and a half storey high building on the eastern side of 

Beavor Lane, opposite the junction with Theresa Road. The building is occupied by a 

storage warehouse (Class B8) on the ground floor and offices (Class B1) on the upper 

floor. 

1.2 The site is not within a conservation area, although it is directly opposite the St 

Peter's Square Conservation Area which starts on the junction of Beavor Lane and the 

southern side of Theresa Road. The site is within the Environment Agency's Flood Risk 

Zones 2 and 3. The public transport accessibility level of the site (PTAL) is 4 which is 

considered to be very good. 

1.3 The site is bounded to the west by the two storey residential building on the 

corner of Beavor Lane and Theresa Road (nos.23-34 Beavor Lane) and also 12 and 14 

Beavor Lane, and, on the opposite side of the road, the playground to St Peter's 

Primary School. To the south the premises are adjoined by a three storey office building 

at 23-31 Beavor Lane. To the east, the majority of the site directly abuts the rear wall of 

a Royal Mail depot building on Vencourt Place, but the northern part of the site adjoins 

the rear boundary with 7-12 Court Mansions - a four storey block of flats. 

1.4 To the north, the site is adjoined by the commercial development at 281 King 

Street which extends south along Beavor Lane (the three storey rear wing of this 

building is separated from the site by a car park and a part one, part two storey 

building). A planning application has recently been submitted for the redevelopment of 

this site, including the erection of townhouses along Beavor Lane to the north of this 

application site. 

1.5 The proposal is to demolish the existing building and to redevelop the site to 

provide eight 4-storey four-bedroom townhouses and a 4-storey Class B1 office building 

(772sqm); along with nine car parking spaces in a new basement storey, and 

associated storage areas, plant, cycle parking and landscaping. 

1.6 Planning permission was granted in 2005 (2005/02827/FUL) for the change of 

use of ground floor from storage and distribution (Class B8) to office (Class B1) and 

replacement of existing roller shutters with windows on the front elevation. This 

permission was renewed in 2008 (2008/03312/FUL) and 2011 (2011/03108/FUL) but 

has never been implemented and a warehouse use remains on the ground floor.


2.1 Notification letters were sent to 350 surrounding properties, as well as residents' 

associations and amenity groups including the Hammersmith Society, Hammersmith 

and Fulham Historic Buildings Group, St Peter's Residents' Association and the 

Ravenscourt Society, and a site and press notice were posted. Responses have been 

received from five individual neighbours. 

2.2 Two responses are in support or part-support of the proposal, with the following 

comments: 

- development will be an improvement to the area, as housing is preferable to 

warehouses 

- as development provides parking for the houses and office, assuming the impact on 

existing residential parking will be minimal 

- development has much to recommend it - traditional architecture fits well with nearby 

buildings in St Peter's Square and on King Street 

2.3 Three responses are in objection to the proposal, and one letter raises concerns 

as well as support, with the following comments in summary: 

- 4 storey townhouses not in keeping with the character of the area; three storeys would 

be better and would give the street a more unified height. 

- development would be overbearing on properties opposite 

- loss of light 

- detailed design is not in keeping with character of surrounding buildings 

- detailing could be better - e.g. front doors look out of proportion, portico columns need 

resolving. 

- concerns about impact on traffic, use of car lift leading to traffic queuing on Beavor 

Lane and noise 

- office building should be pushed back to be on the same building line as the proposed 

houses and should be on the opposite side of development to avoid conflict with 

residential properties opposite 

- concern about effects of excavating the basement/heavy machinery close to existing 

old houses 

- noise and disturbance from building works 

- potential for loss of privacy 

- lack of developer consultation 

2.4 The Hammersmith Society, the Hammersmith and Fulham Historic Buildings 

Group, St Peter's Residents' Association and the Ravenscourt Society have not 

commented on the proposal. 

2.5 Officer's note: matters relating to the noise and disturbance from building works 

cannot be taken into account in assessing the planning proposal; this is controlled 

under relevant environmental health legislation. With regard to developer consultation, 

the developers held a meeting on 8th April 2013 to discuss the proposals, to which 

representatives of amenity groups and local residents were invited (and attended). A 

meeting was also held with St Peter's primary school on 26th February 2013. The other 

planning issues raised will be considered in the report below. 

2.6 The Environment Agency has responded to consultation on the application, raising 

no objection.

2.7 The London Fire And Emergency Planning Authority have been consulted, but 

have not responded. 

2.8 The Metropolitan Police's Crime Prevention Design Advisor has been consulted, 

but has not responded. 


3.1 The main planning issues to be considered in the light of relevant national, 

regional and local planning policies include: 

- The principle of development in land use terms 

- The quantum and tenure of the scheme 

- The impact of the design and scale of the proposed new development, including the 

impact on the adjoining conservation area 

- The effect on amenity of neighbours 

- The quality of the proposed residential accommodation 

- Highways and parking 

- Environmental matters - sustainability, flood risk and contaminated land 

LAND USE, QUANTUM, TENURE 

3.2 The existing site has an established use as a Class B8/B1 warehouse and office 

facility and is currently occupied by an office supplies business. The applicant has 

submitted information to demonstrate that the existing offices are outdated and no 

longer fit for purpose. The company is relocating as the existing premises and location 

are not suitable to run and expand the business. The current site provides 926sqm of 

warehouse space on the ground floor and 858sqm of office space on the first floor. 

Currently, 67 employees work at the site, of which 60 work in the first floor offices and 7 

in the warehouse. The proposal would involve the removal of the warehouse space and 

the replacement of offices within a mixed use residential and office scheme, with the 

floorspace of the new offices being 772sqm. 

3.3 Core Strategy Policy LE1 states that the Council will require the 'retention of 

premises capable of providing continued accommodation for local services or significant 

employment unless: continued use would adversely impact on residential areas; or it 

can be satisfactorily demonstrated that the property is no longer required for 

employment purposes.' Further, Policy DM B1 of the Local Plan states: 'Where the loss 

of employment use is proposed in line with borough wide policy LE1 (sub para.3) the 

council will have regard to: 

- the suitability of the site or premises for continued employment use with or without 

adaptation; 

- evidence of unsuccessful marketing; 

- the need to avoid adverse impact on established clusters of employment use; and 

- the need to ensure a sufficient stock of premises and sites to meet local need for a 

range of types of employment uses in appropriate locations. 

The mixed use enhancement of employment sites will be considered acceptable where 

these are under-utilised, subject to the satisfactory retention or replacement of 

employment uses in the scheme where this continues to be appropriate.' 

3.4 Additionally, London Plan Policies 4.2 and 4.3 specify that employment land and 

premises should be retained where needed and intensified where appropriate, but that 

surplus land or premises should be released to provide for other uses such as housing.

3.5 In this instance, the Class B8 warehouse floorspace on the ground floor is 

considered to have limited employment potential as it is used primarily for storage and 

only 7 people work in half of the building's floorspace. There is also evidence to suggest 

that the use of the warehouse and the heavy traffic associated with it could cause 

conflict with the existing predominantly residential uses in the surrounding area. There 

are no objections in principle to the loss of this use, therefore. The retention of an 

employment use in the form of Class B1 offices in the proposed mixed-use scheme is 

welcomed. Whilst there would be a reduction in office floorspace of 86 sqm, the 

submitted condition report and an officer's site visit has confirmed that the current 

offices are in poor condition and also underused, and the proposed offices would 

involve a significant upgrade of the existing accommodation which has the potential to 

provide space for at least as many employees as the existing offices (as serviced 

offices, the proposal could accommodate 80 - 100 employees). It is therefore 

considered that the scheme, in redeveloping and enhancing an underutilised site for a 

mixed use development which retains accommodation for employment, would be 

consistent with the aims of Policies LE1 and DM B1, as well as the aims of the London 

Plan. 

3.6 Policy 3.3 of The London Plan states that 32,210 net additional homes should be 

delivered per annum in London. Of this, the London Borough of Hammersmith and 

Fulham has a target to deliver 615 net additional dwellings per annum. The Council's 

Core Strategy Policy H1 and DM Local Plan Policy DM A1 support this by stating that 

the Council will seek to exceed the London Plan's targets by, amongst other things, 

seeking housing on windfall sites where land and premises are shown to be surplus to 

requirements of other land uses. The proposed redevelopment to provide 8 residential 

units would contribute to these targets. The site has an area of 950sqm, and eight fourbedroom 

units would give a residential density of approximately 424 habitable 

rooms/hectare or 85 dwellings/hectare. This is at the mid-to-lower end of expected 

density ranges for housing within this urban location with a PTAL rating of 6a, according 

to London Plan Policy 3.4 and Table 3.2. However, the provision of large family housing 

is welcomed. Given the need to protect amenity to neighbouring residents, and the fact 

that the proposal retains the existing employment uses which is also welcomed, officers 

agree that it would not be desirable to try to achieve a greater number of units within 

this scheme, which would trigger the need for consideration of affordable housing to be 

provided. The proposed houses would be for market sale. 

3.7 The proposed land uses and residential density are therefore considered 

acceptable and in accordance with Policies LE1 and H1 of the Core Strategy, and 

Policies 3.3 and 4.2 of The London Plan. 

VISUAL AMENITY 

3.8 Core Strategy Policy BE1 and Policies DM G1 and DM G7 are relevant. These 

policies require new development to be compatible with the scale and character of 

existing development, reinforce local distinctiveness, be neighbourly, be inclusive, 

adhere to sustainability principles and secure by design, and to respect the setting of 

heritage assets, including conservation areas. In addition, Design policies 1 and 45-50 

of the Planning Guidance SPD will also be considered. 

3.9 The existing warehouse/office building dates from the 1970s and is a flat roofed 

building rising to 2 ½ storeys, built from light coloured brick. There are two large roller-

shutter entrance doors at ground floor level, at the north and south sides of the front 

elevation, with the front door in the middle. There are no other openings at ground floor 

level and the building presents a somewhat bleak aspect on to Beavor Lane. The 

building is not a high quality structure and does not contribute positively to the 

appearance of the street scene. There is no objection in principle to its demolition, 

therefore, subject to a scheme to provide a satisfactory replacement development. The 

redevelopment scheme proposed would help to activate the street frontage and would 

provide a set-back building line with landscaping to front gardens, which is welcomed. 

3.10 The proposed development would consist of a three storey terrace of buildings 

along the street frontage, with a set-back fourth storey. A traditional design has been 

chosen for the townhouses, which would incorporate pillared front porches, white 

rendered facades, slate mansard roofs and a front parapet, incorporating bottle 

balustrading to alternate properties. The front parapet would align with the height of the 

adjacent three storey building at no.23 Beavor Lane, and the set back additional storey 

would not be prominent within the street scene, though it would be visible in longer 

views from Theresa Road opposite and views of the side elevation from the north. 

