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LOCAL
ISSUES - Chiswick West
Letter
drafted by Michael Quinn a local resident
(OBJECTION
LETTERS SHOULD BE ADDRESSED TO:)
Ian Draper
Planning Officer
The Civic Centre
Lampton Road
Hounslow
Middx TW3 4DN
(WITH
THE FOLLOWING REFERENCE)
PLANNING REF 00248/BX/P1
RE: CHISWICK WEST 391-409 AND 586-596 CHISWICK
HIGH ROAD
(A
SELECTION OF ANY OF THE FOLLOWING POINTS CAN
BE MADE IN YOUR OBJECTION LETTER. THESE OBJECTIONS
MAKE SPECIFIC REFERENCE TO THE COUNCIL'S UNITARY
DEVELOPMENT PLAN WHICH THEY ARE OBLIGED TO
ADHERE TO WHEN CONSIDERING ANY PLANNING APPLICATION.
YOUR LETTER SHOULD REFLECT YOUR OWN PERSONNEL
OBJECTIONS AS THIS WILL BE MORE EFFECTIVE THAT
EVERYONE SENDING A STANDARD LETTER. )
*
I am amazed that Hounslow Council will even
entertain a proposed 10 storey development
near residential streets never mind a 30 storey
tower on the Chiswick High Road, which contradicts
what Hounslow is trying to achieve in their
Unitary Development Plan; which is to enhance
the character of areas.
*
After reading the planning application in some
depth I detail below where I consider that
it contravenes Hounslow's Unitary Development
Plan.
*
Unitary Development Plan 2001.
P1/012,
5.4 (p.29)
This
provision states that polices and proposals
in the UDP are targeted at improving social
infrastructure, community facilities and raising
the quality of life for residents. The proposed
Chiswick West Development does not improve
social infrastructure or raise the quality
of life for residents, in fact it has the reverse
effect.
C/025,
C.5 (p.36)
To
provide and facilitate the provision of sports
and leisure facilities, which are accessible
to all members of the community. Having read
the plans the proposed health club and restaurant
are to be for the use of hotel guests and residents
of the Chiswick West Development, hardly all
members of the community.
T1
(p.37)
To
promote sustainable development within the
Borough through integrating transport and land
use polices in order to reduce the need to
travel.
How can a 104-room hotel, a 10-storey block
etc reduce travelling in the borough? It will
not, it will only increase traffic congestion
on the Chiswick High Road which already suffers
from very bad traffic congestion.
T5
(p.37)
To
create a safe, healthy and pleasant environment,
particularly in respect to air quality, by
promoting measures, which seek to minimise
the impact of traffic on the environment. The
developers have stated within their application
that concentrations of nitrogen dioxide, carbon
monoxide, benzene, 1,3 - butadiene and PM10
were predicted at two properties near the development
site. This is hardly a safe, healthy and pleasant
environment in fact it is potentially lethal
and I will address this point latter in my
letter.
IMP/006
(p.47)
This
provision states that all new developments
should contribute to improving the natural
and built environment for the benefit of all
those who live, work and visit the Borough.
Perhaps the developers can explain how the
Chiswick West Development meets the criteria
of this clause.
IMP/037
(p.62)
This
provision states that applicants will need
to demonstrate in areas, that proposed developments
are sustainable. It is quite obvious with the
completion of the Chiswick Business Park and
other office developments currently being undertaken
a further development the size of Chiswick
West could not be sustained by the infrastructure
to the area no matter what improvements the
developers consider that they can achieve.
In fact Gunnersbury station could potentially
become a death trap with the number of people,
which would utilise it.
IMP.6.1
(iii) (p.67)
The
provision of buildings and / or facilities
to satisfy the need for additional educational
resources which the development may generate.
Could the developers please explain how they
meet this clause as the local schools are already
oversubscribed?
IMP6.1
(vii) (p.37)
The
provision of childcare and play space facilities.
Where do the developers consider that the children
of those people living in this development
play considering that Hounslow already regard
this area of Chiswick to be suffering from
public open space deficiency (See Map ENV-N1
contained within the UDP).
6.4
ENV-B-2 (p.77)
To
protect and enhance the built environment from
the adverse implications of development. The
proposed development for Chiswick West definitely
does not meet the requirements of this clause.
