Response of Staines Town Society to planning application 17/01365/OUT

for Renshaw Industrial Estate

Renshaw UK Ltd have made an effort to design buildings that will be pleasant to live in, and this scheme has several features which are improvements over the neighbouring consented schemes.  We hope that SBC will ask for a commitment that these good features will be retained in the detailed application if they approve the outline.

For example, (a) most of the units are clearly larger than the legal minimum size.  The documents in this outline application do not seem to include a schedule of accommodation, but on the plans the 1-bed flats are all 8m x 8m squares, area 64 sq.m., less volume of dividing walls.  The 2-bed and 3-bed units are mostly composed of 2 or 3 of these 8m squares.  Only the 14 studios are small, apparently about 40 sq.m., just over the legal minimum.

(b) The plans include some affordable housing, though less than expected by Policy HO3 of the Local Plan.  We understand the reason for the disproportionate number of 1-bed flats, despite para 6.22 and Policy HO4, but regret it as a mix of units of different sizes will produce a more stable community with a less rapid turnover of occupiers.

(c)  The design of the buildings is less brutal than in other recent developments, and the domestic touches, such as the ground floor units having their own front doors and gardens, are welcome.  Stepping the buildings down from the Majestic side towards Moormede reduces the bulky impact, gives more open space, and may protect residents from noise and pollution from the south.

(d)  The proportion of open space, while not of course compliant with Policy CO3, is significantly larger than in the neighbouring schemes. The detailed application should be required to include actual playground apparatus, not just a vague patch of bumpy grass, and with proper seats with backs for parents & other adults.

(e)  No trees will be lost, and others will be added.  The landscape maintenance arrangements must be robust.

However major problems still exist.  This scheme, like its neighbours Majestic and Centrica, is much too large and out of scale and character with the town.

The Design & Access Statement has no information about pedestrian access.  The ground floor is to be 1.2 m above ground level (16.6 m AOD cf 15.4 m AOD), so all entrances, including those of individual ground floor units, will need steps.  The drawings ignore this and show level access without steps. There is to be a ramp up, then down, to enter the car park.  There are lifts from the car park, but no access is shown for disabled pedestrians.  This is contrary to the Equalities Act, so there is an access issue to be resolved at this stage.

Policy LO1 does not forbid residential development in flood zone 2, but certainly does not encourage it.  Residential development will not be supported unless flood risks can be overcome.  Where are the safe escape routes for residents if the area round the building floods?  Where do all their cars go if the basement floods?

The Air Quality assessment admits that there will be an adverse health impact, in an area where air pollution is already bad, with NO2 safety levels regularly breached at the measuring site near the Crooked Billet.  Should we put more families into a polluted area, and in doing so make air quality worse for existing residents & workers?

One of the objectives of the Local Plan is to secure improvements in the Borough’s air quality. This proposal worsens it.

The cumulative impact of three large developments (Majestic, Centrica, Renshaw), plus eventually Bridge St, and all the office conversions on Staines town centre has not been sufficiently considered.  CIL may provide the extra schools, surgeries etc (but where?);  but the combined impact on air quality, noise, and traffic, especially in Fairfield Avenue, will be seriously adverse.  Adding about 1000 small flats to the town centre in a short time will change the townscape and ambience of Staines profoundly – a change to which its residents have not given meaningful consent.

For these reasons Staines Town Society objects to this application.

Anne Damerell

on behalf of Staines Town Society committee.