Brentford Community Stadium and new homes, at Lionel Road South, Brentford - Development update for Hounslow Councillors and members of the Lionel ...
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20 JUNE 2018 Brentford Community Stadium and new homes, at Lionel Road South, Brentford Development update for Hounslow Councillors and members of the Lionel Road Liaison Group
Contents
Contents
Introduction.............................................. 3
Planning background............................ 4
Construction update..............................6
The Capital Court site...........................8
The Duffy site......................................... 11
Contact us...............................................12
2
Introduction
This document has been prepared for Brentford ward ―― As is the case with many large scale schemes, the
councillors and councillors in the neighbouring wards of detailed proposals change as the development is Keeping people up to date
Chiswick Riverside, Turnham Green and Syon, members built out. Over the last few years a number of planning
Throughout the planning process we have engaged
of the new Planning Committee at the London Borough applications have been consulted upon and submitted
and consulted with local councillors, stakeholders and
of Hounslow and key Cabinet Portfolio holders as well as including both Section 73s and Reserved Matters
residents.
members of the Lionel Road Liaison Group (LRLG). Applications. For example last year we reviewed parts of
the approved scheme and made a number of changes The Lionel Road Liaison Group (LRLG) was established
The purpose of the document is to provide, in one place,
to the stadium and homes on the Central Eastern and in 2008, to keep a range of representatives including
a summary of the Brentford Community Stadium (BCS)
Central Southern sites, which were approved by the fan groups, local groups including resident associations
project to ensure councillors, both long standing and those
Council in February 2018. The planning background and and business organisations, ward councillors, the MP
newly elected, are brought up to speed with this important
progress to date is summarised on pages 4-5. and local media, up to date and consulted, on the
project’s progress. It also provides a useful summary for the
development of plans for the site. Regular meetings
LRLG members. ―― Over the next few months, BFC (under the name of
have been held since where presentations from the
Lionel Road Developments Ltd) and their development
―― In June 2014 the London Borough of Hounslow (LBH) project team have been followed by a question and
partner EcoWorld London (formerly known as Be
Planning Committee granted detailed permission for answer session. Full minutes have always been taken
Living Ltd), will be making the remaining residential
the new Brentford Community Stadium and outline and circulated afterwards.
applications for the scheme. Details of the proposed
permission for 910 enabling private residential homes (to
changes to Capital Court are set out on pages 8-10 and Since 2013 the group has been chaired by Robert
help fund the stadium) at Lionel Road South. A related
the next steps regarding the Duffy site are set out on Gordon Clark and has engaged local groups in the
Section 106 Agreement was agreed with the Council.
page 11. planning processes listed on pages 4-5 and more
―― The vision for the project is to create a commercial recently on the start of construction. The most recent
―― In tandem with this work, BFC and EcoWorld London are
and community hub which secures the long term meeting took place on 2 May 2018, to update the group
delighted to report that construction has started. This is
sustainability of Brentford Football Club (BFC), provides on the start of construction works and the next meeting
reported on pages 6-7.
a new home for Brentford FC Community Sports Trust is planned for September, with regular quarterly
to enable the enhanced delivery of a range of activities ―― The stadium is targeted to open in late 2019 and the first meetings to run through the construction process.
in the community promoting sport, health, education, residents should move into their new homes in 2020.
Public exhibitions have also been held at key moments,
employment, training and social inclusion and assists in
BFC and EcoWorld London remain committed to engaging to display plans and give local residents an opportunity
the regeneration of the area.
with Hounslow politicians and officers, local communities, to meet the project team, ask any questions and provide
―― The whole development scheme includes the stadium residents and businesses as well as the Club’s fans, as the feedback. We have also encouraged people to take
and new homes on Central Eastern and Central Southern project moves forward. part in the statutory consultation process undertaken by
sites as well as new homes on the adjacent Capital Court Hounslow Council.
and Duffy sites.