ENV.B/002
(A1)
Relates
well to its site and the scale, nature, height,
massing, (p.105) character and use of the adjacent
townscape. The only way the Chiswick West Development
could meet the requirements of this clause
was if it was built in Canary Wharf and not
Chiswick.
ENV.B/002
(A2)
Respect
the proportion of existing neighbouring buildings.
(p. 105) The proposed development is out of
proportion to the surrounding residential dwellings.
ENV.B/003
(A5)
Ensure
adequate daylight and sunlight reaches adjoining
(p.105) properties and minimise any detrimental
impact of adjoining properties. The proposed
development will cut out natural light and
sunlight to my property and it in no way minimises
any detrimental impact on my property in fact
the proposed development has a major detrimental
impact on my property.
Furthermore
the developers even state within Section 8.07
of their planning application that the new
office development will effect the daylight
to properties in Silver Crescent. However the
developers consider this is what people should
suffer in what they consider to be benefits
afforded by the comprehensive redevelopment
of the site. I would be grateful if someone
could outline the benefits to myself.
ENV.B/008
(B)
New
development and the uses being proposed should
respect
(p.106) the local environment and community.
The proposed development does not respect the
local community and environment but has a detrimental
effect to the local community and environment.
ENV.B/017
(p.107)
This
provision states that planning permission will
normally be refused for the erection of buildings
which significantly exceed the height of their
surroundings in or where it would result in
significant harm to residential areas. On this
provision alone Hounslow Council should reject
the planning application for Chiswick West.
ENV.B018,
5.4
This
provision states that Hounslow is characterised
by low rise (p.108) development of 2 and 3
story residential properties, with many of
the taller buildings being out of character
and in order to maintain the character of Hounslow,
it is considered that high buildings are inappropriate.
On the basis of this provision Hounslow should
reject planning permission for Chiswick West.
ENV.B/021
(p.111)
States
that any new development should be designed
to create a safe and secure environment and
reduce the opportunity for crime. In light
of the disaster on the 11th September in New
York, how does building a 30-storey tower in
a residential area so close to Heathrow Airport
create a safe and secure environment?
ENV.B022
(p.111)
To
protect and enhance the built environment from
the adverse implications of developments, particularly
views. The building
of Chiswick West which overlooks residential
dwellings does not meet the requirements of
this provision.
ENV.P1.7
(p.140)
The
plans of the Chiswick West Development are
not very detailed therefore please advise if
the effect of lighting the proposed development
has been analysed as in my opinion the lighting
of these buildings will be intrusive to dwellings
in the immediate vicinity of the proposed development.
ENV.P/024
(p.145)
States
that all residential developments above 19
units require communal recycling facilities.
I did not see anything in the Chiswick West
planning application referring to this requirement.
POLICY
E.4.2 (P.169)
States that all significant developments will
be expected to provide or make a contribution
towards workplace nurseries, crèches
or any other childcare facilities. I did not
see anything in the Chiswick West planning
application meeting the requirements of this
clause.
POLICY
E.5.1 (P.169)
This
policy refers to proposals for new hotels and
states the density of schemes are to be sympathetic
in design terms to the surrounding area and
that there is no significant disturbance to
the neighbouring area in terms of traffic and
parking. The provision of a hotel at Chiswick
West does not meet the requirements of this
clause.
H/024
(p.182)
This
provision states that the Council expects 50%
of all new units to be affordable housing.
Chiswick West Development does not meet this
requirement.
POLICY
H.4.4 (P.192)
This
provision states that the Council will normally
require that children's formal and informal
play space is provided which is reasonably
related to the scale of the proposed residential
development.
I did not see anything in the Chiswick West
planning application meeting the requirements
of this clause.
POLICY
C.3.2 (P.212)
This
provision refers to new health facilities and
stases that the proposal should not have a
detrimental effect on local amenity, e.g. an
increase in traffic, car parking or noise.
By proposing a health care centre and office
block at the top of Silver Crescent with the
entrance to the premises in Silver Crescent
and traffic lights being installed at the top
of Silver Crescent, it would seem quite obvious
that this development has a major detrimental
effect on local amenity.
