PD11737 Middlesex Business Centre Htvia V7 LR Part2-2567278

Assessment: Visual 75
PROPOSED
10.30 The Proposed Development would be entirely

screened by existing residential development.
10.31 The magnitude of impact would be Nil. The

Proposed Development would have an effect with
the significance of None. The effect will be direct,
local and permanent.
Heritage, Townscape and Visual Impact Assessment | August 2018

76 Assessment: Visual
CUMULATIVE
10.32 There will be no additional effects arising from

cumulative development in an experience of this
visual receptor. The overall significance of the
effect on this visual receptor will remain as None.
© Montagu Evans LLP 2018 | Middlesex Business Centre, Southall


VIEW 4: WINDMILL BRIDGE
EXISTING
10.33 This viewpoint is situated to the east of the Site,

on the Windmill Bridge which traverses the railway
line and canal.
10.34 The view has an open character, and takes in the

expanse of the canal and adjacent green space. The
railway line to the right hand side of the view is a
linear feature which draws the eye towards the rear
of the view, but is partially occluded by the dense
hedges to both sides.
10.35 The viewer is aware of some large scale

development in the middle and background, which
is partially occluded by hedges and tree cover.
10.36 View value: Medium

PROPOSED
10.37 The upper parts of the Proposed Development

would be partially visible above the tree line in the
centre of the view. These would be seen in the
context of some existing development, and would
assist with wayfinding by marking the location of
Southall Station.
10.38 The character the fore and middle ground of the

view would simply not change, and the canal would
remain the dominant element which would draw
the viewer’s eye.
10.39 The magnitude of impact would be Negligible.

The Proposed Development would have a
Negligible effect. The effect will be direct, local and
permanent.

CUMULATIVE

effect on this visual receptor will be None.


VIEW 5: OSTERLEY PARK HOUSE
EXISTING
10.41 This viewpoint is situated within the landscaped

open space of Osterley Park, close to the house.
10.42 The view has an open character. Its foreground is

comprised of a formal garden with a manicured
lawn area, with a field beyond a metal fence.
10.43 To the right hand side of the view is a pedestrian

walkway which provides access to Osterley House
(grade I), to the viewer’s rear. Whilst the viewer
is aware of the number of listed buildings in the
vicinity, they are not visible within the frame of this
viewpoint.
10.44 In the middle ground of the view, mature trees

screen views further into the park, and contribute
to the established character of the view.
10.45 The view would be experienced by a high number

of visitors to Osterley Park and Osterley House,
which are open to the public. The view is,
therefore, incidental, and principal views in this area
would be oriented towards the house.
10.46 View value: High

PROPOSED

obscured by the existing dense vegetation.

the significance of None. The effect will be direct,
local and permanent.

CUMULATIVE

visual receptor. The significance of the effect
remains at None.


VIEW 6: OSTERLEY LANE
EXISTING
10.50 This viewpoint is situated along the public right

of way within the Osterley Park RPG, oriented
north. The viewpoint is close to the M4, and the
viewer would be very aware of road noise and the
proximity to the thoroughfare.
10.51 The foreground of the view comprises the public

right of way through the park, with a gate to
prevent vehicular access.
10.52 The boundary to the M4 is defined by dense

tree planting, which screens views of the wider
landscape.
10.53 The view has a contained character, within the

southern portion of the park.
10.54 View value: Low

PROPOSED

obscured by the existing dense vegetation. This is
a summer view. The nature and location of the site
means that the Proposed Development is unlikely
to be visible in winter. If the buildings are visible,
these will be glimpsed views.
10.56 In both summer and winter views, the magnitude of

impact would be Nil. The Proposed Development
would have an effect with the significance of None.
The effect will be direct, local and permanent.