3
Planning background
Set out below is some background information about the July 2016 – A Section 73 application was approved for the February 2018 – A Section 73 and a revised Reserved
original scheme and the decisions which have been made hotel – to increase the number of bedrooms to 165, change Matters Application were approved to make a number of
since 2014. the uses on the ground and first floors, modify the hours of carefully considered, practical changes to successfully deliver
use and deliveries and change the West stand elevations. the Brentford Community Stadium in a form that meets the
The original (hybrid) planning permission from 2014 very latest Premier League football and Premiership Rugby
February 2017 – A Section 73 application to allow Premiership
comprised: requirements and improve the first phase of new homes on
Rugby to be played at Brentford Community Stadium received
Central Eastern and Central Southern.
―― Detailed permission for a 20,000 seat stadium and the a resolution to grant – BFC remain in discussions with London
Brentford FC Community Sport Trust offices and other Irish RFC.
community spaces within the stadium footprint.
―― Outline permission for 910 homes across four sites – 190
M4/A4
on Central Eastern; 240 on Central Southern, 205 on
Capital Court and 275 on the Duffy site. Central
Eastern
―― A hotel of up to 160 bedrooms. Duffy site
―― Vehicle, pedestrian and public realm improvements.
―― Up to 1,200 sqm of commercial space.
Since 2014 there has been the following progress:
Lio
ne
September 2015 – Full planning permission was granted for
lR
oa
75 family homes at Griffin Park, where the existing stadium
dS
ou
is located.
th
Capital
Court
C apit
January 2016 – Detailed designs for 648 homes, in the
Central Eastern, Central Southern and Capital Court sites
al Int
were approved.
e rc h
April 2016 – The Secretary of State approved a Compulsory Central
ange
Purchase Order (CPO) which gave LBH freehold ownership Southern
Way
of the entire site so that the development could then
proceed. BFC is being granted a long lease.
The masterplan
4
The practical changes to the stadium and new homes approved by Hounslow Council:
The stadium: The residential element:
1. Reducing the capacity of the new stadium from 7. Creating a new square, which will bring together the
20,000 to 17,250 spectators – retaining enough apartment buildings with the stadium creating a more
seats for any increase in season ticket holders. welcoming entrance to the stadium and improving the
(Current season ticket numbers are at around 6,000). experience for all those who will come to live at and
enjoy the site.
2. Increasing the number of premium seats including
corporate boxes from 1,800 to 2,930. This will 8. Introducing new commercial uses on the ground floor
strengthen an important revenue stream for the Club. of the residential buildings around the square making
it somewhere people will want to come on non-match
3. Increasing the size and better locating the outside
days.
broadcast facilities within the footprint of the stadium
to meet the current and future demands of broadcast 9. Redesigning the look of the buildings to make them
media, Premier League Football and Premiership more in keeping with existing architecture in the local
Rugby. There will also be improved floodlighting and area. CGI of the approved approach to the stadium from the Central
Southern site.
camera positions.
10. Revising the plans for the proposed new homes in
4. Compressing the stadium 3m (to the south) creating the Central Eastern and Central Southern buildings,
a northern perimeter road, and route around the creating a new square which knits the apartment
stadium. This will speed up construction and allow buildings and the stadium together, providing a proper
for a potential new Lionel Road station, a concept main entrance to the stadium.
which is being promoted by LBH.
11. Providing more build to rent homes. Of the 910
5. Relocating the Brentford FC Community Sports homes consented for the scheme, 487 would now be
Trust Offices, Learning Zone and Hounslow Interim delivered in the first phase with residents able to both
Education Centre out of the stadium and into the rent and buy.
ground and first floor of the Central Eastern building,
12. Moving the Central Eastern building 2.5m further
immediately opposite the stadium – to provide
away from the railway line to enable a safer and easier
dedicated facilities for Brentford FC Community Sports
construction programme.
Trust, the Learning Zone and the Hounslow Interim
Education Centre, that can be used 365 days a year.
6. Converting the East and West stands to single tier and
changing the South stand (to remove the upper tier).
CGI of approved Central Eastern buildings with the stadium to the
left of the picture.