Given the scale and heights of the adjoining buildings, it is considered that the scale 

and massing, with the set back to the third floor, would be appropriate to the site's 

context. The elevational design, whilst taking references from dwellings further within 

the St Peter's Square Conservation Area rather than the immediate context, is 

considered acceptable given the fact that there is no consistent design or period to the 

buildings within Beavor Lane. The proposed elegant residential facades, along with the 

landscaped front gardens and regular front door and window openings, would serve to 

significantly enhance the appearance of the street scene and would make a positive 

contribution to the character and appearance of the adjacent conservation area. The 

proposal would thus comply with Policies BE1, DM G1 and DM G7. 

3.11 The detailing of the front elevation and elements such as the porticos, windows 

and balustrades would be critical to the success of the overall design and thus detailed 

elevational and sectional drawings, as well as the materials, will be reserved by 

condition (conditions 5 and 6). 

3.12 It is noted that a planning application has recently been submitted for the 

redevelopment at the adjacent site to the north, at 271-281 King Street. Should 

permission be granted for this current scheme at 11-21 Beavor Lane, the new King 

Street application will be considered having regard to the impact of the proposed 

scheme on Beavor Lane and the relationship between the two proposals. 

IMPACT on NEIGHBOURS 

3.13 The northern end of the site is located opposite residential properties on the 

eastern side of Beavor Lane, and there are flats at Court Mansions to the northeast. 

The southern half of the site is opposite the playground of St Peter's Primary School. 

There are commercial buildings immediately adjacent directly to the north and south. 

Outlook 

3.14 The existing building would be replaced with a taller three storey building on the 

frontage, with a set-back fourth floor. The building line of the proposed office building 

would follow the existing building line on the upper floors. The proposed residential 

properties would be set back by 1.5m to provide the front gardens. The resulting built 

form would therefore be taller by 2.1m on the frontage, with an additional floor set 2.1m

ack from the frontage. In relation to the properties opposite on Beavor Lane, it should 

be noted that these two storey dwellings already face development that is considerably 

higher than the eaves of the houses and it is not considered that the additional height of 

the building's frontage would have a significantly overbearing impact on these 

properties and would not further reduce outlook. The height of the additional storey 

would not be readily apparent when viewed from the ground floor of these properties 

due to its set back and the width of the street. The development would be within a 45 

degree line drawn from the boundary with the front gardens of the properties opposite, 

indicating an acceptable impact in terms of outlook in accordance with Housing Policy 8 

of the Planning Guidance SPD. 

3.15 The upper floors of the proposed office building would be set back from the rear 

building line in order to ease the relationship with the rear elevation of Court Mansions 

behind this development. Amended plans have been received during the course of the 

application to ensure that no development at ground and first floor levels would extend 

beyond the existing development at these levels, and in fact part of the ground floor 

would be set back from the existing rear extent of the ground floor level by 1.8m and the 

whole of the ground floor would be reduced in height by 1m compared to the existing 

development. Whilst the height of the building would be raised by 2m from the existing 

first floor level to accommodate the proposed second floor level, the angle of outlook 

drawn from the ground floor level of Court Mansions would actually be slightly improved 

due to the reduction in height of the ground floor level (50% compared to the existing 

53%). The proposed third floor level is well set back from the rear boundary (by 10m) 

and would not impact further on outlook from the rear of Court Mansions. It is not 

considered then that the development would unreasonably affect outlook or sense of 

enclosure for the occupiers of these flats. 

Daylight/Sunlight 

3.16 The applicants have carried out a daylight and sunlight assessment which 

analyses the impact of the proposed development on light conditions at neighbouring 

properties, based on the British Research Establishment (BRE) guidelines. Windows to 

residential properties within Beavor Lane and Court Mansions have been assessed. 

Vertical Sky Component (VSC) has been assessed. The analysis shows that none of 

the windows closest to the development would experience a noticeable reduction in 

daylight (defined as a greater than 20% loss of VSC) apart from the rear facing windows 

to the southernmost first floor flat at Court Mansions. Two of the three windows here 

would experience a 22% reduction (a kitchen and a bathroom window) and one window 

would experience a 27% reduction (a bedroom window) in VSC. The flat's living room 

and another bedroom are to the front of the property and would be unaffected. As the 

kitchen and bathroom windows do not serve a habitable room, the relatively small 

noticeable loss of daylight is not considered to significantly affect the amenity of the 

occupier(s) of the flat. In terms of the bedroom window, the BRE guidelines 

acknowledge that bedrooms have a lesser need for daylight than other habitable rooms. 

In this case, a good level of daylight would still be achieved within this room (VSC levels 

would be reduced from 29.5% to 21.5%). Additionally, information on the Average 

Daylight Factor (ADF) for the kitchen and bedroom has been submitted. The 

calculations show that the ADF for the kitchen would be 2.5% (the BRE guidelines state 

a minimum of 2% should be achieved) and 1.85% for the bedroom (BRE guidelines are 

that 1% should be achieved). It is therefore considered that this flat would continue to 

receive adequate daylight as a result of the development and the amenity of all 

surrounding occupiers would not be unreasonably affected in this regard.

3.17 Neighbouring property has also been assessed in relation to sunlight. All windows 

within 90 degrees of due south have been assessed, in accordance with the guidelines. 

The analysis indicates that adjacent property would not experience any unacceptable 

overshadowing, and would be in keeping with the BRE guidance. 

3.18 It is therefore considered that the impact of the proposal on daylight and sunlight 

to neighbouring occupiers is acceptable. 

Privacy 

3.19 All new windows within the development would be positioned on the same plane 

as existing windows on the building. Therefore, whilst there would be a distance of 15m 

from the proposed development to the properties opposite on Beavor Lane, and a 

distance of 7.5m from the rear of Court Mansions, there are already windows facing 

these residential properties at this distance. It should be acknowledged, in the case of 

the residential properties on Beavor Lane that would face the residential part of the 

development instead of the office development, that there would be a different pattern of 

use for the proposed residential buildings and the rooms would be occupied in the 

evening. However, given that it is front facing windows which would be affected, which 

already have a lesser degree of privacy since they face the public realm, and the fact 

that the frontage to frontage difference would replicate a common street pattern for 

residential streets, it is not considered that the development would lead to unreasonable 

loss of privacy. The second and third floor level windows would be above the roof level 

of the properties opposite; and direct views would not be achieved into the windows of 

these properties as a result. It should be noted that in relation to Court Mansions, the 

existing office windows would be replaced by another office development as the 

proposed residential properties would be built at the rear of the sorting office building 

and would not directly adjoin the rear boundary with Court Mansions. However, the 

applicants have agreed to install obscured-glazed windows (which would be conditioned 

- Condition 31) in the rear elevation of the proposed office building, so that the existing 

situation with regard to privacy would be improved for the occupiers of Court Mansions. 

3.20 Half of the site is positioned opposite the playground of St Peter's primary 

school, and here the proposal would provide a row of residential houses. Again, it 

should be noted that the site is already overlooked by the windows of the existing office 

buildings, and also that the playground is fully viewable from the public realm. Whilst 

there may be a slightly different pattern of use with the residential properties it is not 

considered that the proposed use would have a significantly different impact on the use 

of the school playground. 

3.21 The scheme would incorporate roof terraces for the residential properties at the 

rear at first floor level, and at main roof level, as well as terraces at the front of the 

building at third floor level and small 'Juliet' balconies at second floor level. The terraces 

to the rear would not overlook any residential property, as they would back on to the 

rear wall of the sorting office building. The terraces at main roof level would be set 

behind the front pitched roof, such that no overlooking of the properties opposite would 

occur. The terraces to the front would not project beyond the existing window wall and 

could not therefore be considered to reduce privacy. The office building would also have 

a 12sqm terrace at ground floor level (screened by obscurely glazed privacy screening) 

and a larger terrace (24sqm) at first floor level. This replicates the existing first floor 

level terrace which office workers use, and therefore cannot be judged to give rise to

additional loss of privacy to Court Mansions. The development is considered to be in 

accordance with Housing Policy 8 of the Planning Guidance SPD. 

Noise and disturbance 

3.22 As the larger terraces would be to the rear of the building, it is not considered that 

significant noise and disturbance would result from their use. The terraces to the front 

would measure 8 sqm (9.5 sqm for the commercial premises) and the Juliette balconies 

would measure 2 sqm. Given the limited size of the terraces, their location adjacent to 

the highway, and the fact that only two of the proposed eight residential houses would 

be directly opposite any residential properties (the rest of the proposed terrace would be 

opposite the school playground), it is considered unlikely that the terraces would give 

rise to unacceptable noise and disturbance for neighbours. The proposal would 

introduce a car lift to basement level, and the use of this would be considered in the 

highways section below. Conditions would be attached to ensure that no noise results 

from machinery within the development (Condition 16). It is therefore considered that 

the development would not cause undue noise and disturbance to neighbouring 

residents, in accordance with Policy CC4 and Amenity Policy 24 of the Planning 

Guidance SPD. 

QUALITY of ACCOMMODATION 

3.23 The proposal would provide eight four-bedroom residential units with floor areas of 

between 223 sqm and 231 sqm. These sizes are well in excess of the Mayor's Housing 

Design guidelines and Policy 3.5 of The London Plan 2011. None of the dwellings would 

have all of its habitable rooms facing in a northerly direction (the dwellings have an 

east-west aspect on the upper floors, with the ground floor being single aspect to the 

front, with the rear kitchen area lit with a rooflight). All dwellings would have areas of 

private amenity space totalling over 67 sqm. Planning Guidance SPD Housing Policy 1 

and the Mayor's requires family sized dwellings to have access to at least 36sqm of 

amenity space, and Standard 4.10.1 of the Mayor's Housing SPD 2012 requires up to 

11sqm for a four bedroom house, and so the scheme would significantly exceed these 

requirements. It is considered that the proposed development would provide large 

dwellings with a satisfactory standard of living for all potential occupants, and would be 

in compliance with the Council's and the Mayor's standards for residential 

accommodation. 

Accessibility 

3.24 Design Policy 1 of the Planning Guidance SPD states that 'applications for new 

buildings - should ensure that the building is designed to be accessible and inclusive to 

all who may use or visit the building - including identifying potential barriers to 

accessibility and how these can be overcome, and how accessibility can be managed 

when the building is in use'. Core Strategy Policy H4 requires all residential, 

developments to conform to Lifetime Homes standards. For design reasons it is 

considered more desirable that the ground floor level would be raised above street level 

to provide elegance to the buildings and additional privacy for the occupiers. A level 

threshold would be provided from the entrance to the dwellings into a lobby, where the 

rest of the ground floor would be accessed via three steps. There would be space here 

to install a wheelchair lift to gain access to the raised ground floor and a wiring 

installation would be installed for this purpose. Once inside, the dwellings would be 

adaptable internally with 'soft spots' in the upper floor for a potential through-the-floor lift 

access between ground and first floors. It is considered that the development complies 

with Core Strategy Policy H4 and Lifetime Homes requirements.