CUMULATIVE



VIEW 7: OSTERLEY LANE (BRIDGE)
EXISTING
10.58 This viewpoint is situated on a bridge over the M4,

which forms part of the public right of way through
Osterley Park Grade II* Registered Park and
Garden. Whilst the treeline marks the boundary of
the RPG and preserves the character of the former
agricultural field to an extent, the motorway has a
significant urbanising effect which means this is not
a tranquil rural scene.
10.59 The northern part of the Park is divorced from

the most sensitive and well preserved core of the
landscaped garden that exists around the cluster of
Grade II and Grade I listed buildings by the M4.
10.60 This a traveling view taken as the viewer walks

west along viewer would be aware of heavy
traffic passing beneath the bridge and the noise
associated with the vehicular movements.
10.61 The view is framed by the medal barriers along the

bridge, which draw the viewer’s eye along the road,
which is bounded by a dense hedge. It curves to the
left, allowing views of the field beyond. The upper
parts of trees which line the motorway are visible to
both sides of the bridge.
10.62 In the background of the view, dense tree cover

partially screens views of the urban development
of Southall, through which there is some taller
development visible, along with a number of cranes.
10.63 New taller development is visible in the background

of the view, including the taller buildings of the
Malgavita Site, which will be up to 22 storeys.
10.64 These developments have an urbanising effect on

the character of the view, which will overall remain
open. The viewer is aware of existing development
visible behind the treeline. The noise of the M4
behind the viewpoint will remain a dominant
element in the viewer’s experience.

PROPOSED
10.66 The fore and middle ground of the view would not
alter as a result of the Proposed Development.
The open character of the land, and the sense of
differentiation between the agricultural land within
the park, and the urban development of Southall
beyond would remain.

would be visible behind the tree line in the
background of the view. The building would be
of high quality design, as required by the Design
Codes, and would be an attractive addition to
the view. The position of the Development in
the background of the view would reinforce
the contrast between the sense of openness in
the northern portion of the park, and the urban
development beyond, and would assist with
wayfinding by demarcating the location of Southall
Station.
10.68 The transformational change envisaged for the

centre of Southall within the Opportunity Area and
the Site itself which is the subject of an allocation,
will inevitably bring about some harmful impacts
as a result of the scale and nature of the new
development.
10.69 The magnitude of impact would be Medium. The

ES matrices applied in this assessment determine
that the Proposed Development would have a
Moderate Adverse effect on an experience of this
visual receptor. The effect will be direct, local and
permanent.
10.70 The sensitivity of the heritage designation

determines that the significance of the overall
visual impact on this view is Moderate Adverse,
adverse effect is identified. This has the potential
even though the scale of the impact as seen in
to change to a beneficial effect following the
View 2 is lower. As stated earlier in this visual
implementation of the Design Codes post reserved
impact assessment, in the absence of detailed
matters stage.
design information, the matrices determine that an

CUMULATIVE
10.71 The cumulative developments will be visible above

the treeline. The overall cumulative effect of the
Proposed Development is assessed as being of
Moderate Adverse significance.


VIEW 8: BIXLEY FIELD, OFF THE GRAND UNION CANAL TOWPATH
EXISTING
10.72 This viewpoint is situated to the south of the Site,

oriented north. It is within an area of public amenity
space, close to the canal.
10.73 The foreground of the view has an open character,

comprising the lawned space of Bixley Field. It is
bounded by residential development, including two
storey semi-detached houses and residential flats
of 3 storeys. There are allotments in the middle
ground to the left hand side of the view, and the
extent of the park is defined in some areas by a
hedge.
10.74 The background of the view includes a number of

cranes, which are visible above the tree line at the
urban centre of Southall.
10.75 In the background of the view to the left hand side,

the viewer is aware of some taller development
behind the treeline, the lower parts of which will
be screened by existing vegetation and residential
development.
10.76 These will have an urbanising influence in the

background of the view, consistent with the
location at the centre of Southall. The suburban,
open character of the view will not have changed.

PROPOSED
10.78 The Proposed Development would be visible in

the background of the view, behind the existing
residential development which defines the extent
of the open space. The background of the view
comprises taller development on the adjacent
Sites, and it is in this context that the Proposed
Development would be seen, reinforcing the
contrast between the suburban and recreational
character of the fore and middle ground, and
the more heavily urbanised town centre location
beyond.
10.79 The proximity of the Proposed Development to

Southall Station would also assist with navigation,
providing a landmark marking the location of a main
transport hub in the local area.
10.80 The magnitude of impact would be Medium.

