design and conservation december 2015

Transcription

1 great west corridor plan design and conservation BACKGROUND paper december 2015

2 table of contents 1. Introduction Pg. 3 Introduction Reason for Background Paper 2. History of the Great West Corridor Pg. 6 Early 20th Century Origins 1930s-1950s Late 20th Century and Current Situation 3. Heritage Designations Pg. 10 Heritage Assets surrounding the Great West Corridor Royal Botanic Garden Kew World Heritage Site Status of WHS Management Plan Registered Parks and Gardens Conservation Areas 4. Designing for the Great West Corridor Plan Pg. 18 Accommodating growth Tall Buildings Mixed Use Development Placemaking in New Development 5. Conclusions Pg Bibliography Pg. 34

3 1. introduction Introduction 1.1 This background paper cover the are known as the Golden Mile, the stretch of the Great West Road that runs from Chiswick Roundabout in the east to Gillette Corner in the west. 1.2 The background paper performs two functions: 1. It describes the historic context in which the road sits and draws attention to the numerous important historic assets surrounding its route 2. It asks what needs to be considered to ensure future growth in jobs and housing as set out in the Great West Corridor Plan is well designed, to both respect historic assets and create successful new places.. Reason for background paper 1.3 The Golden Mile is a historic major route into London from the west and forms a strategic corridor into central London from Heathrow Airport. The unique position of this strategic corridor has always made it a sought after destination for the location of many global, European and UK headquarters reflected in the development of the 1930 s headquarters buildings along its length. Today around 200 companies employ around 25,000 people on and around the Golden Mile. 1.4 The Council recognises the strategic importance of this area to West London. The Council s aspirations for the section of the Great West Road from Chiswick Roundabout to Gillette Corner have so far been considered in the Local Plan (relevant sections), and in evidence studies like the Golden Mile Vision and Concept Masterplan and the Golden Mile Site Capacity Study. 1.5 The prospect of new transport infrastructure, the continued growth of the area s employment base, and the identification of the Great West Corridor in the Hounslow Local Plan and the London Plan March 2015 as a suitable place for strategic growth, means that significant levels of new development are likely in the near future. 1.6 The potential for change will need to be balanced against the impact on the historic importance of the surrounding areas. One of the core planning principles of the NPPF is to 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. Heritage assets are finite and unrenewable resources which we should value and aim to preserve and enhance. Heritage assets are graded in terms of significance and this must be addressed as part of any development proposals that will have an impact. 1.7 It is also important that the opportunity that future development offers for the creation of attractive and successful new places, that unlock the potential of the Great West Corridor. However we must first fully understand the significance of any heritage assets so that they can best inform the design of new proposals to create a coherent cityscape into the future. 1.8 This background paper represents the beginning of a dialogue about this. It concludes with a number of questions on how the Great West Corridor Plan can set out policy and principles that will ensure a balanced relationship between the historic and future character of this part of the borough. Great West Corridor Plan Design & Conservation Background Paper 3

4 Chiswick High Road Conservation Area Appraisal 4 Figure 1: LB Hounslow Spatial Strategy

5 BSkyB Campus GSK University of West London Zurich Insurance Barrett Homes Audi Brompton Bicycles SEGA Worley Parsons Kia Chiswick Power Park Rd. Figure 2: Employment clusters along the Golden Mile Kew Gate Power Road Kew Gate? Chiswick Town Hall Chiswick High Road Conservation Area Appraisal 5

6 2. history of the great west corridor Great West Corridor Plan Design & Conservation Background Paper 6 Early 20th Century Origins 2.1 The Great West Road (GWR) was longpromised as a bypass for Brentford s ancient main road but is a relatively newly constructed route through the borough. Its earliest section was not completed until 1925 with planned extensions and additions waiting until after WWII. Prior to construction of the road the land was predominantly agricultural, sitting on the edge of London and close to the four great estates of Gunnersbury, Osterley, Boston Manor and Syon. Land to the west of Syon Lane owned by the church land was developed for interwar suburban housing following the roads construction. 2.2 The idea that a bypass was cheaper and easier than widening the choked Brentford High Street was first raised in Eventually the more extensive potential of a new bypass road saw the light of day in 1910 with land being acquired shortly after, though WWI delayed its construction. It was not until the early 1920s that funding was put in place to begin constructing the GWR through mainly agricultural land and small settlements. The Bath Road to Chiswick Roundabout section of the GWR was completed and ready for a grand opening by King George V on 30th May Golden Mile 1913: The area consists mainly of fields and orchards apart from the built up area of Brentford with its rail connections Golden Mile 1934: The road has been built and factories and company headquarters are beginning to be built along its length.