3.25 The office would have a lift from the basement to all floor levels and a level 

entrance to the street would be provided. It is considered that this building would be 

designed to be accessible, in accordance with Policy DM G1 of the DM Local Plan and 

Design Policy 1 of the Planning Guidance SPD. A condition (Condition 9) will be 

attached to ensure that all proposed measures to comply with accessibility requirements 

are implemented. 

HIGHWAYS 

Traffic Generation 

3.26 The existing office/warehouse site, with its substantial loading bay and parking 

space for a private car, has the potential to generate a significant amount of vehicular 

traffic. The applicants estimate, based on surveys and records from the current 

occupiers, that the site currently generates 15-20 daily movements by lorries, and 

approximately 5 movements by private car in both the AM and PM peak. The 

development would provide a replacement office use, with one designated parking 

space, and eight residential units with one parking space each. It can be assumed, 

then, that the vehicle trips associated with the proposed office use would be similar or 

lower, whilst the trips associated with the warehouse and loading bay would be 

completely removed. Data from comparable sites suggests that the proposed residential 

use would be expected to generate around 5 movements by private car in the AM and 

PM peak. Therefore, the overall traffic generation would be expected to be significantly 

less than the existing lawful use of the site. 

Car parking and car lift 

3.27 The parking would be provided in the new basement storey, and accessed by 

car lift, as the dimensions of the site could not accommodate a ramp to basement level. 

In terms of the level of parking, Policy DM J2 of the Local Plan and London Plan's 

parking standards in Table 6.2 state that dwellings with 4 or more bedrooms should 

have a maximum of 1.5 - 2 spaces per dwelling, although in areas of good transport 

accessibility developments should aim for significantly less than 1 space per unit. The 

site is within PTAL 4 which is not the highest public transport accessibility, and given the 

benefits in reducing traffic generation of removing the existing use, it is considered that 

one parking space per unit is acceptable in this instance. It would be a condition of a 

planning approval that the residential dwellings are not entitled to a residents' parking 

permit, to avoid placing further stress on the on-street parking conditions. This will be 

secured as part of the S106 legal agreement. 

3.28 The car lift would be accessed towards the north of the site, adjacent to the 

proposed office building, and would utilise part of the existing vehicle crossover. The 

visibility splays of the lift have been assessed by officers and found to be acceptable. 

The car lift would be positioned within the building lines of the new building, which would 

help to shield any noise arising from the use of the lift. The applicants have carried out a 

night time survey of existing background noise, measured at the facades of the nearest 

residential properties, and compared this to the noise output of the car lift. The noise 

associated with the car lift would be from the motor powering the hydraulics; there 

would be little noise from the shaft itself. The motor would have a noise output of up to 

80dB but would be positioned within the basement, significantly shielding any audible 

noise, and acoustic attenuation would be applied to the ventilation louvre within the 

plant room. Taking this into account, and allowing for the anti-vibration treatment that 

would also be applied to the plant, the noise from the car lift would be more than 10dB 

lower than the lowest existing background noise levels (which were recorded at 43dB),

which is in accordance with the Council's requirements. Full details of the operation of 

the car lift would be required by condition (Conditions 14, 16 and 34). It is not therefore 

considered that the installation of the car lift would cause noise and disturbance to 

neighbouring residents or the future occupiers of the dwellings. 

3.29 In terms of the impact on the highway, the applicants have confirmed that one 

cycle of the car lift would take approximately two minutes, and when the lift is not in 

operation it would return to a standby position at street level. Although the use of the lift 

would potentially involve cars entering the development having to wait on Beavor Lane 

whilst another car used the lift, given the small number of parking spaces within the 

development and the fact that at peak times, vehicles would generally be travelling to 

and from the development in the same direction, such occurrences should be pretty 

infrequent. It is therefore considered that the inclusion of a car lift to access the 

development is acceptable in this instance and in accordance with Planning Guidance 

SPD Transport Policy 33. Full details of the dimensions and operation of the car lift 

would be required by condition (Condition 34) 

3.30 The proposal would involve works to the highway to remove redundant crossovers 

and to restore the pavement to Streetsmart standards. The funding for the highways 

works, to be undertaken by Council contractors, would be secured within a S106 

agreement. 

Cycle Parking 

3.31 Thirty five cycle parking spaces would be provided at basement level; 19 for the 

office use and 16 for the dwellings. This is in compliance with the Council's cycle 

parking standards in DMLP Policy DM J5 which state that Class B1 uses should have 1 

space per 50sqm (16 spaces required in this instance) and 2 spaces per dwelling with 

three or more bedrooms (16 spaces required in this instance). The permanent provision 

of cycle storage would be conditioned (Condition 12). 

Refuse storage 

3.32 Individual storage enclosures for refuse and recycling would be provided within the 

front gardens for each of the dwellings. A refuse and recycling storage area would be 

provided at basement level for the commercial unit. The amount of storage provided has 

been assessed and is considered to be satisfactory for the requirements of the 

development, and in accordance with Policy DM H5 of the DM LP 2013. A condition 

would be attached to ensure that the refuse provision is provided in accordance with the 

Council's policies (Condition 11). Refuse would be collected via the usual weekly 

Council collections. 

Construction and Demolition 

3.33 It is recognised that the site is on a narrow roadway, close to residential and 

school uses. Demolition and construction vehicles would therefore need to be carefully 

managed in order to avoid conflict with other highways users. Meetings have been held 

with officers to discuss the potential logistics, and full details of this would be required to 

be submitted as part of a Construction and Demolition Management Plan (condition 3). 

ENVIRONMENTAL 

Flood Risk and Sustainability 

3.34 The site is located within the Environment Agency's (EA's) Flood Zones 2 and 3 

and the proposal would introduce residential use on a site previously used for

commercial purposes. A Flood Risk Assessment has therefore been submitted with the 

application. Although Flood Zone 3 is classified as having a high risk of flooding from 

the River Thames, this area is protected by the Thames Barrier and river walls. These 

defend the site to a 1 in 1000 year annual probability of river flooding in any year 

(

on its merits and reach a decision based on whether the application accords with the 

relevant development plan, unless material considerations indicate otherwise. This 

development will be liable for the payment of Mayoral CIL at a rate of £50psqm for the 

additional floorspace. 

S106 Legal agreement 

3.40 The development would be subject to a legal agreement requiring the following: 

- Development to be parking permit free 

- Funding for the works to the public highway, including alterations to the existing 

crossover and footway and resurfacing of the entrance to the site 

- Submission of a Workplace Travel Plan for the office use, with monitoring fee of 

£2,000, to be reviewed on 1st, 3rd and 5th anniversaries. 

4.0 CONCLUSION and RECOMMENDATION 

4.1 It is considered that the proposed development would be appropriate in terms of 

land use, design and scale, and would not cause demonstrable harm to the amenities of 

neighbouring residents to justify the refusal of planning permission. The proposal would 

enhance the existing appearance of the street scene and the adjacent conservation 

area. The development would not impact significantly on the highway network and local 

parking conditions. Sustainability, flood risk and contaminated land matters are 

considered to be acceptable 

4.2 In view of the above it is therefore recommended that planning permission be 

granted subject to condition(s) set out above and the completion of a satisfactory legal 

agreement.

--------------------------------------------------------------------------------------------------------------------- 

Ward: Avonmore And Brook Green 

Site Address: 

Spring Vale Estate Ceylon Road London W14 0PY 



Reg. No: 

2013/01865/FR3 

Date Valid: 

09.05.2013 


31.07.2013 

Case Officer: 

Neil Egerton 


: Lakeside/Sinclair/Blythe Road Conservation Area 

- Number 36

Applicant: 

Mr Eric Holroyd 

Housing & Regeneration 3rd Floor, Hammersmith Town Hall Ext. Hammersmith 

W6 9JU 

Description: 

Redevelopment comprising erection of a four storey building providing 8 flats (2 x 1 bed, 

6 x 2 bed) together with two, 2 storey 3 bedroom dwelling houses; with associated 

parking, landscaping, and alterations to the existing footpath and vehicle access, 

following demolition of four garages 

Drg Nos: AECOM Geotechnical and Geo-Environmental Assessment: Spring Vale, 

Dated May 2013,SV-FP - 1, 2, 3, 4, 5, SV-RP - 1, SV-EL - 1, 2, 3, 4,SV-SE - 1, SV-LA - 

1, 2, SV-AA - 1, SV-TP - 1.Sustainability Statement Spring Vale Dated May 2013 ,Tree 

Survey Report Spring Vale Dated May 2013External Noise Assessment Spring Vale 

Dated May 2013Energy Statement Spring Vale Dated May 2013 


Full Regulation 3 - LBHF is Developer 









following approved drawings: SV-FP - 1, 2, 3, 4, 5, SV-RP - 1, SV-EL - 1, 2, 3, 4, 

SV-SE - 1, SV-LA - 1, 2, SV-AA - 1, SV-TP - 1. 



accordance with policies 7.1, 7.2, 7.3, 7.4, 7.5, 7.6, and 7.21 of the London Plan 

and policies DM G1 and DM G7 of the Development Management Local Plan 

2013 and policy BE1 of the Core Strategy 2011. 










include the numbers, size and routes of demolition and construction vehicles,


construction works are properly washed and cleaned to prevent the passage of 








4) No development shall commence until a scheme for temporary fencing and/or 

enclosure of the site where necessary has been submitted to and approved in 

writing by the Council, and such enclosure has been erected in accordance with 

the approved details and retained for the duration of the building works. No part of 

the temporary fencing and/or enclosure of the site shall be used for the display of 

advertisement hoardings. 

To ensure a satisfactory external appearance of the site, in accordance with 

policies DM G1 and DM G7 of the Development Management Local Plan 2013 

and Policy BE1 of the Core Strategy 2011. 


samples of materials to be used in all external faces and roof coverings of the 

building (including colour and sample of render), have been submitted and 

approved in writing by the Council. The development shall be carried out in 

accordance with the approved details. 

To ensure a satisfactory external appearance, in accordance with Policies DM G1 

and DM G7 of the Development Management Local Plan 2013, and Policy BE1 of 

the Core Strategy 2011. 

6) The development shall not commence until detailed drawings of a typical bay on 

the front elevations of the new buildings in plan, section and elevation at a scale of 

no less than 1:20 are submitted in writing for the Council's approval prior to 

construction commencing and built in accordance with the approved drawings. 


scene, in accordance with Policies DM G1 and DM G7 of the Development 

Management Local Plan 2013 and Policy BE1 of the Core Strategy 2011. 