The Proposed Development would have a Minor
Adverse effect on the character of this view which
is open and characterised by low scale residential
development. The effect will be direct, local and
permanent.

CUMULATIVE
10.81 The Proposed Development of the Havelock Estate

will be seen to some extent within this view. The
upper levels of the scheme will appear above the
ridgeline of the residential properties which line the
edge of the park.
10.82 Some cumulative developments will be visible

above the treeline, these will not change the
overall effects of the Proposed Development and
are judged as having an effect of Minor Adverse
significance.


VIEW 9: HORTUS CEMETERY
EXISTING
10.83 This viewpoint is situated to the south east of the

Site, within Hortus Cemetery.
10.84 The view has an open character, although the

viewer is aware of and can see that the cemetery
itself is contained within metal and wooden fencing.
The open space which occupies the fore and middle
ground to this view is populated by grave markers.
10.85 Beyond the boundary wall of the cemetery, built

form comprises a range of industrial buildings, with
a varied material palette and style, with consistent
scales of approximately three storeys. In the
middle ground, two large cranes indicate ongoing
redevelopment of the townscape close to the Site.
The quality of the architecture seen in this view is
low.
10.86 The Sunrise Radio building is a landmark in the

background of the view, the red brick stands out
against the sky and is distinctive compared to the
other materials seen on buildings in this view.
10.87 The consented developments of the Former Honda

Garage and the Former Esso Petrol Station will be
prominent on the left side of this view. The scale of
the consented developments add height to a view
which otherwise consists of low scale commercial
buildings.
10.88 The use of the cemetery is an important factor in

an assessment of the nature of this view. People
experiencing this view will most likely be looking for
quiet contemplation and reflection away from the
busyness of the surrounding urban environment.
View value: Medium

PROPOSED
10.89 The Proposed Development will be seen as a new

backdrop to the cemetery where this currently
comprises open sky and some low scale commercial
buildings. The height and scale of the Proposed
Development will result in a significant change to
the character of this visual receptor, and there will
be a loss of openness in this view and a change
to the experience of the cemetery. The cemetery,
always designed to sit as part of urban settlement,
will be given a newly defined edge.
10.90 From this viewpoint the buildings of the ‘Mews

Character Area’ will be the most prominent from
the cemetery and those elevations will be seen in
detail. The wirelines show the new building line that
will be established along the south of the Site, with
indication of the routes through and access points
to the scheme.
10.91 The wireline from this location shows the

articulation of some of the taller buildings to the
east of the Site, which are separated from the lower
and connecting blocks. The taller buildings to the
north of the Site will be seen above the Mews
Character Area.
10.92 The magnitude of impact would be High. The

Proposed Development would have a Moderate/
Major Adverse effect. The effect will be direct, local
and permanent.
10.93 We considered that this adverse impact has the

potential to be mitigated to a beneficial impact
following the application of detailed design through
the Reserved Matters stages.

CUMULATIVE
10.94 There will be some limited, glimpsed views of

the upper parts of the consented scheme for the
Malgavita Works, the Former Honda Garage and
the Former Esso Petrol Station will be seen in
this view. The cumulative impact of the Proposed
Development which will remain as Moderate/Major
Adverse.


VIEW 10: BRIDGE ROAD
EXISTING
10.95 This viewpoint is situated east of the Site, part way

along Bridge Road.
10.96 The view is open, with a large expanse of sky visible

above the roofline of the buildings on the right side
of the street. The foreground of the view comprises
Bridge Road, which is flanked by buildings in
light industrial uses. To the right hand side of the
view, the view is framed by a continuous block
of buildings with workshops at ground floor and
offices above. The buildings on the left hand side
are more varied in roof treatment and materials.
The quality of the architecture in this view is low.
10.97 The viewer’s eye is drawn along the road, and the
view is terminated by trees in the background.
10.98 View value: Very Low

PROPOSED
10.99 The fore and middle ground of the view will not
change as a result of the Proposed Development.
10.100 The majority of the Proposed Development will be

screened by the existing development on the right
hand side of the street. There will be some views
of the upper parts of the Proposed Development
in the background, behind the existing building
line. This will introduce a new element in the view,
which will be of high quality design as required by
the Design Codes. The edge of the new building
line will be in line with the existing extent of built
form in the view.
10.101 The viewer’s focus will remain on the linear route

of the road ahead. This is not a sensitive visual
receptor and experiences of the receptor will not
be materially affected by views of the Proposed
Development.
10.102 The magnitude of impact would be Low. The

Proposed Development would have a Negligible
effect. The effect will be local, direct and
permanent.

