Five new homes at Sion Court, Sion Road, Twickenham

What was proposed

The application proposed demolishing 20 derelict garages and a one-bedroom flat to create five homes with amenity, parking, cycle and refuse facilities.

“The current proposals are for the demolition of 20 derelict garages and one bed flat and redevelopment of the site to provide 3 x 1-bedroom and 2 x 2-bedroom dwellings, associated private amenity space, communal amenity space, accessible parking space, cycle parking and refuse.”

Officer report

The site and surroundings

The site is behind a five-storey mansion block in the Twickenham Riverside Conservation Area, near residential buildings, townscape assets and Flood Zone 2.

“The application site relates to 20 derelict garages and 1 no. flat located to the rear of Sion Court, Sion Road. The site is not locally listed, however is in Twickenham Riverside Conservation Area and Article 4 Direction Area (restrictions to basements under ‘permitted development’). The surrounding area is of a mixed use, however predominantly residential. Twickenham Train Station and Town Centre are within walking distance away.”

“Article 4 Direction Basements • Community Infrastructure Levy Band Higher • Throughflow Catchment Area (Throughflow and Groundwater Policy Zone) • Areas for Incremental Intensification - Area within 800m distance of a train or underground station • Twickenham Riverside character area C3, sensitivity High • Restriction Zones for fast food takeaways. • Conservation Area - CA8 Twickenham Riverside • Main Centre Buffer Zone • Twickenham Riverside Ward…”

Officer report

Earlier applications

The site has a long planning history, including an approved 2013 scheme and a five-home scheme refused in 2022 and dismissed at appeal.

“There is extensive planning history related to this site (available on the Council’s website for viewing) however the most relevant planning applications include:”

“An appeal was dismissed on 14.12.2023. Additional information was provided with the appeal in regards provision of cycle parking such that the Council withdrew this reason for refusal. The Inspector accepted that there was betterment in respect of flood risk and found no harm to amenity to residents of Sion Court or no.25, but did find harm to no. Lebanon Park and 9 Ferry Road.”

Officer report

Why officers supported it

Officers considered that design, neighbour amenity, living standards, trees, flood risk, sustainability and biodiversity concerns had been addressed, so permission should be granted.

“Concerns were previously raised over the proximity of the scheme to the protected sycamore tree within the communal courtyard, threatening its health and longevity. This has been addressed through removal of built form in the area which could interfere with the tree canopy. Four low-quality trees will be removed and replaced with nine new trees.”

“The site is partly in flood zone 2 but mitigation measures and sustainable drainage is proposed. Overall, flood risk will be reduced compared to the current situation.”

Officer report

Consultation responses

Objections from 31 addresses and a petition raised concerns about design, amenity, housing standards, transport, trees, biodiversity, viability and other matters.

“In response to the initial consultation, objections from 31 separate addresses including a petition with 27 signatories have been received and 2 letters of general observation. The comments can be summarised as follows:”

“Other • Viability/affordable housing • Structural impacts and maintenance of adjacent property • ASHP not shown on plan • Housing mix – should be one larger home, not small units • Contamination assessment and asbestos needs consideration • No need for housing on backland site • Location of attenuation tank not shown and impact on communal area and emergency access…”

Officer report

Who spoke

Two adjoining neighbours spoke against the application, the agent spoke in support, and Councillor Chard spoke as an interested councillor.

What members discussed

Members considered the housing benefits, design, fire access, single-aspect homes, overheating, ventilation, green roofs, surface water, biodiversity and tree protection.

“Members discussed fire safety issues in relation to Sion Court and concerns that the development would restrict access to Sion Court in the event of an emergency. The Committee were advised that fire safety had not been a reason for refusal for the previous application and that the planning system was not designed to replicate other regulatory requirements including building control.”

“Members noted that benefits of the scheme included soft landscaping, surface water absorption and biodiversity net gain. Members supported the inclusion of green roofs which would help to prevent overheating. Members were reassured that the sycamore tree on the site would be adequately protected by the Tree Protection Order.”

Minutes

The vote and decision

The committee approved the application with the recommended conditions and informatives, adding a condition requiring openable rooflights and a fire-safety informative.

“The Committee voted on the application with the addition of a condition and an informative regarding fire safety and the opening of roof lights.”

“RESOLVED that the Planning Committee APPROVED the application subject to the conditions and informatives set out in section 11 and 12 of the Committee report and additional condition and informative as follows:”

Minutes