Our ref: HSLW/20/111
Your ref: P/2020/3100
Transport for London
Shane Barker
City Planning
Development Management
London Borough of Hounslow
5 Endeavour Square
Westfield Avenue
Hounslow House
Stratford
7 Bath Road
London E20 1JN
TW3 3EB
Phone 020 7222 5600
www.tfl.gov.uk
26th March 2020
Dear Shane
01106/B/P137; Tesco Osterley, Syon Lane, LB Hounslow – TfL’s re-
consultation comments
This letter updates TfL’s position on the redevelopment of the Tesco Osterley
site (P/2020/3100) located on Syon Lane within the London Borough of
Hounslow.
TfL set out its initial position within the Mayor’s Stage 1 report dated 7th
December 2020 and within detailed comments to the borough, dated 10th
December 2020. These comments should be read in conjunction with these
reports.
Since the Stage 1 report and detailed comments to the borough the applicant
has produced additional information which the borough has reconsulted on.
These comments related to this revised information and ongoing discussions
with the applicant.
Since the original application was submitted the final version of the London Plan
2021 was published on 2 March 2021. TfL expect al current planning
proposals to consider the policies set out within this document.
Proposed Development
It is noted that no changes have been made to the description of the proposed
development.
As with previous correspondence the following comments relate to the Tesco
Osterley site only, although the modelling considers the combined impacts of
both schemes. Separate comments will be issued for the Homebase site.
Vehicular Site Access
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TfL have no additional comments to make on the site’s vehicular access.
Highways Impact
The redevelopment of the Tesco Osterley site is predicted to generate 142 two-
way vehicle trips in the AM peak hour and 138 during the PM peak hour
(excluding service vehicle trips). This results in a net reduction of vehicle trips
of - 244 trips in the AM peak hour and - 570 in the PM peak hour. But there will
be a net increase in the weekday peak periods when the sites are combined.
In order to test the impacts of the vehicle trips generated by both the Homebase
and the Tesco Osterley sites, detailed junction modelling using VISSIM
microsimulation modelling software has been undertaken. A number of different
design options were modelled to mitigate the impacts of development traffic and
to provide pedestrian and cycle improvements in line with the Healthy Street
approach.
All design options have progressed through the TfL VISSIM Modelling Audit
Process (VMAP) to determine which of the options is the most suitable
mitigation for the combined developments. Based on the model outputs,
highway design Option 2a, has initially been identified as the preferred
mitigation option.
Design Option 2a includes a new traffic signal control junction for the
Homebase site and the addition of a second right turning lane on the A4 for
traffic turning into Syon Lane (towards the new Homebase site access) from the
west. This option also includes the relocation of the existing bus stop layby on
the A4 Great West Road (Westbound) further east to extend the cycle lane.
Option 2a also includes a new at grade toucan crossing on the A4, to the east
of Syon Lane. It retains a double right turn from the A4 into Syon Lane North.
Option 2a also retains the pedestrian underpass beneath the A4
However, prior to the implementation of Option 2a, the applicant will be required
to undertake further detailed design and highway modelling work to establish if
in addition, a direct pedestrian and cycle crossing can be delivered on Syon
Lane, to be incorporated within the Gillette Corner junction. A crossing at this
location would be on the desire line to the new Tesco store customer entrance
and would create a continuous route alongside the southern side of the A4 for
pedestrian and cyclist movement. If feasible, this revised design Option will be
delivered via a s278 agreement as part of the Homebase site.
Further to the above, the applicant is also required to undertake further
feasibility work on Design Options 5 and 6 prior to the implementation of the
Tesco Osterley site to ensure that pedestrian and cycle facilities are delivered
on al arms of Gillette Corner. This will be secured via the s106 agreement.
Healthy Streets
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The Healthy Streets approach aims to create a high quality, attractive and
inclusive environment in which people choose to walk cycle and use public
transport. The dominance of vehicles should be reduced by using design to
ensure slower speeds and safer driver behaviour, in line with the Mayor’s Vision
Zero ambition. The proposed development will generate a significant increase
in pedestrian and cycle trips to / from the site and the local area.
The redevelopment of the site wil require the relocation of the existing bus
terminus. The original proposal (Option 1) provided its replacement on Grant
Way. This facility would include a new bus stop, bus stand; and a new bus turn
around and bus driver facilities. TfL had agreed the principle to Option 1
subject to the detailed design. However, an alternative option (Option 2) was
proposed by the applicant as part of the re-consultation, which would route
buses through the residential development. TfL are not supportive of this
proposal, holding several concerns over its operation. Therefore, it is TfL’s view
that the requirement for Option1 should be secured in the s106 agreement.
However, TfL are happy to explore alternative options to Option1, prior to
implementation.
