- Background and planning context
Who currently owns the land?
Inland Homes has entered into an agreement to purchase the Cavalry Barracks site from the Ministry of Defence, and has prepared planning application for the development of the site.
What is happening to the family housing in Beavers Crescent and Cavalry Crescent (off Beavers Lane)?
These homes do not form part of our planning application.
When is the Ministry of Defence moving out?
The site is still in use as a military facility. The Ministry of Defence hopes to vacate the site in August 2021.
What is the Planning Brief?
When the Ministry of Defence announced that it wanted to sell the Cavalry Barracks site, the London Borough of Hounslow saw it as a significant opportunity to deliver new private and affordable housing, community facilities, employment space and the protection and enhancement of the listed buildings and historic environment.
This Planning Brief is intended to provide prospective developers with planning guidance in order that a high quality, residential-led development is achieved, especially as the whole site sits within a Conservation Area and contains many historic buildings.
The Planning Brief underwent full public consultation, and was formally adopted by the Council as a Supplementary Planning Document (guidance), before Inland Homes’ involvement. It is in no way a guarantee of planning permission. The Planning Brief provides a framework for consideration of future applications, and tells applicants what the Council expects to see. It sits alongside the Council’s adopted Planning Policy Documents.
What type of planning application have you submitted?
We have submitted a hybrid planning application and a listed building consent application.
A hybrid planning application is a part-full, part-outline proposal. Full planning permission is sought for 801 new homes, 1,652 sq m non-residential floorspace, demolition of some buildings and structures; retention, conversion and re-use of some statutory and locally listed buildings, new and modified access, car parking, public space and sports pitches, landscaping and associated works. Outline planning permission is sought for 828 new homes, up to 1,021 sq m non-residential floorspace, car parking, public open space and sports pitches; landscaping; car parking; and other associated and ancillary works.
With an outline application, all matters, except access, are reserved. This means that more a reserved matters planning application will need to be submitted and approved in the future, before construction of the outline element can commence.
The Cavalry Barracks is home to locally and statutorily listed buildings. As such, alongside our planning application, we are seeking permission to make changes to some of these historic buildings, including allowing for many of them to be re-used in the future.
- Housing and facilities
How many homes are you proposing?
The Council’s Planning Brief tells us that a minimum of 1,000 homes must be delivered of the site.
Our planning application seeks to deliver up to 1,629 new homes in a sustainable way on the Cavalry Barracks. As part of the planning application, we are seeking full planning permission for the construction of 801 of these much-needed new homes, and outline planning permission for the other 828 new homes.
How many affordable homes will the site provide?
Our planning application will deliver at least 502 affordable homes. The exact mix of tenures is yet to be agreed upon.
How much will these homes cost?
At present we are unable to confirm this, as the price of the homes is subject to market value at the time of completion.
It is likely that a proportion of the affordable homes will be delivered at social rent levels, suitable for those of the Council’s housing waiting list.
What types of new homes are you proposing?
The proposals will deliver a range of new homes in different shapes and sizes, including studio, one, two, three, four, and five bed homes. Overall, our proposals seek to deliver a range of high-quality, traditional style homes that are well suited to the site and complement the historic setting of Cavalry Barracks.
What approach are you taking with regards to private amenity space?
Public open and private amenity space is a key feature of the proposals. The proposals currently include a mix of inset and external balconies across the site, as well as private gardens and / or ground floor space and courtyards for the dwellings where possible.
How will local services like schools and GPs cope with up to 1,629 new homes?
There is no doubt that more homes will mean more people using local services. But it is for this reason that we are currently looking at what non-residential uses will be included in the proposals.
A considerable benefit of the development will be the financial contributions made towards improving local services such as medical facilities and schools to accommodate growth in Hounslow. These financial contributions will be made in the usual way (Community Infrastructure Levy and Section 106 Agreement) to the Council, who will be responsible for spending the money.
Have you considered that the site is under the Heathrow flight path?
The project team is preparing an Environmental Statement to be submitted as part of the planning application. The Statement will review various aspects of the developments impact on the local area, and vice versa. Noise disturbance from the airport will be assessed as part of this exercise.
The project team is also liaising directly with the relevant authorities at Heathrow Airport.
Will the site provide a supermarket?
The development will provide retail space suitable for smaller convenience stores, primarily to serve residents living on the development and local neighbours. The proposed retail space is located just off Beavers Lane.
The Council’s adopted Planning Brief, which sets out how the Council would like to see the site developed, specifically states that the retail uses should be targeted at new residents. A large foodstore on site would be contrary to planning policy, and therefore not supported by the Council.
The Cavalry Barracks is a conservation area in its own right. With so many listed buildings, we agree with the Council that it would be an inappropriate location for a large foodstore. In addition to design concerns, large foodstores also generate high levels of traffic, and require substantial car parks. This would no doubt have an impact on local residential streets, as well as do significant damage to the historic setting of the Cavalry Barracks.
- Design and materials
What will the buildings look like?
TP Bennett has developed proposals that reflect the Cavalry Barracks’ character and heritage, as well as providing a mix of contemporary styles that reflect the wider Hounslow West area.
How tall will the buildings be?
Building heights vary across the proposed development, from up to six storeys in the centre of the scheme, and gradually decrease in height towards the boundary. The height of the buildings has been considered carefully, to sensitively reflect the neighbouring residential context.
The majority of the buildings will be between three and four storeys.
What heritage assets are currently on site?
Firstly, the site itself is the Cavalry Barracks Conservation Area. There are 14 statutory listed and 19 locally listed buildings on site.
What will happen to the listed buildings?
All 14 statutorily listed buildings are being retained, in addition to nine locally listed buildings. The key aspiration of the development is to realise the value of the heritage assets across the site, by restoring, celebrating, and opening up the key buildings for the wider community benefit. Our vision is to open the gates and allow local residents to explore the heritage which has been within their community since the 18th century, but never before explored.
How will heritage assets be impacted?
We are proposing to invest in the heritage assets on site, some of which are in extremely poor condition. We want to celebrate this history and create character areas centred on these assets.
Unfortunately, it will not be possible to save all the old buildings on site. There are some in very poor condition, and others – largely concentrated on the edges of the site – which have less significance. There will be a need to remove or relocate some – this does not include the statutory listed buildings.
I’m concerned about the impact of prolonged construction on the safety and preservation of the listed buildings. What will be done to protect them?
The preservation and care of the many listed buildings on site will be central to construction methods. A detailed Construction Environmental Management Plan has been prepared to set out a variety mitigation measures to be implemented during construction.
Will the materials used be sympathetic to listed buildings?
The scheme will draw upon existing listed buildings on site, and the Cavalry Barracks Conservation Area for inspiration. All materials will be of a high quality.
Are there plans to convert listed buildings into dwellings? Or will they be used for other parts of the development?
Yes. Several Grade II listed buildings and locally listed buildings will be used for either homes or community uses.
How will the site’s history be incorporated into the design?
Our proposals reflect and celebrate the site’s military history and collection of listed buildings.
Many of the existing listed buildings will be restored and brought back into use as new homes, office, community or leisure space, becoming a feature of the development. Moreover, our plans seek to carefully improve the areas surrounding listed buildings, creating new, and preserving existing, views where possible.
How many parking spaces will be provided?
493 car parking spaces (with ten visitor spaces) will be provided to serve the new homes. The Cavalry Barracks will be a highly sustainable site, and is in close proximity of a variety of public transport links via bus, London Underground and rail services. In line with the Council and London policy, we are encouraging the use of active and more sustainable transport modes, reducing the need to rely on the car and promoting environmental and health benefits. Homes without access to parking are likely to appeal to people working either locally or in central London, who do not rely on a car for travel. This also means less vehicles travelling on surrounding roads.
Some car parking will be provided under podium areas, with the majority being provided as on-street bays. Though the majority of parking is likely to be provided on-street, the plans ensure that parked cars do not become overly dominant through adopting a sensitive approach to streetscape design, preserving green corridors and play spaces.
A car club complete with six vehicles will also be provided.
Will parking accommodate disabled members of the community?
Blue badge parking will be provided in line with London Plan requirements, meaning 3 per cent of new homes. On the Cavalry Barracks, this results in 53 disabled spaces.