T/009
(P.251)
This
provision states that planning permission will
not be granted should the level of current
or planned public transport accessibility and
/ or the impact on traffic congestion and the
environment be considered considerable. On
the basis of this provision planning permission
should not be granted as the impact on traffic
congestion and the environment would be considerable
if Chiswick West Development was allowed to
proceed.
APPENDIX
1, 2.1.1
This
appendix states that many parts of Hounslow
already suffer from a poor acoustic environment
and because the ambient noise level of an area
already exceeds national or international criteria
it should not be regarded as a licence for
allowing even more noise. This provision also
states it is the aim of Hounslow Council to
reduce as far as practicable noise from sources
over which it has some control. The council
has a considerable amount of control in deducing
noise due to the Chiswick West Development,
refuse planning permission.
APPENDIX
2, ITEM 2
The
development does not adhere to this provision
in so far as it states that a distance of at
least 21 meters is recommended between the
windows of premises that give light and outlook
to rooms normally occupied during the day.
The proposed development on Silver Crescent
is not 21 meters from residential dwellings.
APPENDIX 4
The
developer of Chiswick West does not intend
to allocate any car parking spaces for the
affordable housing units, which contravenes
Hounslow's proposed standards as set out in
Appendix 4.
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In addition to the above where I consider that
the planning application does not
Meet the requirements of the UDP I also wish
to raise the following points.
i)
Clause 2.7, page 9 of the UDP refers to the
Regional Planning Guidance for the South East,
which sets out that one of the key objectives
for the region is, sustainable development
and environmental improvement, one can hardly
say that this applies to the proposed development
of Chiswick West.
ii)
As stated within the UDP The London Planning
Advisory Committee has drawn up strategic planning
advise for London with two of its visions of
London being
a. a good quality of life
b. a sustainable future
The Chiswick West Development does nothing
to meet these visions in fact it will reduce
the quality of life to the local residents.
iii) The West London Transport Strategy, which
has been drawn up and adopted by West London
Leadership of which Hounslow is a part, states
one of its aims is to reduce and ultimately
eliminate road traffic congestion.
Obviously this is at variance to the development
of Chiswick West, which will increase road
traffic congestion
4)
I do not consider that the plans are in sufficient
detail so as the full extent of the Chiswick
West Development can be assessed.
Having
read the planning application in some detail
I would also raise the following points in
relation to the various sections within the
planning application.
Section
4 - Environmental Impact Analysis
The noise / vibration study carried out by
the developers states it will be necessary
to provide double glazing to residential apartments,
the hotel and offices due to traffic noise.
I trust that the developers will extend this
provision to neighbouring dwellings so as we
are not force to endure the noise generated
by this development.
Section 8.10 - Wind Analysis
The
University of Bristol states that the vertical
recesses in the 30-storey tower are capable
of causing significant wind related nuisance
to pedestrians at ground level a situation
that I think the council would agree is unacceptable.
Section
8.11 - Air Quality
As
advised previously within this letter the developers
have stated that concentrations of nitrogen
dioxide, carbon monoxide, benzene. 1,3 - butadiene
and PM10 were predicted at two properties near
the proposed development site.
Using the developer's own words I summarise
below the effect of the foregoing toxins
i)
Nitrogen dioxide - Effects of exposure to nitrogen
dioxide can be chronic and / or acute.
ii) Carbon monoxide - Can cause acute poisoning
of the haemoglobin in blood which in turn leads
to an increasing inability to supply oxygen
to maintain the biochemical progresses of the
bodies cells. Very high levels of carbon monoxide
in the blood stream can cause permanent brain
damage or death.
Finally
within the planning application there is a
section attempting to justify how the proposed
Chiswick west Development meets the requirements
of the UDP in fact it states :
"The
proposal has been examined against prevailing
and emerging policies and it is concluded that
it is broadly consistent with these policies."
It
is quite obvious that the proposal is not consistent
with prevailing and emerging planning policies
and therefore should be rejected.
Spokesman
for Developer Urges Residents to View Plans
Before Deciding
Comment
on this issue on the Chiswick Discussion Forum
Transport
Plans for Chiswick Business Park
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local Council Representatives
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