Agenda item

West London Film Studios - 46378/APP/2019/2970

Development of land north of playing pitches to provide an extension to West London Film Studios comprising construction of new sound stages, workshops and office accommodation, entrance structures and reception and security offices (Use Class Sui Generis), creation of new vehicular and pedestrian accesses from Springfield Road, with associated car parking, landscaping and the provision of an ecological enhancement area/landscaped buffer zone.

 

Recommendation: Approve + Sec 106

Decision:

RESOLVED That:

 

1)    The application be approved +Section 106, subject to the additional information in the addendum;

2)    Authority be granted to the Head of Planning to add a new Head of Term to ensure the protection of the 20m landscape buffer / tree zone; and

3)    Authority be granted to the Head of Planning to amend Condition 16 to avoid deliveries ‘outside school hours’.

Minutes:

Development of land north of playing pitches to provide an extension to West London Film Studios comprising construction of new sound stages, workshops and office accommodation, entrance structures and reception and security offices (Use Class Sui Generis), creation of new vehicular and pedestrian accesses from Springfield Road, with associated car parking, landscaping and the provision of an ecological enhancement area/landscaped buffer zone.

 

Officers introduced the report and highlighted the information in the addendum. It was noted that the application site was in the Green Belt with no public access. The site was located 27m from Minet Country Park and the existing film studios lay 150m to the south. A 20m ecological buffer zone was proposed together with the planting of additional trees alongside the car parking areas to contribute to biodiversity.

 

Although the site lay in Green Belt land, the Committee was advised that there were precedents of special circumstances arguments being successfully applied in the case of film studio developments in particular given the significant support for this industry by the Government on both economic and cultural grounds. There was a shortage of film studio space at present and the film industry had expressed strong support for the scheme. It was felt that the economic benefits in this case represented a strong very special circumstances argument. Members were advised that the impact on the Green Belt would be limited and would be mitigated by means of the proposed 20m landscaping buffer zone. The highways impact would also be minimal. The application was recommended for approval.

 

The Committee heard that, although Springfield Road was a busy road, the Section 106 contribution would be used to fund some of the remaining highway works which would significantly mitigate part of the transport harm.

 

It was noted that film industry developments on Green Belt land had been permitted in the past at other locations. Members were informed that, in 2014, an appeal regarding the expansion of Pinewood Studios into the Colne Valley had been disallowed as the inspector had ruled that planning considerations outweighed the harm to the Green Belt. It was confirmed that the then Secretary of State had agreed with this decision stating that, in terms of the economic dimension of sustainable development, there was a strong national commitment to economic growth and support for the film industry. The secretary of State had agreed with the Inspector that the potential economic benefits of the proposal would contribute significantly to these national objectives. It was further confirmed that the current Mayor of London had recently approved a similar development in East London.

 

A petition in support of the application had been received and a written submission from the agent was read out for the consideration of the Committee. Key points highlighted included:

 

·         Film Studios had been in operation in the location since 2005;

·         WLFS worked with local schools and Colleges and with local charities such as MADE (Make a Difference Entertainment). They were also active members of the Chamber of Commerce;

·         WLFS were committed to Hillingdon and wished to remain a small but important part of the Hillingdon Business Community;

·         A significant number of letters in support of the application had been received demonstrating the strong links with the local community;

·         WLFS acknowledged that the proposals involved Green Belt land and had consulted at length with officers and with the local community in this regard;

·         Council officers had rigorously tested the proposals and endorsed them.

 

Members expressed concern regarding the loss of Green Belt land but noted the economic benefits of the proposed scheme (which officers explained were set out in great detail in the Committee report) and the additional employment opportunities it would create in the local area. Councillors also noted that 44 letters in support of the scheme had been received. The Committee enquired whether anything could be done to prevent further expansion in the future. It was confirmed that further development would be difficult since the only potential area for development would be the buffer zone which would be well protected. Any further expansion would require planning permission and it was likely that a scheme which encroached on the buffer zone would be recommended for refusal. At the request of Members, it was agreed that delegated authority be granted to the Head of Planning to draft a new Head of Term to ensure the protection of the 20m landscape buffer / tree zone.

 

Members requested further clarification regarding the height of the proposed development. It was confirmed that the new building would be slightly higher than the surrounding buildings but the impact would be mitigated by means of green walls / roofs.

 

At the request of Members it was agreed that delegated authority be granted to the Head of Planning to amend Condition 16 in relation to the Servicing and Delivery Plan to specifically refer to schools.

 

The Committee sought further reassurance regarding the ecological impact of the scheme. It was confirmed that the application site was wasteland at present and the Ecology Officer had deemed it to be of limited value. The new buffer zone would provide more ecological diversity than the current disused wasteland area.

 

Members enquired why no compensatory measures were proposed to mitigate the harm caused by the proposed development on Green Belt land. It was suggested that Minet Country Park or another area of Green Belt land be upgraded by way of compensation. The Committee heard that the buffer zone was deemed to be satisfactory and no further upgrade of Green Belt land was considered necessary.

 

Members were generally in support of the application and raised no further concerns.

 

The officer’s recommendation (subject to the addendum and the agreed additions) was moved, seconded and, when put to a vote, approved with 7 votes in favour and one abstention.

 

RESOLVED That:

 

1)    The application be approved +Section 106, subject to the additional information in the addendum;

2)    Authority be granted to the Head of Planning to add a new Head of Term to secure a tree planted landscaped ecological buffer on the western boundary of the site (plan required to show the demise of this land) for the lifetime of the development; and

3)      Authority be granted to the Head of Planning to amend Condition 16 to avoid deliveries ‘outside school hours’.

Supporting documents: