A redevelopment of buildings at Windmill Road, Brentford to provide 74 new flats has been approved, but a nearby school complain about potential harm to kids from the project.

Developers, Merchant Land, will construct two blocks ranging from four to eight storeys with 74 flats - 15 of which for social housing.

The site is located to the south-west of Windmill Road, and is north of the M4 and A4 Great West Road.

Currently, the site is occupied by a single storey with part mezzanine level post-war warehouse building separated into industrial units.

The planning report says: "The proposal would comprehensively redevelop the site, making best use of the land.

"The scheme would be consistent with the objectives of the Development Plan, bringing a more appropriate use to the site, delivering regeneration and housing, especially affordable housing, and to optimise use of such sites focusing growth at sustainable locations with good transport accessibility."

However, local nurseries and councillors object to the project citing potential onlookers from balconies, noise levels and lack of social housing as concerns with the project.

The top left image shows the eastern elevation of Block B and top right shows the southern elevation of Block B. Bottom image shows southern elevation of Block A (credit: Planning application).

Potential onlookers

Mini Miracles Montessori operates from St. Faith's Church which is located to the north-east of the site and The Little School Daycare is located to the south the site.

Councillor for Osterley & Spring Grove, Tony Louki, told the developers: "What protection would the children have from overlooking in playgrounds and in rest spaces?"

"What have you done to mitigate this?"

Speaking on behalf of the developers, Richard Knight, said: "The boundary treatment on the boundary between the schools is 1.8 (metres) so at a ground level that's impossible to see over for average heights.

"We're showing a 45 degree metal bar railing to a balcony, so that is a form of screening currently.

"That's condition, that can be something more solid as a balcony treatment."

Knight added: "Obviously a status of a balcony is that you can look over, but this is an urban site.

"There are nurseries around urban areas where that is a very common condition.

"We'd like to try and mitigate it where we can so I welcome any conditions and discussions with nurseries as to how we can best do that."

An aerial view of the current area with the development site outlined in red (credit: Google maps).

Disruption to learning

Owner of Mini Miracles Montessori, Krish Shah, objected to Merchant Land's plans on Windmill Road as he explained that there could be health and safety issues for his students from the project.

Shah told committee members: "I believe that the 36 month demolition and construction phases of this proposed project will generate substantial material, panning issues, such as noise, vibration, dust and fumes, and that they pose a directing significant threat to the health and wellbeing of the people attending my nursery, particularly those with special needs.

"It is extremely unfortunate that we find our dedicated room for children with SEN (special educational needs) and our sleep rooms situated two metres away from the proposed development site boundary.

"Although I understand that the draft CEMP (construction environmental management plans) will likely evolve and contain more details for approval down the line.

"I questioned why the impact of construction noise and dust on children and especially vulnerable children have not been considered at this stage."

He added: "I don't see how we can survive the demolition."

However, one of the approval conditions for the plans is that a construction noise assessment shall be prepared and submitted to and agreed in writing by Hounslow Council and that day time works will not exceed 75 decibels from Monday to Friday, 8am to 6pm; Saturday, 8am to 1pm and not exceed 50 decibels from Monday to Friday, 12pm to 2pm.

Also, Cllr for Isleworth, John Stroud-Turp, explained noise levels are not a material planning consideration therefore the Planning Committee could not review that as a condition.

A CGI image of the Windmill Road redevelopment from the west of the site (credit: Planning application).

Affordable housing

Cllr Louki asked why there wasn't more affordable housing units in the development with only 20% of flats being proposed for affordable housing - 10 of which for social rent and five for shared ownership.

Planning Officer, Jessie Rotrand replied: "Patient proposes 15 affordable units within a 10-year split, which we would support in a policy standpoint, so that's five shared ownership homes, and 10 social rented homes.

"That's, as I said, equating to 20% of the overall provision, which is below the strategic target, but the scheme has the strategic target that's set out in the London plan is 50%.

"That is below that strategic target, but it has gone through the viability tested route.

"An open book, viability assessment was submitted in support of the application that has been robustly critiqued by our independent surveyors, through a few iterations.

"To assess what is the maximum reasonable, and this would be indeed the maximum reasonable amount of affordable housing that viability could support."

Among the objectors for the plans on Windmill Road was Cllr for Brentford West, Guy Lambert, who shared a similar sentiment to that of Cllr Louki in that there wasn't enough affordable housing.

Cllr Lambert said: "There's a lack of affordable housing, yes I know the developer cited the viability assessment, but this proposal is for only 10 or 15 If you include the not very affordable shared ownership (homes).

"That is feeble compared to local needs and with the London plan requirement for 50% - i.e. 37 homes.

"If you approve this proposal, that will be 27 families without anywhere to live, a decent home, which we would have one If we follow the policy.

Still, if the project becomes more viable in the future there is a chance for the council to be able to include more affordable housing in the scheme.

The developers said that they have and will continue to engage in discussions with neighbours throughout the planning process of the Windmill Road redevelopment.

The application was approved with nine for and three against.

To read the full planning committee report, click here.

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