CUMULATIVE

cumulative effect on this visual receptor will be
Negligible.


VIEW 11: GLADE LANE CANALSIDE PARK
EXISTING
10.104 This viewpoint is situated to the east of the Site,

oriented west, close to the canal.
10.105 The view is open and defined by the lawn which

is bounded by dense vegetation which screens
views in the middle distance. The viewer’s attention
is drawn to the children’s’ play area within the
Canalside Park which is the principal built form
seen in this view. The taller parts of the Honey
Monster buildings can be seen in the background to
this view which indicate the urban development of
Southall which otherwise is not readily appreciated
from this viewpoint.
10.106 The viewer is aware of some taller development

in the background, though most views out are
screened by the tree cover.
10.107 The implemented developments will sit below the

existing tree line, and will not have an effect on the
view.

PROPOSED
10.109 The foreground and middle ground of the view

would not change as a result of the Proposed
Development, and the view as a whole would retain
its open, parkland character.
10.110 The upper parts Proposed Development would be

partially visible in the background of the view, over
a distance of approximately 1.1km. These would
be seen in the context of the existing office and
factory development along Bridge Road, which
would screen some of the lower parts of the
Development.
10.111 The Proposed Development would be of high

quality design and materials, as required by the
Design Guides, and would mark the location of the
town centre, and of Southall Station.
10.112 Whilst the Proposed Development would be

an addition to the view, it would be seen in the
context of the existing development along Bridge
Road, which appears in the background. Thus, it
would not introduce an altogether new element,
and the focus of the view would remain the same.

The Proposed Development would have an effect
of Negligible significance. The effect will be local,
direct and permanent.

CUMULATIVE
10.114 Cumulative development would be entirely

screened by the tree line, and would therefore
have no effect on the view. The significance of the
cumulative effect would be Negligible.


VIEW 12: AVENUE ROAD JUNCTION WITH PARK AVENUE
EXISTING
10.115 This viewpoint is situated to the north of the Site,

close to the railway line.
10.116 The foreground of the view comprises the junction

between Avenue Road and Park Avenue, which
is where the residential street meets the more
industrial activities of the plots to the north of the
railway.
10.117 In the middle ground, the south side of Park Avenue

is occupied by a single storey office and stores
building, with areas of hard standing used as a car
wash. The view has a dilapidated character, derived
from the range of signs, mesh fencing and faded
paintwork. The Sunrise Radio building is partially
visible, though its lower parts are occluded by
interposing development.
10.118 Behind the office, some other buildings of differing

styles and dates are visible, including a red brick
building with a pitches roof. These buildings appear
to be in different uses associated with the activity
of the industrial plots.
10.119 The two large cranes situated in the middle of

this view signal the ongoing development in the
background to this view. The viewer is aware of the
busy activity on the Site in the foreground and of
the trains passing on the railway tracks.
10.120 The experience of the viewer will include glimpses

of taller mixed-use development as a result of the
consented schemes at the Malgavita, Greenview
Court and Former Esso Garage Sites which will
introduce greater variety in terms of scale, materials
and uses.

PROPOSED
10.122 The foreground of the view would remain the

same, comprised of the junction between Avenue
Road and Park Avenue, and the existing low scale
development along the south side would remain.
10.123 The Proposed Development would introduce a new

building of high quality design which would provide
a backdrop to the view.
10.124 The Proposed Development would be seen in the

context of the adjacent redeveloped Sites, which
form part of the 2019 baseline. The character of
the view would change from a post-industrial relict
Site to modern, mixed-use buildings, which would
provide a new focus. The Design Codes would
require the Proposed Development to be of the
highest design quality, which will ensure that the
new buildings are a positive addition to the view.
10.125 The viewer’s experience would include the wider

modern development in the surroundings, including
the Malgavita Site to the right hand side of the
view, which would be a prominent feature in the
foreground, though they are only partially captured
within the narrow focus of the image.
10.126 The magnitude of impact would be Medium.