7 1930s-1950s 2.3 Large multi-national companies such Beechams, Gillette, Firestone, Simmonds Aerocessories, Pyrene and Coty took advantage of the strategic location of the GWR and began locating their headquarters there, beginning a new era of modern offices and factories, technology, research and development. 2.4 After the Second World War, between 1955 and 1957 the road was extended to Kensington through Chiswick and Hammersmith where much greater impact on residential areas was imposed. It was at this point that the severance of urban fabric which can be seen today began. In 1959, Chiswick Roundabout flyover was constructed, and two years after that work began on the elevated M4 that passes through Brentford and out of London towards South Wales. This was at a time when there were a number of elevated road building projects being constructed, planned or mooted in London. Late 20th Century and Current Situation 2.5 The construction of the M4 drastically changed the land use and built form along its length, as businesses took advantage of open fields and the improved accessibility of Heathrow and the West. Some of the Chiswick Roundabout 1957 prior to construction of flyover best architecture, often Art Deco in style, is protected now as worthy of conservation and re-use, whilst GlaxoSmithKline, Sky, Audi, Mercedes and Porsche are amongst those that have constructed anew. The design and planning of these headquarters, which often seek to internalise their functions in a bid to mitigate the impact of the road on employees, has become characteristic and has had a negative impact on the quality of the public realm along the Great West Corridor. Brentford Market on Chiswick High Road (site of Fountain Leisure Centre) 2.6 Traffic congestion, poor access and low PTALs have discouraged office developments. There is current pressure to improve public transport and to increase the attractiveness of the route, although noise and poor air quality still affect its suitability for outdoor amenity. The GWR is a visible and busy route and needs to revitalise its important secondary role of providing status to the borough. The GWC Plan offers an opportunity to promote this revivial, whilst acknowledging history and mitigating the worst impacts of severance that the GWR has created. Chiswick High Road Conservation Area Appraisal 7

8 Chiswick High Road Conservation Area Appraisal 8 Figure 3: Morphological evolution of the Golden Mile (Hounslow Urban Context & Character Study

9 Chiswick Business Park GSK Headquarters Green Dragon Lane Estate Great West Quarter (Beechams Tower) Gillette Building West London Audi Figure 4: Typical examples of significant development along the Great West Corridor Chiswick High Road Conservation Area Appraisal 9

10 3. HERITAGE DESIGNATIONS Great West Corridor Plan Design & Conservation Background Paper 10 Heritage Assets Surrounding the Golden Mile 3.1 Hounslow is lucky to contain four of the great estates that sat on the western edge of London; Syon, Boston Manor, Gunnersbury and Osterley. This concentration of large estates has left a legacy of registered landscapes and listed buildings surrounding the Great West Road, the majority of which are listed at either grade I or II* putting them amongst the most important listed buildings and registered landscapes in the country. 3.2 The World Heritage Site of Kew Gardens sits just outside our borough on the opposite bank of the Thames from Syon and Brentford, and this is the only place along its lengths when Capability Brown s Arcadian vision spans the Thames. 3.3 Below follows a brief description of the many heritage assets in the wider context of the Great West Road, as well as those situated along the road itself. Heritage assets in the London Borough of Richmond may also be impacted by future development so a number of these have been included here as well. 3.4 Heritage policy in the GWC Plan should ensure that developers acknowledge and understand the significance of all heritage Chiswick Roundabout Brentford RBG Kew WHS Syon Park Figure 5: RBG Kew World Heritage Site Buffer Zone World Heritage Site Buffer Zone Golden Mile

11 assets potentially affected by their proposals, both in the LB Hounslow and beyond. The following descriptions below provide an overview of all of the designated historic assets surrounding the plan area but not a detailed statement of the significance of each asset. Royal Botanic Gardens Kew World Heritage Site 3.4 The Royal Botanic Gardens Kew was designated a World Heritage Site in To be included on the UNESCO list of World Heritage List sites must be of outstanding universal value, they are of cultural and/or natural significance which is so significant as to transcend national boundaries. Great weight needs to be given to their conservation in the planning process. The statement of outstanding universal value for Kew Gardens says The landscape design of Kew Botanic Gardens, their Buildings and plant collections combine to form a unique testimony to developments in garden art and botanical science that were subsequently diffused around the world. There are 44 listed buildings within the gardens including the grade I listed Nash Palm House and Orangery. 3.5 The WHS Buffer Zone covers an area of 350 hectares and is located in the London Boroughs of Richmond upon Thames and Hounslow. 3.6 The buffer zone of the WHS comprises: areas key to the protection of significant views in and out of Kew (e.g. Syon Park) land with strong historical relationships to Kew (e.g. The Old Deer Park, Kew Green) areas that have a bearing on the character and setting of the Gardens (e.g. the River Thames and its islands between Isleworth Ferry Gate and Kew Bridge). 3.7 The buffer zone in Hounslow takes in Syon Park and the river from Isleworth Ferry Gate to Kew Bridge. Development within the Golden Mile will therefore need to be mindful of views from RBG Kew WHS. The GLA have published guidance on the setting of London s World Heritage Sites and we would expect this guidance to be taken into account when preparing planning applications that may be visible from the World heritage Site. Status of WHS Management Plan 3.8 Within the UK, WHS Management Plans are recommended in Government planning guidance and are a material consideration in planning decisions. The 2002 RBG Kew WHS Management Plan has however not been adopted as Supplementary Planning Guidance (SPG) by Richmond Borough Council or Hounslow Borough Council. It is however referenced in the Hounslow Local Plan 2015, and this should continue in the GWC Plan. 3.9 WHS Management Plans provide an advisory policy framework for guiding and influencing planned or potential management initiatives at a variety of scales and for different purposes. They depend for their effectiveness on consensus among the key stakeholders involved in the WHS and willingness on their part to work in partnership with these Plans. LB Hounsow should use the WHS Management Plan to influence the GWC Plan. The Government has confirmed that the Management Plan will remain the overarching strategic document for the WHS. Registered Parks and Gardens Syon Grade I Registered Landscape 3.10 Sitting on the banks of the Thames to the south west of the Golden Mile the grade I registered landscape of Syon Park is predominantly a 18th century landscape park and 19th century ornamental gardens, incorporating botanic collection begun in 16th century. The site of the grade I listed Syon House was previously the site of a medieval Abbey, the estate was granted to the Duke of Somerset in 1547 and the house was originally built for him , and then substantially remodelled by Robert Adam ( ) at the same time as capability Brown was called in to redesign the landscape ( ). Views into and out of the park contribute to its special interest, and these should be considered when developing proposals to the centre and west of the Great West Corridor. Great West Corridor Plan Design & Conservation Background Paper 11

