West London warehouse demolition approved for social housing despite flood zone concerns
A vacant West London warehouse is set to be demolished and replaced entirely with social housing, despite significant concerns about flood defences raised by the Environment Agency. The Fraser's Timber Merchants building in Brentford will make way for 56 flats, all designated for social rent, following approval by Hounslow Council.
Planning hurdles and revised proposals
The site had previously been approved for a 10-storey development providing 60 flats, but those plans were scrapped due to viability issues. Changes to building regulations classified the taller structure as a higher risk building, triggering additional regulatory requirements and costs that made the project financially unviable for the affordable housing provider.
Under the newly approved scheme, the development has been reduced to a six-storey, c-shaped block. This reduction in height addressed concerns from Historic England regarding impacts on nearby Flora's Column and Syon Park, leading to their objection being withdrawn.
Flood risk concerns persist
The site lies within Flood Zone 3a, meaning there is a high probability of flooding. The Environment Agency maintained its objection to the application, arguing that it had not demonstrated the existing flood defences would be safe for the development's 100-year lifetime.
Additionally, the agency typically requires a 16-metre buffer zone from the Thames Tidal defence and eight metres from main rivers to allow for maintenance and biodiversity. The plans indicate that in some places, the building is only 3 metres from the River Brent.
Conservative councillor Gabriella Giles echoed these concerns during discussions, highlighting the potential risks. Hounslow Council acknowledged the issues but proposed testing the flood-defence wall through a planning condition rather than rejecting the application outright. The council argued that a 16-metre buffer zone would not be realistic for this specific site.
Development details and community response
The 56-flat development will include:
- 13 one-bedroom flats
- 39 two-bedroom flats
- 4 three-bedroom flats
Six of the flats will be wheelchair accessible, and it will be an entirely car-free development. Residents will not be able to apply for parking permits, though parking will be allowed for up to six Blue Badge holders. The central courtyard will provide 250 square metres of play space for children.
The scheme received over 110 letters of support from locals citing the need for social housing, regeneration, and public spaces. However, there were also 91 objections to the current scheme, with concerns raised about overdevelopment, loss of privacy, and impact on the character of The Ham area.
Planning approval and next steps
The plans were passed by a vote of 7-1, with only Councillor Dan Bowring voting against. Due to the Environment Agency maintaining its objection, the application will now go before the Housing Secretary for final approval.
This development represents a significant step in addressing social housing needs in West London, though it continues to face challenges regarding flood risk management and environmental considerations.