Up to 1,629 new homes will result in a lot of extra traffic. What measure are being taken to ensure traffic is managed effectively?
The site is in a sustainable location, and our proposals include significantly improved links to public transport services. However, we appreciate that there will be new residents who use a car. A transport assessment has been submitted as part of the planning application, which assesses the impact and looks at suitable mitigation measures. This assessment will be considered by the Council’s highways experts before a decision is taken.
How can I access the site by vehicle?
There are three existing vehicle access points, however, the north-eastern access onto Martindale Road is currently disused and is unsuitable to accommodate traffic movements, and as such will be converted to a pedestrian and cycle access only.
The current main entrance to the site off Beavers Lane will also be converted to pedestrian and cycle access only, with a new vehicle access proposed to the east on Beavers Lane. The existing vehicle access to the west on Beavers Lane will be retained.
How will the access be made safe?
The scheme aims to convert the current main entrance to the site to a pedestrian and cycle access only. This will enhance the environment and improve pedestrian and cycle safety at this access.
Streets will be designed in accordance with Manual for Streets and will seek to reduce the dominance of the private car and give priority to non-car modes. This will be achieved through the creation of traffic-free areas, and by developing traffic-calmed designs that incorporate on-street car parking in a sensitive way.
Will there be visitor parking available?
We will provide 10 visitor parking spaces around the site, alongside a small number of commercial bays serving other uses such as offices and shops.
Beavers Lane only has one bus, how will it cope with additional demand?
Throughout the development of the proposals, our transport team has worked closely with experts at the London Borough of Hounslow and Transport for London, to understand what impact the development will have on local transport routes, and how this can be mitigated. A full transport assessment, which has been submitted as part of the planning application, sets these considerations out in detail.
What about Hounslow West station? The tube gets very busy.
We are working closely with the London Borough of Hounslow and Transport for London to model the impact of our development on the Piccadilly Line, to work out whether any mitigation is required. We’ll be able to share more details as part of the planning application.
- Open space and landscaping
What open space will be provided?
The scheme aims to provide elements of public open space, as well as improving links to Beaversfield Park. One of the key features of the development will be incorporating the existing Parade Ground to create a large area of publicly accessible space. The new areas of public space within the site will be designed to be accessible and attractive as well as encouraging biodiversity.
Will members of the public, who do not live in the development be able to access the open space?
Yes, one of the benefits of developing the site is to open it up to the local community, including access to new open spaces and community facilities.
Will the scheme include facilities for children’s play?
Yes, there will be facilities for children’s play.
Won’t this development harm local wildlife?
Part of the design process has involved carefully assessing the existing ecology and biodiversity, and we have engaged with experts to advise on improving the sites ecology and biodiversity.
Is there a flood risk?
The site does not lie within a flood zone.
How will the development be sustainable?
Our proposals seek to deliver a development which looks towards the future. This means playing our role in designing a place which not only uses sustainable building techniques and materials, but promotes sustainable living within the community.
Unlocking the site will create a green pathway from Hounslow Heath in the south, through the expansive new public park at the Cavalry Barracks, to Beaversfield Park and beyond. Residents living near the site will benefit from well-maintained, green routes for pedestrians and cyclists, which lead to playspace, open space and local amenities.
Will the scheme look to include cycle parking?
The proposed scheme seeks to promote cycling by providing high quality on-site cycling infrastructure and facilities. The site will become far more permeable by bike, with the introduction of additional access points along the northern, eastern, and southern perimeter, with a number of these accesses dedicated to pedestrians and cycles only. Unlocking connections into Beaversfield Park will allow people to arrive and depart the site by bicycle.
When is construction expected to start and how long will it last?
If planning permission is granted in the Summer of 2021, it is likely that construction of phase one will being shortly afterwards.
Construction of future phases will be subject to further detailed planning applications.
Please keep an eye on the project website for further updates, or consider registering your interest via the Contact Us page to be added to our mailing list.
How will noise and dust be managed?
As with any construction project, there is likely to be an element of disruption to local residents. However, the impacts of construction will be identified – and mitigation measures outlined – in a Construction Environmental Management Plan.