12 GUNNERSBURY PARK THORNEY HEDGE CA Chiswick High Road Conservation Area Appraisal GILLETTE CORNER GRAND UNION CANAL CA Figure 6: Heritage designations along the Golden Mile THE BUTTS CA SYON PARK KEW BRIDGE CA RBG KEW WHS WELLESLEY RD CA STRAND ON THE GREEN CA Grade I Listed Building Grade II Listed Building Locally Listed Building Conservation Area 12

13 Chiswick House Grade I Registered Landscape 3.11 Chiswick House and Gardens are of immense historic significance. Chiswick House Gardens are claimed as the birthplace of the English Landscape Garden, which is widely regarded as one of Britain s main contributions to European art. The Gardens contain sixteen Grade I listed and five Grade II listed buildings and features; the Gardens are listed Grade I on the English Heritage Register of Parks and Gardens of Special Historic interest, forming a beautifully illustrated history of English garden design Among the classic landscapes of the early 18th century, Chiswick is not only one of the most important, but is also unique for having become a public park in a densely urban setting. In public ownership since 1929, the park is much-loved and has an important role in the life of the local community, attracting over one million visits per year. Chiswick House and the GWC Plan 3.13 Development towards the eastern end of the Great West Corridor should consider any potential impact on views from the Registered Landscape, and this should be acknowledged in the GWC Plan. Gunnersbury Park Grade II* Register Landscape 3.14 Gunnersbury Park sits immediately to the north of the Great West Road, originally an 18th century landscaped park and developed in the 19th century and a public park since The first main house at Gunnersbury Park was built by John Webb and was demolished in 1800, today two mansions sit in the park. The original landscape was altered in 1743 by William Kent and the round pond to the north west of the large mansion dates from this time. Gunnersbruy Park and the GWC Plan 3.15 Views into and out of the park contribute to its special interest, and should be acknowledged in the GWC Plan. Osterley Grade II* Registered Landscape 3.16 The 18th century landscape of Osterley Park lies north west of the Golden Mile; the development of the landscape is not well documented but the gardens immediately surrounding the house are thought to survive from the late 1700 s. Osterley and the GWC Plan 3.17 Osterley is less sensitive to views towards the Great West Corridor, and presents less of a challenge to future development. Gunnersbury Park Grade II* Registered Landscape 3.18 Gunnersbury Park is a grade II* registered landscape which contains not only the two listed mansion houses but numerous listed garden structures. Gunnersbury Park and the GWC Plan 3.19 Views from the lawn in front of the listed mansion houses are sensitive to development to the east of the Great West Corridor, with the Great West Quarter, Green Dragon Lane Estate, and Vantage West buildings all currently visible. The GWC Plan should acknowledge this sensitivity, setting criteria for development on sites potentially visible from this location to ensure the quality of the Registered Landscape is not compromised. Conservation Areas Kew Bridge 3.20 The conservation area is based on the junction of historic routes at this Thames crossing point, it encompasses what remains of the Metropolitan Water Board Site including the grade I listed Standpipe Tower and takes in Kew Bridge Station and the late 19th century development adjacent. Kew Bridge and the GWC Plan 3.21 Views over Kew Bridge into LB Hounslow are significant and the 1867 Standpipe Tower stands 196ft tall. This distinctive feature adds to the character and legibility of the area. It should therefore remain a prominent feature, with the GWC specifying how future development should complement and avoid compromising this historic asset. Chiswick High Road Conservation Area Appraisal 13