7) No alterations shall be carried out to the external appearance of the building, 

including the installation of air-conditioning units, ventilation fans or extraction 

equipment not shown on the approved drawings, without planning permission first 

being obtained. Any such changes shall be carried out in accordance with the 

approved details. 

To ensure a satisfactory external appearance and to prevent harm to the 

amenities of the occupiers of neighbouring residential properties, in accordance 

with Policies DM G1 and DM G7 of the Development Management Local Plan 

2013, and Policy BE1 of the Core Strategy 2011.

8) The development shall not commence until a statement of how "Secured by 

Design" requirements are to be adequately achieved has been submitted to and 

approved in writing by the Council. The approved details shall be carried out prior 

to occupation of the development hereby approved and permanently maintained 

thereafter. 


accordance with policy DM G1 of the Development Management Local Plan 2013. 

9) Prior to commencement of the development hereby approved, details and 

drawings at a scale of 1:100 demonstrating the flats within the development's 

compliance with the Lifetimes Home standards shall be submitted to and approved 

in writing by the Council. The development shall be carried out in accordance with 

such details as approved and permanently retained thereafter. 

To ensure that the new flats are built to `Lifetime Homes' standards, in accordance 

with Policy H4 of the Core Strategy 2011, Policy 3.8 of The London Plan (2011) 

and Policy DM A4 of the Development Management Local Plan 2013. 


Permitted Development) Order 1995 (or any Order revoking or re-enacting that 

Order with or without modification), no aerials, antennae, satellite dishes or related 

telecommunications equipment shall be erected on any part of the development 

hereby permitted, without planning permission first being obtained. 

To ensure that that the visual impact of telecommunication equipment can be 

considered in accordance with Policies DM G1 and DM G7 of the Development 


11) The development shall not be occupied before the refuse storage arrangements 

hereby approved, including provision for the storage of recyclable materials, have 

been implemented. All refuse/recycling generated by the development hereby 

approved shall be stored within the approved areas. These areas shall be 

permanently retained for this use. 

To ensure the satisfactory provision of refuse storage and recycling, in accordance 

with policy DM H5 of the Development Management Local Plan 2013. 

12) The development shall not be occupied until the cycle storage arrangements 

indicated on approved drawing SV-FP-1 have been provided and completed; and 

the facilities shall be retained thereafter for the lifetime of the development. 

To ensure the suitable provision of cycle parking within the development to meet 

the needs of future site occupiers and users, in accordance with policies 6.9 and 

6.13 of the London Plan 2011 and policy DM J5 of the Development Management 


13) With the exception of the terrace areas indicated on the approved drawings, no 

part of any other roof of the approved buildings shall be used as a terrace or other 

amenity space.

To safeguard the amenities of the occupiers of neighbouring properties, and to 

avoid overlooking and loss of privacy and the potential for additional noise and 

disturbance, in accordance with Policy DM H9 and DM A9 of the Development 


14) The sound proofing details identified within the External Noise Assessment Spring 

Vale Dated May 2013 shall be implemented prior to the occupation of the 

residential units hereby approved, and thereafter be permanently retained. 

To ensure that the amenity of occupiers of the development site are not adversely 

affected by noise from transport [industrial/ commercial noise sources], in 

accordance with Policy DM H9 of the Development Management Local Plan 2013. 


approved in writing by the Council, of an enhanced sound insulation value DnT,w 

and LnT,w for the floor/ceiling/ wall structures separating different types of rooms/ 

uses in adjoining dwellings. The details as approved shall be implemented prior to 



affected by noise, in accordance with Policies H11, DM H9 of the Development 


16) The development hereby permitted shall not commence until further details of a 

Sustainable Urban Drainage System (SUDS), including maintenance programme 

have been submitted to and approved in writing by the council. The SUDS scheme 

shall be implemented in accordance with the approved details prior to occupation 

of the development hereby permitted, and thereafter permanently retained and 

maintained in line with the agreed plan. 


accordance with policy 5.13 of The London Plan 2011, Policy CC2 of the Core 

Strategy 2011 and policy DM H3 of the Development Management Local Plan 

2013. 


the energy efficiency and renewable energy measures detailed in the submitted 

Energy Statement Spring Vale Dated May 2013. All details shall be implemented 

prior to occupation or use of the development hereby permitted, and thereafter 




design objectives in accordance with Policies DM G1and DM H1 of the 

Development Management Local Plan 2013, Policies 5.1, 5.2, 5.3 and 5.7 of The 

London Plan (2011), and Core Strategy (2011) Policies BE1 and CC1. 


the sustainable design and construction measures detailed in the submitted 

Sustainability Statement Spring Vale Dated May 2013. All details shall be 

implemented prior to occupation or use of the development hereby permitted, and 

thereafter permanently retained.



design objectives in accordance with Policies DM G1, DM H2 of the Development 

Management Local Plan 2013 and Policies 5.1, 5.2, 5.3 and 5.7 of The London 

Plan (2011), and Core Strategy (2011) Policies BE1 and CC1. 

19) No development shall commence until a site investigation scheme, to substantiate 

the preliminary findings of the AECOM Geotechnical and Geo-Environmental 

Assessment Report (dated May 2013) submitted with application 2013/01865/FR3, 

is submitted to and approved in writing by the Council. This scheme shall be 

based upon and target the risks identified in the preliminary risk assessment and 

shall provide provisions for, where relevant, the sampling of soil, soil vapour, 

ground gas, surface and groundwater . All works must be carried out in 








Policy CC4 of the Core Strategy and policies DM H7 and H11 of the Development 















testing. 












quantitative risk assessment. All works must be carried out in compliance with and

y a competent person who conforms to CLR 11: Model Procedures for the 














































or near to, this site. This condition is required to ensure that no unacceptable risks





24) The development shall not be occupied prior to the highway alterations on the 

Ceylon Road junction. Any changes to the vehicular access layout, will have to be 

undertaken by the council's contractor, and the applicant will have to pay for all 

expenses in relation to this. Estimate costs for the above work can be obtained 

from a highway officer on 020 8753 3070. 

In order to prevent harm arising through deviations from the approved plans, in 

accordance with policy DM G1, DM G7 and DM J1 of the Development 


25) Prior to commencement of the works above ground hereby permitted, details of 

the hard and soft landscaping of all areas external to the building, including 

planting and paving, detailed drawings at a scale of not less than 1:20 of fences, 

gates and other means of enclosure shall have been submitted to and approved in 

writing by the Council, and the development shall not be used until such hard 

landscaping as is approved has been carried out. Soft landscaping shall be carried 

out during the first planting season available. Any soft landscaping removed or 





permeable surfaces in accordance with policies DM G7 and DM G1 of the 

Development Management Local Plan 2013, and policy BE1 of the Core Strategy 

2011. 

26) No construction shall take place until the trees on/adjacent to the site are 

adequately protected as per BS5837:2013, and the details within the Tree Survey 

Report Spring Vale Dated May 2013. 

To ensure that trees on site are retained and to prevent harm during the course of 

construction, in accordance with policies DM G7 and DM E4 of the Development 

Management Local Plan 2013, and policy BE1 of the Core Strategy (2011). 

27) No occupier of the development hereby permitted, with the exception of disabled 

persons who are blue badge holders, shall apply to the council for a parking permit 

or retain such a permit and if such a permit is issued it shall be surrendered to the 

Council within seven days of written demand. 

In order to ensure that the development does not harm the existing amenities of 

the occupiers of neighbouring residential properties by adding to the already high 

level of on-street car parking stress in the area, in accordance with policies DM J1 

and DM J2 of the Development Management Local Plan 2013. 

28) The development hereby permitted shall not be occupied until such time as a 

scheme has been submitted to and approved in writing by the local planning 

authority to ensure that all occupiers, other than those with disabilities who are

lue badge holders, have no entitlement to parking permits from the council and to 

ensure that occupiers are informed, prior to occupation, of such restriction. The 

development shall not be used otherwise than in accordance with the approved 

scheme unless prior written agreement is issued by the council. 

In order that the prospective occupiers of the units are made aware of the fact that 

they will not be entitled to an on-street car parking permit, in the interests of the 

proper management of parking, and to ensure that the development does not 

harm the existing amenities of the occupiers of neighbouring residential properties 

by adding to the already high level of on-street car parking stress in the area, in 

accordance with policies DM J1 and DM J2 of the Development Management 


29) The development hereby permitted shall not be occupied until such time as a 

scheme has been submitted to and approved in writing by the local planning 

authority to ensure that all occupiers, other than those with disabilities who are 

blue badge holders, have no entitlement to parking permits from the council and to 

ensure that occupiers are informed, prior to occupation, of such restriction. The 

development shall not be used otherwise than in accordance with the approved 

scheme unless prior written agreement is issued by the council. 

In order that the prospective occupiers of the flats are made aware of the fact that 

they will not be entitled to an on-street car parking permit, in the interests of the 

proper management of parking, and to ensure that the development does not 

harm the existing amenities of the occupiers of neighbouring residential properties 

by adding to the already high level of on-street car parking stress in the area, in 

accordance with policies DM J1 and DM J2 of the Development Management 


30) The development shall not commence until a car parking management plan has 

been submitted to and approved in writing by the council. This shall provide details 

of where existing tenants with a right to park within the development site would be 

able to park during the implementation of the planning approval; and a strategy to 

ensure that the approved details are implemented for the duration of the works. 

In order to ensure that existing tenants who have a right to park within the site are 

not disadvantaged by the redevelopment and have facilities to park adjacent to, or 

within reasonable distance of, the site, in accordance with policy DM J2 of the 


31) Prior to the development hereby approved being occupied, full details of the 

screening proposed for the roof terraces including fixings, and samples, shall be 

submitted to and approved in writing by the Council. The use of the terraces shall 

not commence until the screens as approved have been installed and they shall 

be permanently retained thereafter. 

In order to ensure a satisfactory external appearance and ensure no overlooking 

or loss of privacy in accordance with Planning Guidance Supplementary Planning 

Document 2013 - Housing Policy 8. 

32) The development shall not commence until a car parking management plan, 

including allocation of spaces, has been submitted to and approved in writing by

the council. The approved details shall be retained thereafter for the lifetime of the 

development. 

In order to ensure that parking is adequately controlled within the development, in 

accordance with policy DM J2 of the Development Management Local Plan 2013. 


