20/01112/FUL, Charter Square.
This is another oversized block of undersized flats, grossly out of scale with Staines town centre, but we accept that permission has been granted in principle for the overdevelopment of the entire Majestic site, in the same brutally rectangular style.
However, an opportunity is being missed for a substantial improvement of the complex. The first two phases were poorly provided with outdoor space and had no play areas for children. Covid has demonstrated people’s need for open green space, yet phase 3 has only a small roof terrace and a small lawn with a path through it, bordered by gravel and uncomfortable backless concrete benches. The required quantity of amenity space is only made up by including all the large balconies, but a balcony, particularly an inset one, is only an area of the flat that happens to be open to the outside. It is no substitute for soft green landscape. Apart from balconies, phase 1c has only 345 sq m. of amenity space for 66 flats, cf SBC standard of 505 sq.m., and again no play area for children. Putting a few concrete slabs into one end of a lawn does not make a play area.
Beside this inadequate lawn is a large garden with 14 mature trees – which is going to be bulldozed. This is the garden of the house at no 120, which used to be very attractive but has become overgrown since the death of the owner of no 120. It can be seen in the aerial photo in section 2.8 of the Design & Access statement. Planning applications should contain a full survey of trees and other landscaping which will be lost, but the description of this garden is cursory and shows that nobody actually went into the garden to inspect the trees & shrubs. On the basis of remote inspection from the neighbouring high buildings it was decided that these trees have ‘little amenity value’.
The northern section of the new building could be made thinner, losing the eastern part, and instead the ‘green amphitheatre’ central space could be expanded to include these trees and shrubs, greatly improving the whole complex for adults and children alike. The residents will still be living in flats which are mostly only just above the legal minimum size, but at least they will have more open green space, which is so important for mental & physical health.
The residential entrances are said to be tenure blind, but in fact the entrance from Mill Mead is a ‘poor door’, leading only to the four affordable rented flats, with no access to the rest of the building. These flats have their own bin and cycle stores by their entrance. If the residents of the affordable flats walk round to the central space they will have no more access rights than the general public, and no connection with the rest of the development.
Despite the claims of the daylight & sunlight report, we suspect that the outlook will be fairly gloomy, overshadowed by all these tall buildings. It is therefore unfortunate that the building materials are dark coloured. The dark prison-like bars on the balconies are particularly unpleasant.
The plans show 7 flats which are wheelchair adaptable (not adapted) but the parking for disabled residents is much too far away, in phase 1. The cycle racks are the two-tier style common to new developments, which can only be used by the fit and strong, and will do nothing to encourage others to take up cycling.
There is no parking except for blue badge holders. Other residents will be given membership of a car club being set up on Fairfield Avenue. On the road in Fairfield Avenue, which is going to become a very busy road? We agree that residents should not get CPZ permits.
The Planning Statement says the development will have no significant impact on air quality or noise levels. It does not follow that this is a good place for families to live.
Recent Comments