14 Chiswick High Road Conservation Area Appraisal 14 Strand on the Green 3.22 Strand on the Green conservation area lies on the banks of the Thames, part of its special interest lies in its setting and the views from the south side of the river. Strand on the Green and the GWC Plan 3.23 The majority of the houses along the Thames path are listed and it will be important to protect the setting of the individual buildings as well as the conservation area. The conservation area also encompasses the later Victorian and Edwardian terraced housing built on the former access road to the rear of the riverside plots. The common scale of the buildings is a unifying feature. It is therefore important that future development along the Great West Corridor does not erode this character in views from the Thames. Wellesley Road 3.24 This conservation area is based on the mainly 19th century developments on the ancient route of Wellesley Road, whilst the early street patterns are still visible the prevailing interest is in the good Victorian architectural detail in the mainly domestic buildings characteristic of the area. Wellesley Road and the GWC Plan 3.25 The proportions and detail that characterise the Wellesley Road conservation area offer useful clues for future development along neighbouring streches of the Great West Corridor. The GWC Plan offers an opportunity to ensure development on Chiswick High Road complements Wellesley Road conservation area to form a coherent streetscape, without overwhelming near views from the conservation area. Gunnersbury Park 3.26 The boundary of the conservation area was drawn to focus upon two areas; firstly, the Gunnersbury Park/Kensington Cemetery area of open land based on the Mansions, and, secondly the Gunnersbury Park residential estate which lies opposite and to the east. Gunnersbury and the GWC Plan 3.27 Preservation of Gunnersbruy Park s setting and views even at some distance should be acknowledged in the GWC Plan. This should include not just building heights but colour and materials of roofs as these can have an impact. Grand Union Canal and Boston Manor 3.28 Brentford is one of England s best surviving canal junctions and London s gateway to the national waterway network. The waterways have always played an important part in the economy of the town and north-south passageways that historically linked the high street and market place to the canal and river can be clearly seen today The Grand Junction Canal was constructed between 1794 and 1805 when the River Brent was converted in to the British canal network, this enabled goods to be transported from London to the Midlands much quicker than before. The Grand Union Canal was formed when up to 10 waterways were amalgamated under one ownership in 1929 and this is how the canal is referred to today. Access from the tidal Thames to the countries canal network meant that Brentford was an important strategic hub for the transportation of goods in the 19th century The canal is important for its topographical effect and as a historic feature within the landscape, in its own right, as well as for its structures of architectural interest, which are already listed. The conservation area also encompasses Boston manor Park and the Grade I listed Boston Manor House which is still surrounded by its original grounds. Grand Union Canal and the GWC Plan 3.31 The environmental and historic character of the Grand Union Canal conservation area should be key considerations for future developments on sites within or close to the conservation area. The Grand Union Canal should be carefully managed and consideration should be given to the pathways, flora, wildlife and trees. The existing pattern of bridges, towpaths, locks and the embankment add to the character of the canal, and the general former-industrial, almost unkempt appearance is part of the character and should not be oversterilised.

15 Isleworth Riverside 3.32 Isleworth Riverside Conservation Area encompasses the original settlement of Isleworth on the banks of the Thames and Syon Park. There are numerous listed buildings within its boundary and the area preserves a more village feel than other areas of the borough and this is a quality that should be preserved. There are many examples good quality 19th century housing and public buildings within the conservation area. Brentford Chiswick Roundabout Isleworth Riverside and the GWC Plan 3.33 Views into and out of the conservation area are important. St Pauls Brentford 3.34 St Paul s Conservation Area, Brentford includes the Victorian new town with all its public, industrial, amenity and religious buildings well preserved. St Pauls Brentford and the GWC Plan 3.35 The conservation area s special interest lies predominantly in the survival of the well detailed buildings and street pattern. The Butts 3.36 The conservation area is focussed on a large irregular square itself of historic interest, part surrounded by Georgian properties of similar scale and materials. Many of these are listed, some widefronted of simple but gracious and symmetrical style with railed front gardens, others straight onto Syon Park RBG Kew WHS Figure 7: RBG Kew World Heritage Site Strategic Views Chiswick High Road Conservation Area Appraisal 15

16 Chiswick High Road Conservation Area Appraisal 16 the footpath. It is approached from an avenue of similarly scaled properties to the east, and other similar properties are to be found in streets to the north. Because of the narrow streets to the south there is a particularly coherent sense of place to The Butts. Victorian terraced houses contain the northern edge. The Butts and the GWC Plan 3.37 Unlikely to be affected by development along the Great West Corridor. However, development in central Brentford or around Brentford rail station should not compromise this distinctive and extremely historic conservation area in terms of traffic generation. Listed Buildings along the Great West Corridor 3.38 As well as the numerous heritage assets that surround the road there are a number of important listed buildings along its length, the remaining original 1930s factory and headquarters buildings form an important part of the character of the area the Gillette Building even has a corner named after it Common characteristics of these buildings include long and wide footprints, often with a central tower detail, and the use of the modern style. Many of the 1930s buildings were set back from the road behind substantial grass verges, often behind railings and boundary walls. This site arrangement and presentation is distinctive to the Great West Corridor, and adds to its historic character. Figure 8: Heritage Assets around the Great West Corridor

17 3.40 These substantial factory buildings became adverts in themselves for the companies that built them and they are synonymous with the Golden Mile The following buildings are all grade II listed: Gillett Building, 101 Syon Lane National Westminster Bank, Great West Road Pyrene Factory, 981 Great West Road 991 Great West Road Part of former Coty factory, 941 Great West Road Wallis House (Smithkline Beecham House including Midland bank) Central gates, gate piers and railings to the former firestone factory Listed Buildings and the GWC Plan 3.42 The listed buildings along the Great West Corridor must be identified as key buildings to conserve and enhance. The GWC Plan should highlight the special quality of these buildings in terms of proportions and setting to ensure that the attention to detail taken in the design and construction of their facades is a key aspect of historic design that informs the new. The principal of buildings acting as advertisements in themselves should also be drawn upon by modern designers to ensure that the advertising that will inevitably be sought along this strategic corridor become a part of the architecture and not an afterthought Developers will need to assess their significance and identify any impacts as part of a planning application. Chiswick High Road Conservation Area Appraisal 17

18 4. designing for the great west corridor plan Chiswick High Road Conservation Area Appraisal 18 Accomodating Growth 4.1 The Great West Corridor Plan will update and add detail to the Hounslow Local Plan The plan will contain targets for housing needand new employment, alongside aspirations for new transport and social infrastructure required to unlock and support growth along the Great West Corridor. It is also the Council s aspiration to earn GLA Opportunity Area status for the Great West Corridor, releasing funds for the delivery of new jobs and homes helping the area to reach its potential as a key employment corridor within London. 4.2 The Golden Mile Site Capacity Study, which forms part of the evidence base for the Great West Corridor Plan, estimates that the Great West Corridor could accomodate at least 1,500 new homes and 17,782 new jobs in addition to the estimated 12,058 jobs already located along the Great West Corridor. 4.3 The structure of future growth along the Great West Corridor is illustrated in the Local Plan 2015 (Figure 9). This shows a commercial buffer along the length of the road protecting new and existing residential development to the south. New mixed-use and community development is positioned around the new Figure 9: Brentford (including Great West Corridor) Spatial Diagram - Hounslow Local Plan

19 Brentford FC development. New connections are sought across the area, and in particular across the Great West Road, and between the Great West Road, Brentford town centre, the River Thames and the extensive green spaces of Gunnersbury Park and Boston Manor Park. 4.4 This growth will rely on the creation of new transport infrastructure as illustrated in Figure XX. This shows the following vital improvements: Great Road-Southall rail link connecting to HS2 and Crossrail Boston Boardwalk pedestrian/cycle link connecting Great West Road at the Sky campus to Boston Manor London Underground station Golden Link connecting Hounslow Loop to London Overground network with a new station at Lionel Road South connecting to the Opportunity Area at Old Oak Common 4.5 This new transport infrastructure would increase Public Transport Access Levels (PTAL) along the Great West Corridor from its current low levels (1-3). Improved PTAL would enable new development to be developed at higher densities and with less car parking provision. Figure 10: Potential Golden Mile Transport Improvements 4.6 Accomodating denser, more accessible development will be a key task of the Great West Corridor Plan. New development will need to acknowledge the constraints of the Great West Corridor, in terms of its historic character, heritage assets, air and noise quality, and existing public realm. This will in turn require new development to be well designed, building on existing typologies such as corporate headquarters, and potentially including new typologies such as buildings significantly taller than currently exist. The following section reviews these requirements and asks how the GWC Plan may guide their successful delivery. Chiswick High Road Conservation Area Appraisal 19

20 Chiswick High Road Conservation Area Appraisal 20 Figure 12: Golden Mile Vision and Concept Masterplan Areas of Redevelopment UI Studio

21 Tall Buildings Current Situation 4.7 The borough s tall buildings were constructed essentially within two periods: the 1960s and 1970s era of high-rise residential and office building, which gave little consideration to their location and their visual and environmental impact; and the 1990s and 2000s urban renaissance, an era of greater understanding and application of urban design principles. 4.8 The 21st century has brought a new desire for tall buildings across London and beyond. Increased land values, surging demand for new housing, and the constraints associated with developing on London s periphery mean that building tall has become economically viable and practical in terms of delivering a step change in the quantity of new homes. 4.9 Having been identified in the Local Plan 2015 as containing areas with some suitability for tall buildings, there is already interest in developing tall buildings along stretches of the Great West Corridor. The GWC Plan will need to detail how and where these tall building proposals should take place, acknowledging the many constraints of the area in terms of surrounding historic assets and the air and noise issues associated with road infrastructure. National Planning Policy Framework (NPPF) 4.10 Paragraphs of the NPPF set out the Government s approach to securing design quality in the planning system. The NPPF makes clear that Government attaches great importance to the design of the built environment, which is seen as indivisible from good planning. The GWC Plan is therefore an opportunity to establish the criteria against which good design will be judged in the area being planned. As tall buildings are one of the key design challenges for the Great West Corridor, the NPPF provides a sound platform for planning pro-actively for their development in appropriate places Paragraph 57 supports the production of the kind of strategic design guidance proposed for the GWC Plan by stating that it is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes.. Planning policy should develop robust and comprehensive policies that set out the quality of development that will be expected for the area...based on an understanding and evaluation of an area s defining characteristics Individual proposals should respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation. Paragraph 60 cautions against local authoritities unnecessary prescription or detail, but does urge a focus on guiding the overall scale, density, massing, height, landscape, layout, materials and access of new development in relation to neighbouring buildings and the local area more generally There should be an acknowledgement of the connections between people and places and the integration of new development into the natural, built and historic environment. Ultimately the NPPF gives local planning authorities the power to refuse development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions. Chiswick High Road Conservation Area Appraisal 21

22 Chiswick High Road Conservation Area Appraisal Figure 13: Buildings 16m+ along the Golden Mile Approved building 16m+ 22