1) 1. Land Use: The proposed development would achieve a sustainable 

development with efficient use of brownfield land. The proposal would provide a 

mix of family and non family units and contribute to much needed additional 

affordable housing, in accordance with Core Strategy Policies H1 and H2, London 

Plan Policies 3.3 B, 3.11, 3.12 and 3.13, and policies DM A1 and A3 of the 


2. Housing mix: The proposed development would contribute too much 

needed additional housing, and would help the borough meet its housing targets, 

in accordance with London Plan Policies 3.3 and 3.4. The proposed tenure, which 

would comprise of six intermediate and four market housing units at this site is 

considered acceptable. In the context of London Plan policies, the tenure mix is 

considered to be acceptable, taking into account the objectives of encouraging 

residential development, and the individual circumstances of the site. In this 

respect no objection is raised under London Plan Policy 3.3B. The housing 

brought forward by the development would also be an appropriate mix having 

regard to the objective of securing family and non family units in accordance with 

DM LP 2013 policies DM A1 and DM A3, together with Core Strategy H4. The 

internal design and layout of the new residential units are considered satisfactory 

having regard to Mayors Design Guidelines, and London Plan Policy 3.5 and table 

3.3, together with policies DM A2 and DM A9 of the Development Management 


3. Density: The proposal is of an acceptable density which would optimise the 

potential of the site and would be compatible with the local character and context 

and with public transport capacity. The proposal thereby satisfies London Plan 

Policy 3.4, Core Strategy H3 and policy DM A2 of the Development Management 


4. Design: The development is considered to comply with Development 

Management Local Plan 2013 Policies DM G1, DM G7 and Core Strategy 2011 

Policy BE1, which requires a high standard of design in all developments, 

compatible with the scale and character of existing development and its setting, 

and London Plan policies 7.1, 7.2, 7.4, 7.5, 7.6 which seek a high quality in design 

and architecture, requiring new developments to have regard to the pattern and 

grain of existing development. The proposal would preserve and enhance the 

character and appearance of the conservation area in accordance with the 

policies detailed above. 


adjoining occupiers is considered acceptable. The proposal would not have an 

unacceptably harmful impact on neighbouring residential amenity in terms of light, 

outlook or privacy and noise and disturbance. In this regard, the development 

would respect the principles of good neighbourliness, and would therefore be

acceptable in accordance with Policy DM H9 and SPD Housing Policy 8 of the 


6. Access & Safety: The development would provide a safe and secure 

environment for all users, and would provide ease of access for all people, 

including disabled people, in accordance with in accordance with Policy DM A4 of 

the Development Management Local Plan 2013, London Plan Policies 3.8 and 7.2. 

7. Highways matters: It has been demonstrated that the scheme would not 

have a significant further impact on the highway network or local parking 

conditions and is thus considered to be acceptable. Satisfactory provision would 

be made for cycle parking and future occupiers would be prevented from obtaining 

on-street parking permits by way of conditions, to help prevent overspill of parking 

onto the local highways. There are available public transport and other services 

nearby and adequate provision for storage and collection of refuse and recyclables 

would be provided. The development thereby accords with Development 

Management Local Plan 2013 Policies DM J1, DM J2, DM J3, DM H5, Core 

Strategy Policies CC3 and London Plan Policies 6.1, 6.3, 6.10, 6.11 and 6.13. 

8. Sustainability: The application proposes a number of measures to reduce 

CO2 emissions from the baseline, including renewable energy measures. The 

proposal would seek to reduce pollution and waste and minimise its environmental 

impact. In this respect the proposal complies with Development Management 

Local Plan 2013 policies H1 and H2, Core Strategy policies CC1 and Policies 5.2, 

5.3 and 5.7 of The London Plan. 

--------------------------------------------------------------------------------------------------------------------- 




Application form received: 7th May 2013 










London Fire And Emergency Planning Authority 


Dated: 

21.05.13 

23.05.13 

03.06.13 

29.05.13


Letters from: 

Dated: 

Blythe Road 18.07.13 

35A Gratton Road London W14 0JX 12.06.13 

Brangwyn Court Blythe Road London W14 0PJ 16.07.13 

Flat 6 39 Gratton Road London W14 0JX 09.06.13 

Flat 5 35 - 37 Gratton Road London W14 0JX 11.06.13 

Flat 3 20 Porten Road London W14 0LZ 02.06.13 

16 Ceylon Road West Kensington W14 0PY 17.07.13 

16 Ceylon Road London W14 0PY 14.07.13 

Flat 6 39 Gratton Road London W14 0JX 09.06.13 

19A Porten Road London W14 0LZ 10.06.13 

NAG 14.06.13 

35-37 Gratton Road Flat 6 London W14 0JX 11.06.13 

25 Porten Road London W14 0LQ 24.05.13 


1.1 The application site (0.1644 ha) comprises a rectangular parcel of land, in Council 

ownership, within the Spring Vale Estate. The estate comprises a number of blocks of 

flats ranging from 4 to 8 storeys in height. To the north of the site there is Porten Road 

(4-storey property), to the east is Brangwyn Court (4 storey residential block), to the 

South sits Elgar Court (6 storey residential block) and to the west is Ceylon Road (2 

storey property). The site is an open hard landscaped area, currently used for estate 

resident car parking and includes a single storey garage block. 

1.2 The site is located within the Lakeside, Sinclair, Blythe Road Conservation Area. 

The majority of the application site is located within Flood Zone 1 (the area least at risk 

of flooding), whilst the northern edges of the site are located within Flood Risk Zones 2 

and 3. The immediate character and appearance of the area is residential. The 

application site is located in Public Transport Accessibility Level (PTAL) 3. 

1.3 There is no relevant planning history with regard to the application site. 

1.4 The proposal seeks consent for the demolition of a garage block, in connection 

with the redevelopment of the site incorporating a 4 storey residential block (comprising 

2 x 1 bed units, 6 x 2 bed units), together with the erection of two 2-storey 3 bedroom 

houses, with associated parking, access, landscaping and alterations to the existing 

footpath and highway. There is a related Conservation Area Consent application 

(2013/01866/CACHF). This report covers matters arising from both applications. 

1.5 The project forms part of the Council's 'New Build Innovative Housing Programme', 

and it is proposed to deliver this scheme using the Rational House product. This is a 

housing product where houses are built using a range of standard parts that can be 

fitted together in different ways, to achieve different forms of development. These 

components are attached to a primary structure, and the shell of a typical house can be 

erected in 10 days. The primary structure and panels are made from pre-cast stone, 

and the use of these load bearing panels means that the internal walls can be changed 

to accommodate the different needs of the house throughout its lifetime.


2.1 The application has been advertised by way of site notices and a press advert. In 

addition, over 300 individual notification letters were sent to neighbouring properties in 

Elgar Court, Thackeray Court, Brangwyn Court, Calcott Court, Ceylon Road, Porten 

Road, Gratton Road and Milson Road. In addition, notifications were sent to the 

Springvale Tenants and Residents Association. English Heritage, the Environment 

Agency, the London Fire and Emergency Planning Authority, the Metropolitan Police's 

Crime Prevention Officer and Thames Water were consulted. 

2.2 Twenty two letters of objection have been received from residents. These 

objections (from: 35a, 35c, Flats 6 35-37 and Flat 6 39 Gratton Road; 19A Porten Road, 

Flat 3 20 Porten Road and 25 Porten Road; 10, 13, 16, 33 Ceylon Road (2 letters), 14 

Burnand House (3 letters); 7 Elgar Court; 1 Calcott Court, 18 Margaret, 25 Thackeray 

Court; 79 Westwick Gardens, 3 Brangwyn Court and one with no address given) can 

be summarised as follows: 

- Insufficient consultation with residents 

- Loss of existing open space 

- Will block light to adjacent properties 

- Proposal is too high and not in keeping with area 

- Will result in loss of existing off-street car parking, and an increased demand for the 

spaces left 

- Increased demand for local services 

- Increased noise nuisance from the development 

- Will harm the character and appearance of the conservation area 

- Unsatisfactory landscaping 

- Refuse storage located adjacent to Porten Road, no consideration given to Porten 

Road side of scheme 

- Should be rented accommodation only 

- Loss of trees 

- Ceylon Road too narrow for additional vehicle movements and turning 

- Area should be landscaped as previously agreed 

2.3 An objection has also been received from the local MP, Andrew Slaughter 

supporting the residents' grounds for objection. 

2.4 English Heritage has responded to say the scheme should be determined in line 

with local policy. 

2.5 The Environment Agency has responded to state that they have no objection to 

the proposed development 

2.6 Thames Water has raised no objections, subject to conditions. 

2.7 The London Fire and Emergency Planning Authority have responded to state that 

they are satisfied with the proposals. 

2.8 The Metropolitan Police Crime Design Advisor has looked at the proposed 

development and has suggested measures to meet the SBD criteria. This is discussed 

later in the report.


3.1 The main planning considerations to be considered in light of the London Plan and 

the Council's adopted Core Strategy and Development Management Local Plan 2013, 

policies and standards include; the principle of the residential use in land use terms 

including tenure; quantum and intensity of development in terms of the height, scale and 

massing; impact on surrounding uses particularly on the existing amenities of occupiers 

of neighbouring residential properties in terms of noise, outlook, light and privacy; 

quality of accommodation; environmental matters including sustainability and energy 

issues, flood risk matters, contaminated land; impact on services and potential for traffic 

generation, and the impact on the highway network. 

LAND USE 

3.2 The development proposes the provision of ten residential units, located within an 

existing residential area. Therefore, there would be no conflict between the proposed 

use and the existing use in the area. 

3.3 The NPPF seeks to deliver a wide choice of high quality homes, widen 

opportunities for home ownership and create sustainable, inclusive and mixed 

communities. London Plan Policy 3.3 B states that an annual average of 32,210 net 

additional homes should be delivered. Table 3.1 sets an annual target of 615 net 

additional dwellings for Hammersmith and Fulham. Core Strategy Policy H1 reiterates 

the London Plan's annual target of 615 net additional dwellings for the borough. Policy 

DM A1 of the DM LP 2013 states the council will seek to exceed the London Plan 

housing target by seeking housing on both identified and windfall sites and as a result of 

change of use. The provision of ten units would contribute towards these targets. It is 

noted that there would be a loss of some garages within the estate, albeit that eight 

spaces would be provided adjacent to the development to replace these garages. There 

is no objection to that in land use terms. 

3.4 Core Strategy Policy H4 and Policy DM A3 of the DM LP 2013 require a choice of 

high quality residential accommodation that meets the local residents needs and 

aspirations and market demand. In particular there should be a mix of housing types 

and sizes in development schemes, especially increasing the proportion of family 

accommodation. 

3.5 The proposal would involve building on existing car parking spaces, the site of 4 

garages (to be demolished) and would also involve the use of an underused grassed 

area to the east of the garage block. At present there is a total of some 336 sqm of 

grassed/landscaped area on the site. Following the redevelopment this 

grassed/landscaped area would increase to around 390 sqm (within the application 

site), with some further landscaping proposed adjacent to the site (which would add a 

further 100 sqm). Accordingly, officers consider that the development would result in an 

increase in open land provision in this part of the site. It is considered thereby that the 

development would comply with DM LP 2013 policy DM E1. 

3.6 The proposed dwelling mix of 2 x 1 bed flats, 4 x 2 bed flats, 2 x 2 bed 

maisonettes and 2 x 3 bed houses) represents a range of unit sizes, including a 

provision of family sized units. The dwelling mix is considered to meet the policy 

requirement for the provision of a range of unit sizes within new development in 

accordance with Core Strategy Policy H4 and DM A3 of the DM LP 2013.

Density 

3.7 London Plan Policy 3.4 and Core Strategy Policy H3 seek to ensure that 

development proposals achieve the optimum intensity of use compatible with local 

context, design principles and with public transport capacity, with consideration for the 

density ranges set out in Table 3.2 of The London Plan. This is supported by Policy DM 

A2 of the DM LP 2013. 

3.8 The application site is located in Public Transport Accessibility Level (PTAL) 3 

using Transport for London's methodology, indicating that it has good accessibility to 

public transport. According to The London Plan density matrix, the site is considered to 

be set in an urban area with predominantly dense development such as, for example, 

terraced houses, mansion blocks, a mix of different uses, medium building footprints 

and typically buildings of two to four storeys, located within 800 metres walking distance 

of a district centre or, along main arterial routes. This would support a density of 

between 200 and 450 habitable rooms per hectare (Hrh). 

3.9 The proposed development site comprises 0.164 hectares and would have 

approximately 42 habitable rooms which would result in a residential density of 260 

hr/ha, which is within the density range stipulated in the London Plan. 

3.10 The proposed scheme has been designed to take account of its local context and 

character in terms of appropriate scale and massing, the form and character of 

surrounding development and the historic grain and impact on neighbours, as well as 

complying with the standards on the size of residential units. For these reasons it is 

considered that the development would optimise the site's potential and that the 

proposed density is considered acceptable. 

Tenure 

3.11 London Plan Policy 3.13 (Affordable Housing Thresholds) outlines that affordable 

housing will normally be required on a site which has the capacity to provide 10 or more 

homes and that negotiations should take account of development viability. 

3.12 London Plan policy 3.10 (Definition of Affordable Housing) defines affordable 

housing as including social rented and intermediate housing provided to specified 

eligible households whose needs are not met by the market, and goes on to specify that 

affordable housing should also a) meet the needs of eligible households, b) include 

provisions for the unit to remain at an affordable price for future generations, and c) if 

these restrictions are lifted, for the subsidy to be recycled for alternative affordable 

housing provision. 

3.13 Policy 3.11 (Affordable Housing Targets) of The London Plan sets a London wide 

affordable housing target of at least 13,200 more affordable homes per year. The policy 

advises that 60% of new affordable housing should be provided for social rent and 40% 

for intermediate rent or sale, with priority accorded to the provision of affordable family 

housing. The second part of policy 3.11 relates to the establishment of borough level 

affordable housing targets through LDF preparation, that should take account of a range 

of considerations that include the strategic target and local circumstances. 

3.14 Policy 3.12 of The London Plan states 'The maximum reasonable amount of 

affordable housing should be sought when negotiating on individual private residential 

and mixed use schemes, having regard to a) current and future requirements for 

affordable housing at local and regional levels identified in line with Policies 3.8 and

3.10 and 3.11; b) affordable housing targets adopted in line with policy 3.11; c) the need 

to encourage rather than restrain residential development (Policy 3.3); d) the need to 

promote mixed and balanced communities (Policy 3.9); e) the size and type of 

affordable housing needed in particular locations; and f) the specific circumstances of 

individual sites.' The London Plan goes on to say that 'the Mayor wishes to encourage, 

not restrain overall residential development. Boroughs should take a reasonable and 

flexible approach to securing affordable housing on a site by site basis. Boroughs 

should take into account economic viability and the most effective use of public and 

private investment, including the use of developer contributions. Development 

appraisals should be provided to demonstrate that the scheme maximises affordable 

housing output.' 

3.15 Core Strategy Borough Wide Strategic Policy H2 Affordability sets a target for 40% 

of additional dwellings to be affordable, with a preference for intermediate and 

affordable rented. It also states that in 'negotiating for affordable housing the council will 

take into account financial viability'. 

3.16 The need for intermediate housing, rather than social housing in the Borough is 

highlighted in the supporting text for Policy H2. Paragraph 8.17 goes on to say that 

although the stock of intermediate affordable housing has increased in the last 10 years 

it still makes up only about 1,850 dwellings or just over 2% of the housing stock. This 

compares to over 3,000 households registered for low cost homeownership on the H&F 

Homebuy Register. Paragraph 8.20 highlights a severe lack of affordable market 

housing in H&F coupled with a probable reduction in owner occupation. The above 

demonstrates that there is a need to increase the supply of intermediate affordable 

housing. The supporting text also suggests that even if the entire 40% affordable 

housing target (almost 3,000 dwellings by 2021/22) is intermediate housing, this will still 

only increase the intermediate housing stock to about 4,800 dwellings or about 5.5% of 

the total dwelling stock. 

3.17 Paragraph 8.21 goes on to stress that as house prices and market rents are so 

high in H&F, intermediate housing and affordable rented housing needs to be affordable 

to a broad range of incomes. The income range of households that cannot afford market 

housing in H&F is £19,900 to £79,400 for households that require 4 or more bedrooms. 

It states that the council will encourage the provision of a variety of intermediate housing 

products that will assist people who cannot afford market housing to buy (e.g. shared 

ownership, equity share, discounted market sale) or rent (e.g. affordable rented 

housing). The provision and affordability of such housing will be taken into account in 

considering the appropriate proportion of affordable housing on individual sites. 

3.18 The application proposes 6 affordable housing units (2 x 1 bed, 4 x 2 bed) 

representing 60% of the overall development. All of these units would be provided as 

intermediate housing (discounted market sale). Two of the six units (a third) would be 

sold to applicants with a household income of up to £30,000 p.a., two of the units (a 

third) would be sold to applicants with a household income of up to £40,000 p.a. and 

two of the units (a third) would be sold to applicants with a household income of up to 

£60,000 p.a. This equates to an average household income of £43,300 and is in line 

with the Council guidance on affordability levels for low cost homeownership. The 

affordable homes would be sold to people who live or work within the borough and this 

process would be managed by the Council's HomeBuy department.

3.19 The scheme's affordable provision is in excess of the affordable housing target of 

the Core Strategy, London Plan and DM LP 2013; officers raise no objection to this 

element of the proposed development. 

DESIGN and CONSERVATION 

3.20 Among the core planning principles of the NPPF are that development always 

seek to secure high quality design and a good standard of amenity for all existing and 

future occupants of land and buildings. Furthermore proposals should conserve heritage 

assets in a manner appropriate to their significance, so that they can be enjoyed for 

their contribution to the quality of life of this and future generations. London Plan 

Policies 7.1, 7,2. 7.4. 7.5 and 7.6 require all new development to be of high quality that 

responds to the surrounding context and improves access to social and community 

infrastructure, contributes to the provision of high quality living environments and 

enhances the character, legibility, permeability and accessibility of the surrounding 

neighbourhood. 

3.21 Core Strategy Policy BE1 `Built Environment' states that 'All development within 

the borough, including in the regeneration areas should create a high quality urban 

environment that respects and enhances its townscape context and heritage assets. 

There should be an approach to accessible and inclusive urban design that considers 

how good design, quality public realm, landscaping and land use can be integrated to 

help regenerate places'. 

3.22 Policy DM G1 (Design of New Build) of the DM LP 2013, seeks to ensure that new 

build development to be of a high standard of design and compatible with the scale and 

character of existing development and its setting. It states that: 

'All proposals must be designed to respect: 

a) the historical context and townscape setting of the site, and its sense of place; 

b) the scale, mass, form and grain of surrounding development; 

c) the relationship of the proposed development to the existing townscape, 

including the local street pattern, local landmarks and the skyline; 

d) the local design context, including the prevailing rhythm and articulation of 

frontages, local building materials and colour, and locally distinctive architectural 

detailing, and thereby promote and reinforce local distinctiveness; 

e) the principles of good neighbourliness; 

f) the local landscape context and where appropriate should provide good 

landscaping and contribute to an improved public realm; and 

g) sustainability objectives; including adaptation to, and mitigation of, the effects 

of climate change; 

h) the principles of accessible and inclusive design; and 

i) the principles of Secured by Design.' 

3.23 Policy DM G7 (Heritage and Conservation) of the DM LP 2013 states that the 

council will '....aim to protect, restore or and enhance the quality, and character, 

appearance and setting of the borough's conservation areas and its historic 

environment, including listed buildings, historic parks and gardens, buildings and 

artefacts of local importance and interest, archaeological priority areas and the 

scheduled ancient monument'. 

3.24 Design Policies 1 and 45 - 50 of the Planning Guidance SPD 2013 are also 

relevant. Finally, the NPPF (Conserving and enhancing the historic environment) states 

that In determining planning applications, local planning authorities should take account

of the desirability of sustaining and enhancing the significance of heritage assets and 

putting them to viable uses consistent with their conservation; the positive contribution 

that conservation of heritage assets can make to sustainable communities including 

their economic vitality; and the desirability of new development making a positive 

contribution to local character and distinctiveness. The NPPF goes on to state that local 

planning authorities should also look for opportunities for new development within 

conservation areas and within the setting of heritage assets to enhance or better reveal 

their significance. It says that proposals that preserve those elements of the setting that 

make a positive contribution to or better reveal the significance of the asset should be 

treated favourably. The proposal uses the modular house design product known as 

Rational House. Committee members may be aware of the approved Rational House 

scheme for a single house in Biscay Road. The underlying aim of Rational House is to 

provide high quality city dwellings at affordable costs. It is a modular design which has 

been developed with flexibility to deal with a range of circumstances and demands. The 

application site is located within the Lakeside, Sinclair, Blythe Road Conservation Area, 

and occupies a plot of land within the Spring Vale estate. The site currently contributes 

little to the conservation area and presents a poor aspect and physical environment, 

consisting of parking spaces and single storey garages. 

3.25 The surrounding area is primarily residential and is either in the form of 

traditional Victorian two-storey terraces such as those along Ceylon Road and the west 

side of Porten Road, or blocks of flats at four and six storeys such as Brangwyn Court at 

four storeys, Elgar Court at six storeys and Porten House on the east side of Porten 

Road at four storeys. The predominant character of the surrounding streets in the 

conservation area is one of well- defined frontages where the residential properties 

address the street. Currently the view along Porten Road is poorly enclosed by the site, 

and terminated by the open hard surfaced area of the car park. Perimeter trees along 

the site boundary to Ceylon Road are alone in providing some edge definition to the 

street. There is an opportunity to reinstate an edge to the streets around the perimeter 

of this plot with a new built form which respects the existing townscape, and would 

thereby create a link between the residential streets and the residential estate, and 

provide an enhancement to the street scene and conservation area. The demolition of 

the single storey garage block (4 garages) is considered to be acceptable as it has 

limited architectural quality and makes a neutral contribution to the character and 

appearance of the area generally at this point (the reduction in the number of parking 

spaces is a separate issue to be discussed later in the report). 