5
Construction update
Construction of the new Brentford Community Stadium has Over the next few months the main bulk of work will
been progressing well. concentrate on the South stand of the stadium. A Central
Flight Auger (CFA) piling system is being used to build the
In October 2017, the last of the main site’s previous tenants
foundations of this structure and more than 400 of the 611
left and ground clearance began. In November 2017
total piles are already in place.
demolition of the former office building known as Capital
Court, was completed. Steel works on the stadium will begin in late July, and the
new bridge between the main and Capital Court sites will be
With our final planning amendments for the stadium and first
lifted into place by the UK’s largest crane in the Autumn.
phase of new homes approved by the Council earlier this
The pitch will only be laid at the end of the construction
year, the enabling works were completed and in March 2018
programme to allow a through route to be maintained with
a ground-breaking ceremony was held on site. The Muttitt
a waiting area at the centre of the site for delivery vehicles
family, who have been supporting the club through various
– helping to keep construction traffic off roads and prevent
generations since the 1930s, put the first spade into the
congestion.
ground alongside many other local stakeholders including
local councillors and MP Ruth Cadbury. The construction of the Central Eastern and Central Southern
residential buildings is interdependent with the stadium so
In April 2018, with all the enabling works complete, piling
works on these sites will progress at the same time.
works for the stadium’s frame started and the hoarding line
on Lionel Road South was moved slightly, to create a safe The foundations and facades of the apartment buildings
area for operatives to work. will be complete to coincide with the stadium opening in
December 2019 and work will then focus on the internal fit
out of the new homes.
Start of Stadium completed Central Southern
construction and BFC move to completed
new stadium
APRIL 2018 Q3 2018 Q4 2019 Q3 2020 Q1 2021
Start of Central
stadium Eastern
frame completed
6
Communicating with local residents ―― All vehicles will be cleaned before leaving site.
―― No on-site car parking, and all operatives are told to CONSTRUCTION NEWSLETTER
We know how important it is to communicate with local
ISSUE 01 : APRIL 2018
come to work by other forms of transport. News on start
residents. Our first construction newsletter was delivered on of works
10 April to approximately 4,290 residents and businesses ―― All operatives must be clearly identifiable.
LAND AT LIONEL ROAD SOUTH, BRENTFORD, TW8 0JA
surrounding the site and published online on our website
―― Traffic marshals will be on duty at all times.
www.brentfordcommunitystadium.com.
―― Any road closures will be communicated in advance.
We also held a Lionel Road Liaison Group meeting in
For example Lionel Road South will need to be closed
early May to talk through our programme and how we are
at key times to support the development, as water,
managing deliveries and construction on site.
electricity and sewage is connected to the site. Following the granting of planning permission for final amendments to the new Brentford Community
Stadium and a ground breaking event attended by a family of Brentford supporters last month, we
A Construction Logistics Management Plan is in place which
wanted to share initial news and plans for main construction works starting on site. This will be the first
―― Recycling of all waste will be undertaken as sustainably
of a series of newsletters to keep our closest neighbours updated on the works.
What’s happened to date? This is under licence from the What’s happening now? Outline Construction
has been agreed with the Council. This for example forbids After a long period of Council and has resulted in With final enabling works Programme:
as possible.
planning and consultation a slightly narrower section of complete, Buckingham Group
pavement (although keeping APRIL 2018
with the Council, residents, will now start on site for the
vehicles making deliveries to the site from using some local
a required width of 1.2m) for Start of
businesses and fans, stadium and first phase of
construction
Brentford Football Club pedestrians and will mean residential development
and development partner cyclists need to dismount. (Central Eastern and Central
―― Noise and dust monitoring will be in place and
Be Living Ltd are excited Southern) with some initial Q2 2018
residential roads, and is included in the contracts for our
Introducing
to be taking forward the piling work. Start of
Buckingham Group
construction of the Brentford Stadium
Buckingham Group will We will be using a system
Community Stadium frame
checked regularly.
be the main contractor for called CFA (Continuous
subcontractors.
and enabling residential
the stadium build. They Flight Auger) which is the Q4 2019
development.
bring with them a wealth of quietest form of piling for Stadium
Be Living Ltd have been experience in completing major construction projects, completed
busy undertaking some site major developments, creating significantly less and BFC
―― The Lionel Road Liaison Group meetings will be widely
preparation and clearing including Brighton & Hove noise and vibration than move to new
We have registered the site with the Considerate
works over the past few conventional driven piles. stadium Q3 2020
Albion F.C. American Express
Central
months, which has included Community Stadium, Cardiff
You may also notice some Eastern
the demolition of the Capital City Stadium’s East Stand and
publicised and held quarterly, to update local residents
increase in traffic movements completed
Court building and some test
Constructors Scheme – an independent organisation with
the expansion to Leicester
to the site over the coming
piling. You may have also Tigers’ Welford Road Stadium. Q1 2021
months as activity increases.
seen that we have moved Central
You can find out more about This will be managed strictly
the existing hoardings on Southern
Buckingham Group at in coordination with the
its own Code of Practice.