23 Hounslow Local Plan Policy CC Local Plan Policy CC3 is a criteria based policy that details the Council s approach to tall buildings. The Policy states that the Council will support tall buildings of high quality in identified locations which accord with the principles of sustainable development This will be achieved by: Supporting a limited number of tall buildings in Brentford town centre. These should be carefully designed and sensitively placed so as not to have a significant adverse impact on the setting of, views from and between heritage assets including RBG Kew WHS, Syon Park and the Thames foreshore landscape. They should also respect and respond to the area s special townscape and heritage value; Supporting tall buildings along sections of the A4 Golden Mile frontage. Specific sites will be identified in the Great West Corridor Plan subject to the delivery of strategic public transport improvements. These should be carefully placed so as not to create a wall of tall buildings, ensuring they relate sensitively to surrounding residential areas and do not have a significant adverse impact on the setting of, or views from heritage assets including Gunnersbury Park, Royal Botanic Gardens Kew World Heritage Site, Syon Park and Osterley Park; Not seeking to replace existing tall buildings which are in inappropriate locations (assessed against the criteria of this policy) and not allowing them to be a justification for the provision of new ones; Undertaking more detailed design analysis including a study to identify spatial sensitivities 4.16 Policy CC3 also contains a useful list of criteria against which the urban and architectural design strategies of individual proposals will be assessed. These emphasise the importance of the qualities of a specific site, programme and surrounding context to development proposals. Frequent reference is made to the Hounslow Urban Context and Character Study The GWC Plan should aim to complement and support Policy CC3 and the Urban Context and Character Study. Additional policy should be developed that reflects the more detailed urban design analysis that has been undertaken in the intervening period This policy should also acknowledge recent changes in the townscape. Hounslow Urban Context and Character Study 4.19 The Hounslow Urban Context and Character Study identifies and analyses the urban character of the borough in order to inform planning policy, design and conservation and development management. Through this analysis the study aims to ensure that new development adds to existing character and addresses more negative features. This analysis extends to helping to understand where intensification may occur and where tall buildings may or may not be appropriate The Urban Context and Character Study assessed character areas across the borough against four criteria: Design quality Sensitivity to change Permanence/stability Suitability for tall buildings 4.21 It is not the case that every site in those areas shown as having some suitability for tall buildings is an appropriate location for a tall building. Reference needs to be made to Policy CC3 and any additional analysis that Chiswick High Road Conservation Area Appraisal 23

24 A. Syon Park View B. Pagoda Vista C. Broad Walk Vista D. Kew Palace setting E. Kew Palace Garden F. Kew Green View G.Kew Bridge H. Strand on the Green I. Kew Steam Museum J. Gunnersbury Park Pond K. Gunnersbury House L. Turnham Green M. Chiswick House J. K. VIEW FROM GUNNERSBURY L. Chiswick High Road Conservation Area Appraisal 24 O. N. Figure 14: Significant views across the Great West Corridor VIEW FROM SYON HOUSE VIEW FROM KEW PALACE A. I. E. F. G. D. C. B. H. Area with some suitability for tall buildings Registered Landscape Conservation Area Locally Listed Grade II Listed M.

25 might be contained in the GWC Plan. The area around the Great West Corridor does contain a number of locations with some suitability for tall buildings and these are overlaid with the views from heritage assets on Figure XX This designation within the Urban Context and Character Study may need to be further interrogated in the GWC Plan to establish a finer grain level of suitability. Cabe/English Heritage Guidance 4.23 CABE and English Heritage (now Historic England) collaborated on the production of the Government s definitive guidance on tall buildings in The report Guidance on Tall Buildings accepts that cities and their skylines evolve, and that well executed and located tall buildings can make positive contributions to city life In the right place tall buildings can accommodate high-density development, and serve as beacons of regeneration. However, by virtue of their size and prominence, such buildings can also harm the qualities that people value about a place. A lack of appreciation or understanding of context is a common failing of unsuccessful tall buildings, as is poor design, construction, detail and absence of thought Figure 15: Golden Mile Vision and Concept Masterplan - Potential Building Heights ( UI Studio) Chiswick High Road Conservation Area Appraisal 25

26 Chiswick High Road Conservation Area Appraisal 26 about the relationship with the public realm at ground. It is important to note that the existence of a tall building in a particular location will not of itself justify its replacement with a new tall building on the same site or in the same area (as echoed in Hounslow Local Plan Policy CC3), with every proposal for a tall building therefore requiring a process of analysis and justification as part of any planning application Guidance on Tall Buildings specifies assessment criteria which are relevant to buildings which are substantially taller than their neighbours and/or which significantly change the skyline. The relative importance of individual criteria will depend on the circumstances of the site and the project. In the case of the Great West Corridor proposals for tall buildings are likely to require urban design analysis over a wide geographical area due to the presence of views from heritage assets like the Great Estates and the RBG Kew World Heritage Site. Criteria: 4.26 Topography: The relationship to context, including natural topography, scale, height, urban grain, streetscape and built form, open spaces, rivers and waterways, important views, prospects and panoramas, and the effect on the skyline. Tall buildings should have a positive relationship with relevant topographical features and other tall buildings; the virtue of clusters when perceived from all directions should be considered in this light Historic Assets and Views: The effect on the historic context, including the need to ensure that the proposal will preserve and/or enhance historic buildings, sites, landscapes and skylines. Tall building proposals must address their effect on the setting of, and views to and from historic buildings, sites and landscapes over a wide area RBG Kew WHS: The government has an international obligation to protect the outstanding universal value of world heritage sites as set out at the time of inscription in the statement of significance Public Transport Access: The relationship to transport infrastructure, aviation constraints, and, in particular, the capacity of public transport, the quality of links between transport and the site, and the feasibility of making improvements, where appropriate. Transport is important in relation to tall buildings because of the intensity of use, as well as density, that they represent Architecture: The architectural quality of the building including its scale, form, massing, proportion and silhouette, facing materials and relationship to other structures. The design of the top of a tall building will be of particular importance when considering the effect on the skyline Public Realm: The contribution to public space and facilities, both internal and external, that the development will make in the area, including the provision of a mix of uses, especially on the ground floor of towers, and the inclusion of these areas as part of the public realm. The development should interact with and contribute positively to its surroundings at street level, and create a sense of place Permeability: The contribution made to the permeability of a site and the wider area; opportunities to offer improved accessibility, and, where appropriate, the opening up, or effective closure, of views to improve the legibility of the city and the wider townscape In conclusion, to be acceptable any new tall building should be in an appropriate location, should be of excellent design quality in its own right and should enhance the qualities of its immediate location and wider setting. It should