3.26 The proposed scheme would reflect the built forms found in the surrounding 

townscape and proposes a four storey block on the axis of the view along Porten Road, 

which would provide good definition to the street edge with a consistent building scale, 

and two two-storey houses are proposed along the Ceylon Road frontage, which would 

respond to the terrace opposite. The proposed heights would reflect the prevailing 

heights of the surrounding built form and along Ceylon Road the alignment would be set 

back to allow for parking spaces and soft landscaping, including the retention of the 

existing trees. 

3.27 The Rational House concept allows for the roof space to be habitable and the 

vertical circulation core is lower in height giving a varied massing to the street 

elevations. The design of the facades would adopt the proportions and details evident 

on surrounding buildings. A white masonry base and main rendered facade with white 

masonry architraves to the upper windows which is particularly characteristic in the 

surrounding townscape would be carried through to the proposed facades. The precise

materials would be reserved by condition (condition 5). Particular care has been paid to 

the flank elevation of the four storey block as it faces Ceylon Road. An ordered 

fenestration pattern and projecting balconies would give this elevation variation and 

visual interest in recognition of the prominence it would have in the street scene. 

3.28 The existing mature trees which line the edge of the site, the Cherry trees on 

Ceylon Road and the Hornbeam trees along Porten Road would be retained and form a 

landscaped setting for the development. Finally, the set back along Ceylon Road would 

allow for the inclusion of a garden space which could be used by all residents, with the 

intention that it would be landscaped to a simple design (residents would be involved in 

the final design of this area). 

3.29 Officers consider that the proposed scheme would develop an under utilised 

area and repair the street scene in this part of the Spring Vale Estate with high quality 

building frontages set within a soft landscaped setting provided primarily by the 

retention of the existing trees. The development would thereby successfully integrate 

into the street scene. The development would also thereby enhance the character and 

appearance of this part of the conservation area and would comply with the NPPF, 

London Plan and local policies. 

QUALITY OF ACCOMMODATION 

3.30 Policy 3.5 and Table 3.3 of The London Plan, Core Strategy Policy H3, Policy 

DM A9 and Policy DM A2 of the DM LP 2013, and Planning Guidance SPD 2013 

Housing Policy 1, expect all housing development to be of a high quality design and be 

designed to have adequate internal space. Policy DM E1 and DM A9 requires all new 

developments to make provision for open space to meet the needs of the occupiers and 

users (ground floor family and non family dwellings should have at least 36m² and 14m² 

of amenity space respectively). Policy DM A2 of the DM LP 2013 supports the 

requirement for amenity space and also requires family housing on upper floors to have 

access to a balcony and/or terrace, subject to acceptable amenity and design 

considerations. 

3.31 All of the proposed units would exceed the minimum dwelling size requirements 

of both the London Plan and DM LP 2013: one-bed flats (52 sqm), two-bed (62 and 87 

sqm), three bed houses (145 sqm). No units would have all their habitable room 

windows facing north. All flats would be provided with outdoor amenity space in the form 

of balconies and/or terraces. The houses would have ground floor amenity space and 

terraces above. The one bed flats would each require 5 sq.m. whilst 18 sq.m. is 

proposed for each; each of the two bed flats would have the required 6 sq.m.; the 2 bed 

maisonettes would require 6 sq.m. but each would have 25 sq.m. and the 3 bed houses 

would each require 36 sq.m., but they would have 41 sq.m. In this case the amenity 

space provided is considered to be acceptable. In view of the above the proposed 

residential units would be of adequate size and layout to provide an acceptable outlook 

and sunlight and daylight levels, and external space to occupiers of the residential units. 

3.32 London Plan Policy 3.8, Core Strategy Policy H4, and Policy DM A4 of the DM 

LP 2013, Design Policy 1 of the Planning Guidance SPD 2013, and the Council's 

Supplementary Planning Document Àccess for All' requires new residential 

development to be built to lifetime homes standards, with ten percent of units designed 

to be wheelchair accessible or easily adaptable to this standard.

3.33 All units would be built to Lifetime Homes standards; all bathrooms would be 

wheelchair accessible and dwellings could be easily adapted for wheelchair residents. 

There would be lift access to the front doors of the eight flats in the flat block with level 

access from the street level. The two houses are easily adaptable for wheelchair use. 

The main staircase can also be easily adapted to take a chairlift if required. Officers 

thereby consider that policy is met in this matter. 

IMPACT ON NEIGHBOURS 

3.34 Policy DM G1 states all proposals must be formulated to respect the principles of 

good neighbourliness. Furthermore, Supplementary Planning Guidance SPD Housing 

Policy 8 seeks to protect the existing amenities of neighbouring residential properties in 

terms of outlook, light, privacy and noise and disturbance. 

3.35 The proposed development would be located on a relatively open part of the 

estate, which in terms of buildings contains a single storey garage block. 

Notwithstanding this due to the location of the proposed development within the site and 

the set back from the adjacent roads, officers consider that it would not result in a 

detrimental impact to surrounding residential buildings, in terms of loss of outlook or 

increased sense of enclosure. 

3.36 Supplementary Planning Guidance SPD Housing Policy 8 states that new 

windows (or terraces) should normally be positioned so that they are a minimum of 18 

metres away from existing residential windows as measured by an arc of 60 degrees 

taken from the centre of the proposed window. Policy DM H11 of the DM LP 2013, says 

that Àll proposed developments (including new buildings, demolition of existing 

buildings, conversions and changes of use) will be required to show that there will be no 

undue detriment to the general amenities enjoyed by existing surrounding occupiers of 

their properties, particularly where commercial and service activities will be close to 

residential properties. In the case of mixed use developments, similar protection will 

also be afforded to the prospective residents and other users where there is potential for 

activities within the new development to impact on their immediate neighbours on the 

same site. SPD Housing Policy 8 adds that roof terraces or balconies likely to cause 

harm to the existing amenities of neighbouring properties by reason of noise and 

disturbance will not be supported. 

3.37 Ceylon Road to the west is located over 18 m away from the new windows, To 

the east Brangwyn Court is over 18m away, there is only an 8m distance between two 

new windows and Elgar Court (however the proposed windows are high level openings 

only) and as such officers consider that they would not result in loss of privacy or 

overlooking. To the north (Porten Road), there are a few windows within the 18m 

distance (10.8 metres), however, the angle is very oblique and officers consider that the 

degree of overlooking is very limited and as such do not consider that the scheme 

would result in demonstrable harm in terms of overlooking and loss of privacy. 

3.38 It is difficult to predict with any accuracy the likely level of noise/disturbance that 

would be generated by the use of the proposed balcony/terrace areas. On the upper 

floors the scheme would provide six balconies (5 - 6 sqm each), and 2 terraces at 

second floor level (25 sqm each), and two terraces at 4th floor level (20 sqm each). The 

larger terraces would have significant screening (full details to be reserved by condition 

31). The larger terraces would be located at a high level, and together with the 

proposed screening as well as their distance relationship to the existing properties, it is 

not considered that their use would, in the normal course of events, be likely to harm the

amenities of existing neighbours as a result of additional noise and disturbance to a 

degree that would justify refusing planning permission. The proposal is therefore 

considered to be consistent with Policy DM H9 and SPD Housing Policy 8. 

Daylight and Sunlight 

3.39 New development should allow for the protection of adequate light to reach 

adjacent buildings. In considering this, the council has regard to the guidance set out in 

`Building Research Establishments' (BRE) Report 1991 'Site Layout planning for 

Daylight and Sunlight - A guide to good practice.' The BRE methodologies set out a 

range of non-statutory guidelines to assess the potential for any development to result 

in demonstrable harm to neighbours. 

3.40 The BRE provides for a number of ways to assess potential reduction of light. 

The most common methods are calculation of a Vertical Sky Component (VSC) and 

Average Daylight Factor (ADF). In addition orientation to the sun is taken into account 

with regard to impact on existing sunlight conditions. 

3.41 The applicant has submitted a sunlight & daylight assessment in accordance with 

the BRE guidelines, and concludes that the proposed development would not result in 

demonstrable harm to the majority of the neighbouring properties in terms of reduction 

of sunlight or daylight. Officers have assessed the report and concur with its findings. 

Policy DM G1 (principles of good neighbourliness) and Supplementary Planning 

Guidance SPD Housing Policy 8 (protect the existing amenities of neighbouring 

residential properties) are thereby met. 

3.42 With regards to windows in Elgar Court (located to the south of the site) there 

would be an impact on the majority of the windows facing the development. However 

officers have been advised that these windows all comprise kitchens and bathrooms, 

and as such the impact is not on habitable room windows. 

3.43 To the west of the site, the properties in Ceylon Road would not experience 

either a reduction less than 0.8 times its former value (reductions would be between 

0.85 and 0.98 of former value). In this respect the impact is within the BRE guidelines. 

3.44 To the east of the site is Brangwyn Court, all windows would retain at least 80% 

of their former VSC value (81% to 96%). 

3.45 To the north is Porten Road and here (at 19 - 28 Porten Houses) the 

development would affect the adjacent building (three windows at ground/basement 

levels). One basement window would retain 75% of its former VSC value and the other 

would retain 69%. A ground floor level window would retain 72% of its former VSC 

value. It has not been possible to determine the uses of these rooms, although the 

ground floor window would appear to serve a habitable room. These windows would, 

however, retain acceptable daylighting with respect to generally accepted ADF levels. 

3.46 A sunlight analysis has been provided, and considered by officers. All windows 

and gardens within 90 degrees of due south have been assessed, in accordance with 

the guidelines. The analysis indicates that adjacent property would experience 

shadowing in a similar manner to that currently experienced, and would be in keeping 

with the BRE guidance.

HIGHWAYS MATTERS 

Car parking and traffic generation 

3.47 The NPPF requires developments that generate significant movement are 

located where the need to travel will be minimised and the use of sustainable transport 

modes can be maximised; and development should protect and exploit opportunities for 

the use of sustainable transport modes for the movement of goods or people. 

3.48 Policies 6.1, 6.3, 6.10, 6.11 and 6.13 of The London Plan set out the intention to 

encourage consideration of transport implications as a fundamental element of 

sustainable transport, supporting development patterns that reduce the need to travel or 

that locate development with high trip generation in proximity of public transport 

services. The policies also provide guidance for the establishment of maximum car 

parking standards. 

3.49 Core Strategy Policy T1 supports The London Plan. Policies DM J2 and DM J3 

of the DM LP set out vehicle parking standards, which brings them in line with London 

plan standards and circumstances when they need not be met 

3.50 The development would result in the loss of some existing garages within the 

estate (4 lost out of a total of 10) as well as a number of surface level parking spaces (8 

retained out of 19). Information has been submitted to indicate that only 6 garages and 

7 car parking spaces are currently leased to residents. The applicants consider that the 

retention (and refurbishment) of the 6 garages together with the 8 spaces would meet 

the demand for the estate. There are no specific policies to resist the loss of garages or 

parking spaces. The scheme would provide 4 new car parking spaces for the occupiers 

of the market units. These spaces would be accessed from the existing access point in 

Ceylon Road (would be widened as part of the development). Submitted information 

indicates that vehicles can satisfactorily access and leave the site from this access 

point. 

3.51 The proposal would result in the creation of ten new residential units. DM LP 

policy DM J2 would require (as a maximum) between ten and eleven spaces. The 

applicant is proposing four car parking spaces to serve the development. Officers are of 

the opinion that this is an acceptable solution on condition that the applicants agree that 

the occupiers of all of the new units are not eligible to obtain on-street car parking 

permits (Conditions 27-29). A car parking management plan would also be required by 

condition (no.32). The development would only have four car parking spaces, and as 

such the development would be unlikely to generate a significant number of vehicle 

movements. Furthermore, there will be an overall reduction in the number of parking 

spaces within this part of the estate, limiting vehicle movements. Accordingly, given the 

location of the site (PTAL3), which offers good public transport accessibility and easy 

access to shops and services, this is considered to be an appropriate approach in this 

case, and, it is not considered that the proposed development would be likely to have 

an unacceptable impact on the existing amenities of local residents as a result of 

increased on-street car parking stress. In addition the applicant would pay the cost of 

the works to widen the existing entrance from Ceylon Road. On this basis, the 

proposed development is judged to be acceptable in the context of UDP Policy T1 of the 

Core Strategy, DM LP Policies DM J1, DM J2, DM J3. 

Cycle parking 

3.52 London Plan Policy 6.9 provides guidance for the establishment of cycle parking 

standards. Policies DM A9, DM J5 and Table 5 of the DM LP 2013 seek to ensure that

satisfactory cycle space is provided for all developments. Secure storage for fourteen 

bicycles would be provided for the flats, and the houses would have two spaces each in 

the ground floor patio area. This provision is more than what would normally be 

expected, which would be twelve cycle parking spaces for a development of this size. A 

condition is proposed to ensure the cycle storage is implemented before the 

development is occupied and is maintained for the life of the development (condition 

no.12). The proposal is thereby considered to be in accordance with the above policies. 

3.53 Access to the existing spaces will not be possible during the redevelopment of the 

site. The applicants have proposed that the existing users of the car parking spaces 

would be eligible for the period of the development to obtain a temporary on-street car 

parking permit. The specific details of how this would be controlled would be covered by 

the submission of a car parking management plan (condition 30). 

Refuse storage 

3.54 London Plan Policy 5.16 outlines the Mayor's approach to waste management. 

Core Strategy Policy CC3, and policy DM H5 sets out the Councils Waste Management 

guidance, requiring development to incorporate suitable facilities for the storage and 

collection of segregated waste. 

3.55 The houses and ground floor flats have their own dedicated waste storage areas 

within their patios, and refuse storage space would be provided for all refuse generated 

by the other flats at ground floor level on the eastern side of the development . Officers 

are satisfied that there is sufficient space within the development for the satisfactory 

storage of refuse. However, a condition is proposed to ensure the full details of refuse 

storage and to ensure that the approved details are implemented before the use is 

occupied and is maintained for the life of the development (condition no. 11). 

Impact of building works 

3.56 A Demolition Management Plan (DMP), a Construction Management Plan (CMP) 

and Construction Logistics Plan (CLP) would be required to ensure that there is no 

harmful impact on neighbours and on the local highways network. The DMP and CMP 

shall include demolition details, contractors' construction method statements, waste 

classification and disposal procedures and locations, dust and noise monitoring and 

control, provisions within the site to ensure that all vehicles associated with the 

construction works are properly washed and cleaned to prevent the passage of mud 

and dirt onto the highway, and other matters relating to traffic management to be 

agreed. The CLP shall be in accordance with Transport for London (TfL) requirements, 

which seeks to minimise the impact of construction traffic on nearby roads and restrict 

construction trips to off peak hours only. These would be secured by condition (no. 03) 

in accordance with DM LP policies DM H5, DM H8, DM H9, DM H10 and DM H11, and 

London Plan Policy 6.3. 


Flood risk 

3.57 The NPPF states that 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. 

3.58 London Plan Policy 5.11, 5.12, 5.13, 5.14 and 5.15 requires new development to 

comply with the flood risk assessment and management requirements of national policy,

including the incorporation of sustainable urban drainage systems, and specifies a 

drainage hierarchy for new development. 

3.59 Policy CC1 of the Core Strategy requires that new development is designed to 

take account of increasing risks of flooding. Policy CC2 states that new development 

will be expected to minimise current and future flood risk and that sustainable urban 

drainage will be expected to be incorporated into new development to reduce the risk of 

flooding from surface water and foul water. This is supported by Policy DM H3 of the 

DM LP 2013. 

3.60 Although a small part on the edge of the site is located within the Environment 

Agency's Flood Zones 2 and 3, the majority of the site is in Flood Zone 1 (low risk) as 

the ground levels of the estate are higher than much of the surrounding area. The River 

Thames flood defences in this area defend the site to a 1 in 1000 year annual 

probability of river flooding in any year (

which would target level 4 of the Code for Sustainable Homes. In addition to the carbon 

reduction measures outlined above, additional measures are planned to promote the 

sustainable use of building materials, ensure efficient use of water, encourage 

sustainable waste behaviour, reduce pollution and manage the impacts of the 

construction process. The measures outlined in the statement comply with the 

requirements of London Plan policy 5.3 on sustainable design and construction. A 

condition would be attached to any permission to ensure the implementation of the 

measures outlined in the Sustainability Statement (condition 18). 

3.65 It is therefore considered that, subject to conditions ensuring the implementation 

of the energy and the sustainability measures, the proposal would be judged to comply 

with London Plan Policy 5.3 and Policy DM H2 of the DM LP on sustainable design and 

construction and Core Strategy policy CC1 and Policy DM H1 of the DM LP on carbon 

reduction. 

Contamination 

3.66 London Plan Policy 5.21, Core Strategy Policy CC4 and Policy DM H7 and DM 

H11 of the DM LP 2013 states that the Council will support the remediation of 

contaminated land and that it will take measures to minimise the potential harm of 

contaminated sites and ensure that mitigation measures are put in place. The applicants 

have submitted a preliminary risk assessment relating to contaminated land, which has 

been assessed by officers. 

3.67 Potentially contaminative land uses, past or present, are understood to occur at, 

or near to, this site. In order to ensure that no unacceptable risks are caused to 

humans, controlled waters or the wider environment during and following the 

development works further conditions would be attached to any permission covering the 

assessment and remediation of contaminated land (Conditions 19 to 23). 

PLANNING OBLIGATIONS 

CIL 

3.68 Mayoral CIL (Community Infrastructure Levy) came into effect in April 2012 and is 

a material consideration to which regard must be had when determining this planning 

application. CIL Regulations (2010) state that in dealing with planning applications, local 

planning authorities consider each on its merits and reach a decision based on whether 

the application accords with the relevant development plan, unless material 

considerations indicate otherwise. Where applications do not meet these requirements, 

they may be refused. However, in some instances, it may be possible to make 

acceptable development proposals which might otherwise be unacceptable, through the 

use of planning conditions or, where this is not possible, through planning obligations. 

3.69 This development will be subject to a London-wide community infrastructure levy, 

charged at a rate of £50 per square metre for development in Hammersmith & Fulham. 

An estimate of £23,000 based on 806 sqm of additional floorspace has been calculated. 

This takes into account a discount for the affordable housing provided. This will 

contribute towards the funding of Crossrail, and further details are available via the GLA 

website www.london.gov.uk. The GLA expect the Council, as the Collecting Authority, to 

secure the levy in accordance with London Plan Policy 8.3.

3.70 The scheme has been assessed for its likely impact on local services, and given 

the small scale of the scheme and its low child yield, it is considered that the 

development would not result in substantial demands on local services. 

4.0 CONCLUSIONS and RECOMMENDATION 

4.1 Accordingly, it is recommended that both planning permission and conservation 

area consent be granted, subject to conditions.

--------------------------------------------------------------------------------------------------------------------- 

Ward: Avonmore And Brook Green 

Site Address: 

Spring Vale Estate Ceylon Road London W14 0PY 



Reg. No: 

2013/01866/CACHF 

Date Valid: 

09.05.2013 


31.07.2013 

Case Officer: 

Neil Egerton 


: Lakeside/Sinclair/Blythe Road Conservation Area 

- Number 36

Applicant: 

Mr Eric Holroyd 

Housing & Regeneration 3rd Floor, Hammersmith Town Hall Ext. Hammersmith 

W6 9JU 

Description: 

Demolition of four garages, to facilitate redevelopment comprising erection of a four 

storey building providing 8 flats (2 x 1 bed, 6 x 2 bed) together with two, 2 storey 3 

bedroom dwelling houses; with associated parking, landscaping, and alterations to the 

footpath and vehicle access 

Drg Nos: 


Conservation Area Consent LBHF 








2) Unless otherwise agreed in writing by the Council, the demolition of the buildings 

hereby permitted shall not be undertaken before: 

(i) a building contract for the redevelopment of the site in accordance with 

planning permission reference 2013/01865/FR3 has been entered into, and; 

(ii) notice of demolition in writing and a copy of the building contract has been 

submitted to the Council. 

To ensure that the demolition does not take place prematurely and to safeguard 

the character and appearance of the conservation area, in accordance with policy 

DM G7 of the Development Management Local Plan 2013. 





works. 


scene, in accordance with policies DM G1 and DM G7 of the Development 

Management Local Plan 2013.


1) The proposed demolition is considered to be acceptable on the basis that planning 

permission exists for a satisfactory redevelopment scheme. Accordingly, it is not 

considered that the demolition would have an unacceptable impact on the 

character or appearance of the conservation area, in accordance with Policy DM 

G7 of the DM LP 2013 and Policy BE1 of the Core Strategy 2011. 

--------------------------------------------------------------------------------------------------------------------- 




Application form received: 7th May 2013 








English Heritage London Region 

Dated: 

03.06.13 


Letters from: 

Dated: 

Please refer to ref: 2013/01865/FR3 for the report.

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