Lionel Road South to allow completed
―― An email address has been set up for local
www.buckinghamgroup.co.uk. Council.
a safe zone for future works.
residents to use if they have any enquiries:
Key commitments are:
Brentforddevelopment@ecoworldlondon.com.
―― Agreeing to working hours of 8am-6pm Monday to
Friday and 9am to 1pm on Saturdays. These will be ―― Enquiries will be responded to within 24 hours and dealt
with as soon as possible.
CGI of the proposed approach to the stadium
adhered to and any changes will be approved by the Our commitments to you
Every effort will be made to
amendments for the new
Brentford Community Stadium
informed and ask any
questions – and are hoping
Being a Considerate
Contractor
minimise disruption throughout development. A formal to hold the next meeting in Buckingham Group is signed
Council and communicated in advance. the works and a Construction
Environmental Management
Plan and Construction
decision notice was issued by
the Council in February 2018
and we have now started
the coming weeks.
About Be Living Ltd
up to the Considerate
Constructors Scheme.
This is an independent, non-
Be is a leading property
Logistics Plan have been main construction works.
development company profit making organisation
prepared by Buckingham
―― Deliveries will be strictly controlled and booked 48 hours
During the construction in London and Brentford founded in 1997 with its own
Group and Be Living for the
programme we will provide Football Club’s partner Code of Considerate Practice
development. This will continue
regular updates at key points delivering the Community which commits companies
to be updated as works
and our website – www. Stadium and enabling and suppliers registered with
in advance to avoid congestion.
progress and is something
brentfordcommunitystadium. development. Be has it to care about appearance,
we share and agree with the
com – will also be updated extensive experience in respect the community,
London Borough of Hounslow.
with notifications of creating and building new protect the environment and
We have also agreed working
upcoming activity. communities and high-quality secure everyone’s safety.
hours with Hounslow Council
homes across the capital.
―― No deliveries will be accepted unless booked in.
of 8:00-18:00 Monday to Friday, We will also continue to hold
and 9:00 to 13:00 on Saturdays. Lionel Road Liaison Group People are at the heart
meetings – a forum we of every aspect of the
Keeping you set up during the planning Be approach, including
A booking system will be in operation carefully managed
regularly informed application process for construction and we will work
In December 2017, the resident associations and closely with our contractors
London Borough of Hounslow stakeholders to be kept to minimise any disruption.
approved final planning
by traffic marshals. Contact us
Be are currently developing a website for the project
to provide regular updates for local residents.
―― All deliveries will be via designated routes and some
In the meantime, if you have any questions
please don’t hesitate to contact us via email at
info@brentfordcommunitystadium.com and either
particularly sensitive roads will be avoided.
Brentford FC or Be will respond.
For further information and updates please remember
to visit www.brentfordcommunitystadium.com.
7
The Capital Court site
Demolition of the former office building known as Capital A Reserved Matters Application for this site was approved We appointed JTP Architects, who have a wealth of
Court, on the eastern edge of the Lionel Road South site, in January 2016 which confirmed the detailed designs for experience in Brentford and Kew, to carry out this review of
was completed at the end of last year. Buildings I, J and K, and increased the total number of homes the Capital Court site.
to 229 within the parameters of the outline permission.
The original outline planning permission for this site, issued The proposed changes improve the external appearance
in 2014, was for 205 homes in three apartment buildings Recently, we have been reviewing these detailed designs, and internal layout of the three residential buildings,
(named I, J and K). Maximum building heights approved as we did last year for the homes on the Central Eastern and as well as a small increase in the number of homes.
were up to 13 storeys (Building I), 14 storeys (Building J) Central Southern sites. The proposed changes are set out on the next page.
and 9 storeys (Building K).
View along Capital Interchange Way
8Notes
Do not scale from this drawing.