The Proposed Development would have a Minor
Beneficial effect. The effect will be direct, local and
permanent.

CUMULATIVE
10.127 Cumulative development would be visible in the

right hand side of the view, and would partially
occlude views of the Proposed Development. This
would have an urbanising effect, and contribute
to the change in the view’s character from a
relict industrial Site to high quality mixed-use
development.
10.128 The overall significance of the effect on this visual

receptor will remain to be minor beneficial.


VIEW 13: SOUTH ROAD
EXISTING
10.129 This viewpoint is situated west of the Site, part way

along South Road, oriented east.
10.130 The viewpoint is elevated, which allows for a wider

ranging view of the townscape from this location.
The immediate foreground of the view comprises
dense vegetation and attractive planting, whilst
beyond this there is an area of hard standing,
adjacent to the railway line, which is used for car
parking.
10.131 The Malgavita development to the west of the

Proposed Development and the Former Esso
Garage, Greenview Court developments occupy
the middle ground of the view. The Sunrise Radio
building is seen between these consented schemes
which dominate the view.
10.132 The former railway arch buildings are prominent

also in the middle ground which draw the viewer’s
eye, behind which there is a derelict yard which
detracts from the quality of the public realm seen in
this view.
10.133 To the right hand side, the viewer is aware of the

A3005, ﬂanked by mature trees. The view has
a fractured character, derived from the mixed
industrial character with areas of hard standing and
dense vegetaton.

PROPOSED
10.135 The Proposed Development will be seen as a new

addition to the townscape from this location near
the train station
10.136 The majority of the buildings will not be visible in

this view, obscured by the buildings of the Arches
development. The new buildings in the Heritage
Character Area and the Urban Quarter will act as
wayfinders and mark the newly developed site.

The Proposed Development would have an overall
effect with significance of Negligible. The effect will
be direct, local, and permanent.

CUMULATIVE
10.138 There would be no cumulative visual effects, as the

Proposed Development would be entirely screened
by existing development. Therefore, the overall
significance of the effect on this visual receptor will
be Negligible.


VIEW 14: THE GREEN
EXISTING
10.139 This viewpoint is situated south west of the Site,

part way along The Green, oriented towards
Southall Manor House.
10.140 The foreground of the view comprises the open

space of The Green; the A3005, and the wide
pavement to the left hand side of the view. The
view is flanked on the left hand side by three storey
buildings with shop fronts at ground floor level.
10.141 The nature of the view to the left of the frame is

more open – the viewer’s eye is drawn immediately
to the principal elevation of the Grade II* listed
Southall Manor House, which occupies a prominent
position in the middle ground of the view, and
is set behind dense hedges. The monochrome
timber framed building contrasts with the rest of
the architecture seen in this view which is of low
quality.
10.142 The quality and styles of built form in this view

is mixed. The viewer is aware of cranes in the
background to this view which indicate ongoing
development to the north and closer to the station.
The vegetation on the right hand side of the road
softens the view and contributes to the quality of
the townscape created by the listed building.
10.143 The modern development of the Former Esso

Garage in the background of the view are read
separately from the surrounding context. These
have an urbanising effect on the view along The
Green.

PROPOSED
10.145 The foreground of the view would not be altered as

a result of the Proposed Development, and Southall
Manor House would remain the focus in the centre.
The change in this view results in a setting impact
also which has been considered separately in
Section 8 of this report.
10.146 The Proposed Development would be partially

visible in the background of the view, set behind
existing development to the left hand side of
Southall Manor House. This would be seen over
a considerable distance, and would be seen in
the context of other, taller development in the
background of the view. The new buildings would
be of highest quality design and materials as
required by the Design Codes, and would form an
attractive addition to the view, as well as forming
a landmark which would denote the location of
Southall Station.
10.147 The Proposed Development would have a slight

urbanising influence on the setting of the Manor
House from this viewpoint, though the new
building would be understood as separate from its
immediate context.

Proposed Development would have a Minor
Beneficial effect on this visual receptor. The effect
will be direct, local and permanent.

CUMULATIVE
10.149 There would be no additional development visible

from this viewpoint.

receptor will be Minor Beneficial.


VIEW 15: NORTH ROAD
EXISTING
10.151 This viewpoint is situated north of the Site, part

way along North Road, oriented south. It is a kinetic
view, taken from a point along the pavement on
North Road, where the view would be changing as
the visual receptor moved south along the road.
10.152 The foreground of the view comprises the road

and adjacent triangular area of open space to the
right hand side of the view. The bank of trees form
a permeable visual barrier in the middle ground
of the view, screening some of the surrounding
built environment. Buildings in residential and
commercial uses are seen in the middle and
background to this view, including Grove House
(grade II) which is partially occluded by the dense
tree cover in the middle of the view.
10.153 Depth is added by the views of the development

beyond the bank of trees. Cars are a dominant
feature seen in this view and a number are parked
along the road in the middle ground.
10.154 The green space to the right hand side softens the
urban character of the view.
10.155 The viewer’s eye is drawn south along the

curvature of North Road, towards a row of shops
and terraced houses in the background. There is no
development visible above the treeline.
10.156 The new developments at the Former Esso Garage,

the Malgavita Works and the Arches would be
entirely obscured by existing development and
vegetation. As the visual receptor moved along
the road, these would come in and out of view,
and would contribute to a sense of urbanisation at
the core of Southall, in contrast with the domestic
character to the north.

PROPOSED
10.158 The Proposed Development would be filtered by

existing tree cover in the middle ground of the
view. Any views towards the new building would
be partial, and seen over approximately 800m.
These would introduce a new element into the
background, which would reinforce the separation
of the immediate, suburban environment, and the
town centre beyond.
10.159 The Proposed Development would mark the

location of Southall Station, and thus assist in
wayfinding for those moving along the road. The
new built form would be of high quality design and
materials as required by the Design Codes.
10.160 The viewer’s focus would remain on the contained

area around the green.

permanent.

CUMULATIVE
10.162 Cumulative Development would lie behind the

existing development in the middle ground of the
view. The upper parts of The Arches development
would be visible in the right hand side of the view,
but this would be read by the viewer as separate
from the Proposed Development, owing to the
distance and intervening development in centre of
the view.
10.163 The overall significance of the cumulative effect on

this visual receptor will be Negligible.


VIEW 16: GREENFORD ROAD
EXISTING
10.164 This viewpoint is situated along Greenford Road,

oriented south west. The viewpoint is located
adjacent to the boundary of the West Middlesex
Golf Club.
10.165 The foreground of the view comprises the busy

highway of the A412, Greenford Road, which is
heavily trafficked. The road is bounded by dense
vegetation, which screens wider views beyond. The
viewer is aware of the noise and movement of the
traffic on Greenford Road.
10.166 There is no development visible above the hedge

boundary.

PROPOSED

obscured by the dense vegetation along the
boundary of the West Middlesex Golf Club.

Proposed Development would have an overall
significance of None. The effect will be direct, local
and permanent.

CUMULATIVE
10.170 There would be no cumulative visual effects from

this viewpoint.

receptor will be None.


VIEW 17: TENTELOW LANE, LOOKING NORTH-WEST
EXISTING
10.172 This viewpoint is situated part way along Tentelow

Lane, oriented north-west. The view is taken from
the edge of the Osterley Sports and Cricket Club.
10.173 The view has a suburban character characterised

by an area of open green space and semi-detached
residential dwellings. The foreground comprises a
road and area of lawned open space with mature
and young trees. The green space softens the view.
10.174 The middle ground of the view comprises a range

of semi-detached houses which stretch into the
background of the view, set behind defined front
gardens. Some trees are visible in the background
of the view. No development is visible behind the
tree line.

PROPOSED

obscured by the dense vegetation along the
boundary of the West Middlesex Golf Club.

overall significance of None. The effect will be
direct, local and permanent.

CUMULATIVE
10.178 There would be no cumulative visual effects from

this viewpoint.
10.179 The overall significance of the cumulative effect on

this visual receptor will be None.


VIEW 18: REGINA ROAD, AT JUNCTION WITH WILLIAMS ROAD
EXISTING
10.180 This viewpoint is situated to the south of the Site,

oriented north.
10.181 The view has a suburban character, comprising two

storey terraced housing along Regina Road, which
curves toward the background of the view, drawing
the viewer’s eye. The houses have front gardens,
some of which are in use for car parking. The road
is a one way system with speed bumps, which
contributes to the domestic character.
10.182 The viewer’s eye is drawn along the road to

the background, where cranes indicate ongoing
development near the centre of Southall. Some tree
planting softens the view.
10.183 Owing to the considerable distance, the new

taller developments of the Malgavita works in the
environs of the Site will be largely obscured by
existing residential properties and vegetation.

PROPOSED
10.185 The fore and middle ground of the view would not
change as a result of the Proposed Development,
and the viewer’s eye would be drawn along the
linear feature of Regina Road.

would be partially visible in the background of the
view, behind the existing residential development
on the right hand of Regina Road. Whilst
noticeable, these would not affect the experience
of the view, or its domestic, suburban character.

permanent.

CUMULATIVE
10.188 Cumulative development would be screened by the

residential development on the right hand side of
Regina Road.
10.189 There would therefore be no cumulative effect

from this viewpoint. The overall significance of the
effect on this visual receptor will be Negligible.


VIEW 19: MERRICK ROAD AT JUNCTION OF OSTERLEY PARK ROAD
EXISTING
10.190 This viewpoint is situated close to the south west

of the Site, oriented north east.
10.191 The view is orientated north-west towards the

Site. The foreground of the view comprises the
roundabout at the junction of Merrick Road and
Osterley Park Road, and the roads are the defining
features of the view. Raised beds of planting and
some isolated soften the view, and define the
vehicular routes.
10.192 The implemented former Esso Garage scheme,

which will introduce built form close to the
junction, dominates the middle ground of the view.
The ground floor will be activated by the new
buildings and new architecture will characterise this
view.

PROPOSED
10.194 Parts of the upper storeys of the Proposed

Development will be visible from this location. The
new buildings will introduce a lively roof profile
above the roof line of the implemented scheme of
the Esso Works.
10.195 There will not be a significant and noticeable

change to this visual receptor. The parts of the
building that are seen are considered to be
beneficial to the value of the receptor as a result of
the introduction of new architecture and the new
uses to be brought to the area. The quality of the
new development will be defined by the contents
of the Design Code and the Parameter Plans
submitted with the application.

Proposed Development would have a Minor
Beneficial effect. The effect will be direct, local and
permanent.

CUMULATIVE
10.197 Cumulative development would be screened by the

former Esso Garage Site, development on the right
hand side of Regina Road.
10.198 There would therefore be no cumulative effect

from this viewpoint. The overall significance of
the effect on this visual receptor will be Minor
Beneficial.


VIEW 20: BRENT GOLF COUSE
EXISTING
10.199 This viewpoint is situated within Brent Golf Course,

to the north east of the Site.
10.200 The view has an open character, comprised of the

open space of the golf course, which slopes gently
through the middle ground. The left hand side
of the view includes some houses in the middle
ground, which define the boundary of the golf
course.
10.201 The middle ground includes both tree planting

within the golf course, and a more dense,
continuous band of trees marking the boundary of
the course.
10.202 The upper parts of some taller buildings are visible

in the background of the view, which marks the
location of the town centre. Cranes close to the
centre of the view indicate ongoing development.
10.203 The viewer’s attention would be on activities within

the golf course. The space is evidently used for
recreational activities and long views over the open
space would be regularly considered as part of the
game.

PROPOSED

obscured by existing vegetation. There would be no
change to the view.

Proposed Development would have an effect
of None. The effect will be direct, local, and
permanent.

CUMULATIVE



VIEW 21: MINET PARK
EXISTING
10.208 This viewpoint is situated within Minet Park, to the

south west of the Site.
10.209 The foreground of the view is open in character,

and takes in the lawned space of the park. The
linear, marked path draws the viewer’s eye toward
the car park in the middle ground, and development
outside is partially screened by an earth bund to the
right hand side. The Guru Nanak Sikh Academy site
within the centre of the view, and the ogee dome
to the roof forms a focal point. To the right hand
side, a large gasholder is visible in the background.