27 View 1: Gunnersbury House View 2: Kew Green View 3: Chiswick House Chiswick High Road Conservation Area Appraisal View 4: Kew Steam Museum View 5: RBG Kew Pond View View 6: Towards Strand on the Green 27

28 Chiswick High Road Conservation Area Appraisal 28 produce more benefits than costs to the lives of those affected by it. Failure on any of these grounds will make a proposal unacceptable to CABE and English Heritage. RBG Kew WHS and the GWC Plan 4.34 In terms of the GWC Plan, the emphasis that the CABE/EH Guidance on Tall Buildings places on historic assets, World Heritage Site status, long views, the existing and possible future public realm, and the relationship between tall building proposals and public transport, are all relevant considerations. The restrictions that surrounding heritage assets place on certain locations may need to be reemphasised to ensure appropriate proposals are brought forwards that do not endanger the character of the Great Estates or RBG Kew WHS. Similarly, transport improvements may enable the development of higher density schemes than are currently possible due to the relatively poor PTAL level of much of the GWC. Kew World Heritage Site 4.35 The World Heritage Site Management Plan for Kew Gardens identifies some important site lines and views within the World heritage Site Management Plan as contributing to the outstanding universal value of the area. Mayor of London and the RBG Kew WHS 4.36 The London Plan states that Strategic Development in World Heritage Sites and their settings, including any Buffer Zones, should conserve, promote, sustainably use and enhance their authenticity, integrity and significance and Outstanding Universal Values The Mayor requires that development proposals should not cause changes to the setting of a World Heritage Site if the change is likely to compromise a viewer s ability to appreciate the Outstanding Universal Values of the Site This suggests that proposals for tall buildings on sites that visualisation studies show would be visible from the RBG Kew WHS should be resisted by the Council. In terms of the GWC Plan, this could mean the imposition of design policies that restrict the height of development on certain sites to ensure the setting of the World Heritage Site, and the viewer s ability to appreciate the Outstanding Universal Values of the Site, are unaffected. Strategic Views 4.39 Besides the protection that the RBG Kew WHS buffer zone offers, the Great West Corridor does not contain strategic views that require protection as designated in the London Plan However, the historic assets that surround the Great West Corridor do require development to acknowledge views from Listed Buildings and especially out of Registered Landscapes like Gunnersbury, Chiswick Park and Syon. These views create view cones and sight lines that criss-cross the Great West Corridor, and which should inform the height and design of development on affected sites The GWC Plan should illustrate these view cones and sight lines, and list those locations with the potential to impact on the quality of views. Further analysis can establish any height limits or other considerations that may be required to protect the quality of views from the Great West Corridor s most significant heritage assets This process of identifying sites with the suitability for tall buildings was begun in the Golden Mile Vision and Concept Masterplan (see Figure XX), and continued in the Golden Mile Site Capacity Study which looks at the height to which buildings on sites visible from RBG Kew WHS could reach before impacting on key views (see Figure XX).

29 Mixed Use Development 4.43 Research undertaken during the development of the Golden Mile Vision and Concept Masterplan suggested that the main barrier to growth on the Golden Mile/Great West Corridor was seen to be the quality of the wider areas where employers are located. This suggested that the existing character of the area, shaped by the road and lacking in amenities beyond provision within existing workplaces, is limiting the attractiveness of the Great West Corridor to other business investors. It is also creating problems in the attraction and retention of staff Whilst it is vital that the Great West Corridor retains its commercial identity, it is also important that an enhanced mix of uses is established in the future. This would generate activity beyond business hours, reduce the need to travel, and enhance the viability of neighbouring town centres Potential solutions include: The provision of a wider range of uses/ activities to provide shopping, restaurant and leisure amenities to employees during and after work hours Improvements to the environment in and around Stations to provide a more professional image for visitors to businesses - this include new retail/food and drink units on the approach to Brentford Station The need to raise the quality of the town centre offer, in terms of its retail and amenity uses and wider public realm 4.46 The presence of the heavily congested A4/M4 means that air and noise quality along much of the Great West Corridor is poor, rendering many sites potentially unsuitable for residential accommodation. This poor environmental quality has implications for the growth potential of the Great est Corridor, unless imaginative design solutions are adopted Potential solutions to poor environmental conditions might include: The development of tall mixed-use towers, with lower floors devoted to employment, with residential units on upper floors where they will be less affected by issues of air and noise quality Medium rise mixed-use redevelopment of large infill sites to create a commercial buffer to the Great West Road, with residential accomodation developed elsewhere on the site alongside new public realm The promotion of affordable, flexible workspace along the Great West Corridor 4.48 Determining which of these solutions are most appropriate, on which sites, will be a key output of the GWC Plan if the growth potential of the area is to be realised. The quality of the public realm, including new public spaces, should also be emphasised and specified. Placemaking through new development 4.49 The Golden Mile Vision and Concept Masterplan contains a SWOT analysis of the Golden Mile/Great West Corridor. Amongst the weaknesses of the area are: severe traffic congestion lack of amenities for workers and residents lack of vitality and buzz outside business hours the quality of the streets, spaces and public realm the perception and reality of the M4/Great est Road as a physical barrier to movement and community cohesion Chiswick High Road Conservation Area Appraisal 29

30 Chiswick High Road Conservation Area Appraisal 4.50 A failure to address these weaknesses could see: Great West Corridor losing out to competition able to offer a better quality of place such as around new Crossrail stations or in other GLA Opportunity Areas Quality of place being further eroded as development comes forward in an incoherent and piecemeal fashion Co-existence of incompatible land uses, such as residential and aggregates, extending into the longer term as land values remain surpressed Over-development of sites in a bid to accomodate uses and services that could be accomodated on neighbouring sites if properly connected Continued absence of new public spaces 4.51 The Golden Mile Vision and Concept Masterplan describes an urban structure for the Great West Road which would help to create place where little or none exists as a result of incremental, uncoordinated development and the presence of the elevated M4. Figure 15: Golden Mile Vision and Concept Masterplan - Potential Urban Structure ( UI Studio) 30

31 4.52 Projects and principles might include: 1. Improved cycleways, tree planting, lighting and public art 2. Clearly expressed edges to the urban area providing a distinct front and face to the route 3. Delivery of network of pedestrian routes (as illustrated in the Local Plan spatial strategy) 4. A hierarchy of new public spaces and green spaces - the development of new public transport infrastructure could help to create and define some of these spaces as entrances into the Great West Corridor 1. Public art acting as a landmark 2. Clearly defined urban edge to main road 3. Example of urban space 4. Potential character of new space at Kew Gate Chiswick High Road Conservation Area Appraisal 31

32 5. conclusions Great West Corridor Plan Design & Conservation Background Paper The Great West Corridor has an almost unique character, both within the London Borough of Hounslow and in London and beyond. It has a long history as a major route into London, a role which has in turn shaped its economic, demographic and physical profile. Protecting and promoting the Great West Corridor s role as both an employment centre and dynamic gateway into the capital will be key aspirations of the Great West Corridor Plan. In time, this employment role will be complemented by more residential accomodation as land uses on the Great West Corridor diversify. 5.2 However, the Great West Corridor is also in close proximity to a large number of historic assets of national or global significance. These include the Registered Landscapes and Listed Buildings at Gunnersbury and Chiswick House, alongside the RBG Kew World Heritage Site. These assets could be seen as in juxtaposition with the dynamic future that the Great West Corridor potentially has, with improved transport infrastructure boosting PTALs and Opportunity Area status facilitating a quantum leap in development. 5.3 This Background Paper has begun to consider the significance of various heritage assets, alongside consideration of the type and potential location of future growth along the Great West Corridor. It will be the task of the Great West Corridor Plan to balance the potentially competing objectives of planning for growth whilst protecting significant heritage assets. 5.4 The Great West Corridor Plan will also have the potential to assess the ability of individual sites to accomodate new employment or residential accomodation, whilst also detailing the constraints or opportunities that surrounding heritage assets may present. By undertaking this analysis and overlaying opportunities, such as new transport infrastructure, with constraints like the RBG Kew World Heritage Site, a clearer idea of the true potential of the Great West Corridor will emerge. An appropriate planning strategy can then be established. 5.5 This task carries some urgency as there is already significant pressure for new development on parts of the Great West Corridor, including for mixed-use buildings substantially taller than their neighbours on sites without any history of residential development. The ability of the Council to limit growth and change along the Great West Corridor is therefore extremely limited. 5.6 Adopting a positive and proactive approach, based on a well researched plan, is our preferred approach. This offers the Council the opportunity to then direct proposals to the most suitable and sustainable parts of the Great West Corridor, based on a sound understanding of the existing townscape and the significance of heritage assets. This could for example see tighter controls on building heights on sites with the potential to impact on views from RBG Kew WHS, or encouraging the development of the skyline around Brentford station and Boston Manor Road where there are fewer heritage constraints. This approach would be supported by the NPPF, the London Plan, and the Hounslow Local Plan Some questions we would like you to consider and comment on: Should the Great West Corridor Plan and/or its evidence base contain a comprehensive account of the historic development of the area, and a differentiation of areas of high medium and low heritage significance?