All contractors must visit the site and be responsible for taking and checking
dimensions.
All construction information should be taken from figured dimensions only.
Any discrepancies between drawings, specifications and site conditions
must be brought to the attention of the supervising officer.
This drawing & the works depicted are the copyright of JTP.
This drawing is prepared for the specific project stage in the Drawing Status
section below and it is not intended to be used for any other purpose. Whilst
all reasonable efforts are used to ensure drawings are accurate, JTP accept
no liability for any reliance placed on, or use made of, this plan by anyone
for purposes other than those stated in the Drawing Status below.
The proposed changes to Capital Existing Proposed
Court comprise:
NG
STI AY
Scheme (P13) Scheme
EXI LW
RAI
I
―― Improving the appearance of all three buildings by Total Homes 229 253
replacing the previously approved metal cladding with
CAPITAL INTERCHANGE WAY
Mix of Homes J
brick to make them much more in keeping with existing El Sub Sta
architecture in the local area and the other residential Studio 1 (0.4%) 2 (0.8%)
SOUTH ELEVATION
buildings approved on the Central Eastern and Central
1 Bed 100 (43.7%) 108 (42.7%) K
Southern sites. Notes
Do not scale from this drawing.
All contractors must visit the site a
2 Bed 111 (48.5%) 124 (49.0%)
dimensions.
All construction information should
―― Installing underfloor heating in all of the new homes by
Any discrepancies between drawin
EXISTIN
must be brought to the attention o
SL G RAILWA
This drawing & the works depicted
Y
KEY PLAN - 1:1000
This drawing is prepared for the sp
section below and it is not intende
all reasonable efforts are used to
no liability for any reliance placed
slightly adjusting the existing floor to floor heights. This
for purposes other than those stat
3 Bed 17 (7.4%) 19 (7.5%)
upgraded feature means that the height parameters of
ING
AY
EXIST
RAILW
FFL 49.025 m
B-J-13
Buildings I, J and K need to increase marginally, by just J
22.5-30cm, to accommodate the lift overrun at the top of Proposed parameter outline level SOUTH ELEVAT
FFL 46.025 m
the buildings. Existing parameter outline level K
B-IJ-12
EXISTING
SL
RAILWAY
―― Improving the distribution of one, two and three- 1
KEY PLAN - 1:1000
4
bedroom apartments across the three buildings, as well
FFL 49.025 m FFL 49.025 m
B-J-13 B-J-13
FFL 43.025 m
B-IJ-11
as the internal layouts and efficiency. The overall mix 8
FFL 46.025 m
B-IJ-12
FFL 46.025 m
B-IJ-12
percentages have been maintained. FFL 43.025 m
B-IJ-11
FFL 43.025 m
B-IJ-11
FFL 40.025 m
B-IJ-10
―― Optimising the height of Building J within the outline FFL 40.025 m
B-IJ-10
FFL 40.025 m
B-IJ-10
2
parameters from the original planning with an additional FFL 37.025 m FFL 37.025 m
9
B-IJ-09 B-IJ-09
24 new homes, taking the total number of homes on the
FFL 37.025 m
B-IJ-09
FFL 34.025 m FFL 34.025 m
Capital Court site from 229 to 253.
B-IJ-08 B-IJ-08
FFL 31.025 m FFL 31.025 m
B-IJ-07 B-IJ-07
―― Removing the top set-back of Building J to optimise the 1
FFL 34.025 m
B-IJ-08
FFL 28.025 m FFL 28.025 m
use of the 13th and 14th storeys.
B-IJ-06 B-IJ-06
5 FFL 25.025 m FFL 25.025 m
B-IJ-05 B-IJ-05
FFL 31.025 m
B-IJ-07 ―― The internal residential amenity spaces has been
3
increased.
FFL 22.025 m FFL 22.025 m
B-IJ-04 B-IJ-04
FFL 19.025 m FFL 19.025 m
B-IJ-03 B-IJ-03
FFL 28.025 m
B-IJ-06
FFL 16.025 m FFL 16.025 m
8
B-IJ-02 B-IJ-02
FFL 13.100 m
B-K-01
FFL 12.255 m
B-IJ-01
FFL 25.025 m
B-IJ-05 7
FFL 9.250 m FFL 9.250 m
B-IJ-00 B-IJ-00
Block J - East Elevation Block J - South Elevation
FFL 22.025 m
Street-facing elevation drawing of the Podium-facing elevation drawing of the proposed Building J
P1 15.06.18 Issue for Planning
B-IJ-04
Rev Date Description
Drawing Status
proposed Building J
PLANNING
Client
Lionel Road D
Limited and Ke
FFL 19.025 m 9 Developments
B-IJ-03
Project
Materials Key Capital Court,
1 Buff Brick―― Improving the layout of the car park and reallocating the ―― Maintaining the number of residential cycle parking Capital Court indicative timeline
parking spaces. With the stadium no longer featuring spaces.
space for conferencing, the number of spaces for BFC’s
―― Increasing the amount of commercial space on the
non-match day car parking will be reduced from 161 to
ground floor from 145m2 to 208m2 and also including
75, while the number of spaces for the residents will Submit Section 73 and Reserved
a business use class (B1). June 2018
increase from 42 to 107 – taking the total number of Matters
spaces down from 203 to 182. ―― The landscaping around the three buildings has also
been updated. As well as private balconies residents
―― This means the proposed car parking across the site in
will also have access to private terraced areas at ground
Central Southern, Central Eastern and Capital Court will
and first floor podium levels, including grassed areas,
be for 230 cars. This is a ratio of 0.31 parking spaces to
planting, water features and seating areas. LBH statutory consultation
homes, below the 0.6 outline car-parking parameter. The July 2018
begins
site is within close proximity to Kew Bridge Station and As some of the amendments proposed vary the outline
therefore highly accessible by public transport with other parameters we will be submitting a Section 73 amendment
public transport within walking distance. application as well as a Reserved Matters Application for
the design changes. These revisions are being submitted
to Hounslow Council now
Sept 2018 LBH Planning Committee
View along Capital Interchange Way
10The Duffy site EcoWorld London
The Duffy site (the Old Coal Yard) was bought by BFC in The new homes at Lionel Road South will be delivered by EcoWorld London, which EcoWorld International Berhad
January 2015 and is the last phase in the BCS scheme, after (EcoWorld International) and Willmott Dixon Holdings Ltd (Willmott Dixon) recently officially launched, to build over
Griffin Park (the current ground) is re-developed. 10,000 much needed new homes across London and the South East.
The site was let until the end of February 2018 to Euro This follows the recent completion of a joint-venture, whereby EcoWorld International acquired a 70% stake in Be Living
Storage Ltd, which has other premises in the borough. Ltd, the residential development arm of Willmott Dixon.
The site is now being used for the site office and assembly When the masterplan for the site was originally prepared over six years ago, the development was promoted by
points for the operatives on the main site, and the cabins on Brentford Football Club in the name of Lionel Road Developments Ltd. The concepts for the essential enabling
the site are being renovated for this purpose. residential element were developed by the masterplan architect but without the input of a developer.
The site originally received outline planning permission for Following the grant of planning permission, Willmott Dixon was appointed as development partner to build the stadium
275 homes in three blocks. and associated infrastructure as well as the new homes. Willmott Dixon’s residential arm, now known as EcoWorld
London (formally Be Living Ltd), secured initial reserved matters approval for the residential elements of the scheme in
We are currently in the process of appointing architects to
the name of Kew Bridge Gate Developments LLP.
develop the detailed designs for this site. As with previous
elements of the scheme, the designs will pay due regard to EcoWorld London will see EcoWorld International expand from its high-end projects with the Ballymore Group, including
the outline parameters. Embassy Gardens, Wardian and London City Island, into the mid-market, developing 12 sites, with homes for open
market sale as well as build to rent.
We intend to engage local communities and interested
parties in the detailed designs for the Duffy site later this
summer with an exhibition in September and a presentation
www.ecoworldlondon.com
at the next Lionel Road Liaison Group meeting.
11Contact us
If you would like more detail on any of the information contained in this
document please do not hesitate to contact Sally Stephens by emailing:
sstephens@brentfordfc.com. Additionally if you would like the project team and
JTP Architects to take you through the proposed changes to the buildings on
the Capital Court site please let us know and we will arrange a meeting.
12You can also read