PROPOSED

obscured by the existing Guru Nanak Sikh
Academy. There would be no change to the view.

permanent.

CUMULATIVE
10.213 Whilst other development would be seen in the

view, the Proposed Development remains obscured
by the Guru Nanak Sikh Academy, and therefore
there will be no additional effects arising from


VIEW 22: NORWOOD GREEN
EXISTING
10.214 The viewpoint is situated within the defined open

space at Norwood Green, oriented north-west
towards the Site. The foreground of the view
is open, and comprises a large, flat lawn which
provides public amenity space for the surrounding
residential properties. To the left hand side of the
view, part of a play area is visible.
10.215 The park is enclosed within a dense belt of

deciduous trees, which partially occlude views of
the wider townscape, though some development
is visible through the tree line and terminates the
view.
10.216 There is no taller development visible above the

tree line.

PROPOSED

obscured by existing vegetation. There would be no
change to the view.

permanent.

CUMULATIVE



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Assessment: Visual 75

10.30 The Proposed Development would be entirely

10.31 The magnitude of impact would be Nil. The

Heritage, Townscape and Visual Impact Assessment | August 2018

10.32 There will be no additional effects arising from

© Montagu Evans LLP 2018 | Middlesex Business Centre, Southall

Heritage, Townscape and Visual Impact Assessment | August 2018

VIEW 4: WINDMILL BRIDGE

10.33 This viewpoint is situated to the east of the Site,

10.34 The view has an open character, and takes in the

10.35 The viewer is aware of some large scale

10.36 View value: Medium

© Montagu Evans LLP 2018 | Middlesex Business Centre, Southall

10.37 The upper parts of the Proposed Development

10.38 The character the fore and middle ground of the

10.39 The magnitude of impact would be Negligible.

Heritage, Townscape and Visual Impact Assessment | August 2018

10.40 There will be no additional effects arising from

© Montagu Evans LLP 2018 | Middlesex Business Centre, Southall

Heritage, Townscape and Visual Impact Assessment | August 2018

VIEW 5: OSTERLEY PARK HOUSE

10.41 This viewpoint is situated within the landscaped

10.42 The view has an open character. Its foreground is

10.43 To the right hand side of the view is a pedestrian

10.44 In the middle ground of the view, mature trees

10.45 The view would be experienced by a high number

10.46 View value: High

© Montagu Evans LLP 2018 | Middlesex Business Centre, Southall

10.47 The Proposed Development would be entirely

10.48 The magnitude of impact would be Nil. The

Heritage, Townscape and Visual Impact Assessment | August 2018

10.49 There will be no additional effects arising from

© Montagu Evans LLP 2018 | Middlesex Business Centre, Southall

Heritage, Townscape and Visual Impact Assessment | August 2018

VIEW 6: OSTERLEY LANE

10.50 This viewpoint is situated along the public right

10.51 The foreground of the view comprises the public

10.52 The boundary to the M4 is defined by dense

10.53 The view has a contained character, within the

10.54 View value: Low

© Montagu Evans LLP 2018 | Middlesex Business Centre, Southall

10.55 The Proposed Development would be entirely

10.56 In both summer and winter views, the magnitude of

Heritage, Townscape and Visual Impact Assessment | August 2018

10.57 There will be no additional effects arising from

© Montagu Evans LLP 2018 | Middlesex Business Centre, Southall

Heritage, Townscape and Visual Impact Assessment | August 2018

VIEW 7: OSTERLEY LANE (BRIDGE)

10.58 This viewpoint is situated on a bridge over the M4,

10.59 The northern part of the Park is divorced from

10.60 This a traveling view taken as the viewer walks

10.61 The view is framed by the medal barriers along the

10.62 In the background of the view, dense tree cover

10.63 New taller development is visible in the background

10.64 These developments have an urbanising effect on

10.65 View value: Medium

© Montagu Evans LLP 2018 | Middlesex Business Centre, Southall

10.67 The upper parts of the Proposed Development

10.68 The transformational change envisaged for the