Councillor Joanna Biddolph spoke at the Ealing council planning committee meeting on Wednesday, 5th February highlighting four main concerns raised by residents and others about TfL's proposals for the development of Bollo Lane. The earlier application had been approved. This application made changes to it some of which were not considered significant (such as the revised height, about half a metre higher). Jo wanted to highlight other points of significance to residents of the Gunnersbury Park Garden Estate conservation area, including pressure on local infrastructure, and the Gunnersbury Triangle Nature Reserve at the bottom of Bollo Lane which will be at greater risk of flooding, including from effluent, if improvements to the infrastructure aren't made by Thames Water.
Jo's speech to the Ealing planning committee is below. You can watch the meeting on the Ealing council YouTube channel; Jo starts speaking at 16.52 minutes in: https://www.youtube.com/watch?v=MNiEsBw-gNw
Cllr Joanna Biddolph's speech
Good evening. I’m councillor Joanna Biddolph, representing Hounslow’s residents in the Gunnersbury Park Garden Estate conservation area which runs alongside this development. I have three points:
- The impact of the development
- Pressure on infrastructure; and
- Risks to the Gunnersbury Triangle Nature Reserve
First, impact:
There is a minimal difference in height between this application and its predecessor. Regardless, the development will have a profound effect on my residents. Living in low-rise – two storey – houses, many will be overlooked and will lose morning sunlight. This point has not been taken seriously.
Second, pressure on infrastructure:
Thousands more people will need to see GPs, nurses, etc – already under strain with appointments weeks ahead. What is the S106 allocation of £260,000 to NHS Property Services for – and how will it benefit existing and new residents here?
There’s a S106 allocation of £195,000 for Uxbridge Road and Gunnersbury Lane improvements. Uxbridge Road is a long way away; Gunnersbury Lane is at the top of Bollo Lane. To the left is the junction with Princes Avenue where the dangerous road layout means parked lorries block the view – drivers emerging onto Gunnersbury Lane cannot see vehicles coming from the right. The two councils have been talking about changes to aid visibility. Will this payment cover all of that? If not, there needs to be a reallocation of funding. Residents have been asking for decades.
On public transport, a bland statement about new trains and greater frequencies on the Piccadilly Line doesn’t recognise that these longstanding promises keep on being postponed by TfL.
No improvements are planned for the District Line.
The E3, 70, 440 and N11 buses need to run more frequently, too.
Far more is needed than the S106 allocation of £255,000 for TFL bus route improvements (which I suspect means new bus stops along Bollo Lane, not improved services to meet new demand).
Third, flooding and risk to the Gunnersbury Triangle Nature Reserve
This is a serious concern as the bottom of Bollo Lane, near Edmunds House, already floods. This will get worse as will the risk of effluent flowing into the nature reserve including its ponds. The officer's report acknowledges that "Thames Water network reinforcement works are likely to be required" and "Any reinforcement works identified will be necessary to avoid flooding and/or potential pollution incidents".
What has Thames Water said it will do?
Can there be a condition that Thames Water must improve the flood/sewage infrastructure – before the development is occupied – to prevent flooding into the Gunnersbury Triangle Nature Reserve.
Thank you.
Outcome
The Ealing planning officer defended every argument including noting that, as Thames Water is not the applicant, no condition could be placed on them. Cllr Biddolph did not have a chance to say that the condition could be put on the applicant, Barratt Homes, who would then be obliged to ensure that Thames Water made the necessary improvements before the development was occupied. The application was passed unanimously.