Whatever option is taken forward, the continuation of bus services as wel as
provision of bus facilities throughout the redevelopment of the site, is imperative
and should also be secured in the s106, along with the Heads of Terms for the
lease of the proposed bus driver facilities. As detailed previously, any costs
associated with relocating the bus terminus and new bus infrastructure will need
to be fully funded by the applicant.
The applicant has confirmed that the proposed ‘Mobility Hub’ will include a
range of facilities designed to enhance access to local transport options
including a cycle hub, delivery lockers, information board/maps, information
regarding the site’s Car Club; and a bus driver welfare area. The Mobility Hub
should be secured via the s106 agreement.
The applicant has confirmed that a 4m wide shared footway/cycleway will be
provided on the site frontage, which will link to the 4m wide segregated route to
be provided by the Bolder Academy between Grant Way and the A4.
A Pedestrian Comfort Level (PCL) assessment has now been provided.
The implementation of highway design Option 2a, which will be delivered as
part of the Homebase redevelopment, will provide a new at-grade crossing
across the A4 improving connections for pedestrians and cyclists. The
applicant has also agreed to improve and repair the underpass, including
repairing/cleaning lights and mirrors and installing corduroy tactile paving on
subway steps.
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The redevelopment of the Tesco Osterley site will significantly increase
pedestrian and cycle demand along the A4 towards Osterley LU Station. The
ATZ assessment and accident data identifies a need for pedestrian and cycle
improvements at all junctions along this link. In order to enhance the active
travel, reduce car dependency and to ensure the development is aligned to the
healthy streets aspirations, it is recommended that a review of the junction
design at the A4 junctions with Syon Park Gardens, Wood Lane, Leigham
Drive, St Mary’s Crescent and Thornbury Road is undertaken to improve the
safety and priority for pedestrians and cyclists. The review should be
undertaken, and the designs submitted with the first reserved matters
application and improvements delivered prior to first occupation.
It is noted that the Healthy Streets Designers Check included within the revised
TA has not been audited by TfL to ensure that the scoring is robust. A healthy
Streets Designers Check will be required on the detailed design prior to
implementation.
Any changes to the public highway associated with the proposed development
will require the developer to enter into a section 278 Agreement under the
Highways Act 1980, with TfL and/or Hounslow council.
Car parking
TfL have no additional comments to make concerning car parking.
Cycle Parking
TfL have no additional comments to make concerning cycle parking.
Trip generation and modal split
TfL have no further comments on the trip generation assessment.
Buses
The applicant has agreed to a bus capacity contribution of £1,700,000 for both
development sites. There is a possibility that the local network could change in
the next few years primarily due to the enhancements needed to support the
GWC OA improved connectivity. Therefore, the contribution will be for general
service enhancements, rather than to specific routes and adapted to local
conditions upon site occupation.
The applicant has agreed that a £340,000 bus contribution is paid annually for 5
years from the implementation of the Homebase site, which is part of the total
£1.7m secured. This is to be secured in the s106 agreement.
London Underground
The applicant has now undertaken an assessment of station capacity and line
loading capacity at Osterley Station taking into consideration the anticipated
demand of consented schemes. However, the assessment still requires further
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work before TfL can determine if a contribution is required. However, given the
Tesco Osterley site generates the greatest demand for underground trips, it is
recommended that an updated assessment of station capacity and line loading
capacity at Osterley Station is accompanied with the first reserved matters
application.
Delivery and Servicing
A revised Framework Delivery and Servicing Plan (DSP) has been provided and
whilst the service vehicle trip generation has been revised, it still only predicts
386 two-way daily trips which TfL maintains is still an underestimation given the
size of the development. The full DSP will need to ensure that the service
vehicle trip generation is robust, and should be secured by condition
Travel Plan
Framework Workplace and Residential Travel Plans have been provided. The
Travel Plans should be secured, enforced, monitored and reviewed by as part
of the s106.
Construction
A full Construction Logistics Plan (CLP) will be required to be secured by
condition and discharged in consultation with TfL. This is required to be
produced in accordance with TfL guidance.
Mayoral CIL2
Mayoral CIL2 within the London Borough of Hounslow is payable at a rate of
£60 per sqm.
Summary
Subject to securing the recommended conditions and obligations the application
is now considered to be in general accordance with the transport policies of the
London Plan 2021.
I trust this provides you with an understanding of TfL’s current position on this
application and we would welcome acknowledgement from you that these
comments have been received and are being considered. Please do not
hesitate to contact me if you have any queries. I look forward to discussing
these with you and the applicant.
Yours sincerely,
Lucy Simpson
Principal Technical Planner – TfL Spatial Planning
Email:
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Direct Line: