Themes to come out of the consultation

The existing building requires significant alteration and investment. The proposed development needs to be offered on a viable and deliverable basis. We do understand that there is some local concern about the height of the taller building (Southern extension). However, there is an acknowledgement from a significant group of those we consulted with that the existing building requires investment and that this necessitates a taller building to offset the cost of doing so. We have tried to do this in a way which lessens the impact on the existing building and sits back from the key views within the Conservation Area. We have tried to establish ways in which we can reduce the scale of the tall building, in doing so, we have removed parts of the taller element to lessen the dominance. The changes can be viewed in the slideshow.

Retaining the heritage of this site is an important aim of our proposal. We have retained the most important parts of the building, an ambition which is widely accepted and welcomed by those we consulted with. The two storey extension is considered acceptable by professional heritage consultants, local stakeholders and the wider community. The taller building is proposed to have its own identity, whilst incorporating design elements and a colour palette which reflects the character of the existing building.

In short: the development ground floor level will be higher than the modelled flood risk, with a water-proofed basement, and storage tanks to reduce run-off rates.

The longer answer: We have reviewed the latest Strategic Flood Risk Assessment from 21 March 2024 which referred to our site. Most of the site is within Flood Zone 1 (the lowest risk area), with a small parcel located in Flood Zone 2 (medium risk). We have reviewed the latest available modelled flood extents for the River Thames obtained from the Environment Agency. These show that the 1 in 100 year plus climate change flood level is at 15.80m AOD. The proposed ground floor level is to be set at 17.18m AOD, which is significantly above the modelled flood level, and so would ensure that the development is above any predicted flood risk from the River Thames. In relation to groundwater flood risk, the site is in an area susceptible to high groundwater levels, which has caused some localised issues in basements along the High Stree, but has not affected the former Debenhams building. The surface water drainage strategy proposes a restricted discharge rate of 5l/s for all runoff from the development and has been agreed with Thames Water. Runoff will discharge to the existing Thames Water surface water sewer in Elmsleigh Road to the south-east. A below-ground storage tank located beneath the service area will be installed, and the tank will store runoff for all storm events up to and including the 1 in 100 year plus 40% climate change storm event. A full detailed assessment will be submitted with the planning application and will need to satisfy the relevant agencies.

Developers need to pay towards community infrastructure. This proposal will generate two forms of payment: Community Infrastructure Levy (CIL) which is based on the floor area of the development and will be approximately £400,000; and, a S106 Agreement which will provide additional investment in local services. Both sums and the way in which they are distributed is set by Spelthorne Council.

The ground floor is divided into two components: the residents amenity space which is allocated for use by the tenants of the new homes; and, the space primarily facing the High Street and Corner. Two spaces are identified as being suitable for retail, however, there was divided opinion on this part of the proposal. As such, we are exploring the opportunity for the space to accommodate leisure or community uses. This option would be wholly dependent on the availability of a suitable operator to provide an appropriate town centre use. This will be reflected in the planning application with a ‘Sui generis’ use being applied for. This allows much greater flexibility for the use of this space.

The development is being offered as a car-free Build-To-Rent community, although does provide four spaces on-site primarily aimed at accessible needs. There are several reasons why this is the case. Firstly, the site is right at the centre of the town within walking distance of all major services and shops. We know from our own engagement that the community does not want lots more cars driving in and out of the town centre, partly due to concerns about congestion and due to environmental reasons. We agree. Secondly, Build To Rent tenants are less likely to own a car, less likely to have a drivers license, and less likely to rely on private cars for getting around, especially when they’re living right in the middle of the town centre. If someone has need for a car regularly, then this isn’t the best place for them. However, we do recognise that there will be occasional car users, and we have agreed to support a Car Club which can be used by anyone locally.

Local authorities are required to have a five year housing land supply to ensure that local housing need is met. The land supply was 3.52 years when reviewed in 2023, although it is likely that this has been impacted by recent decisions to alter how sites are allocated and therefore reducing the available supply. Landowners and developers support this objective by preparing proposals for new homes on sites which can be constructed within that timeframe. The former Debenhams is referred to as brownfield land (previously developed) and sustainably located (within walking distance to major services and public transport), meaning that it would be considered a preferential site when comparing to Green Belt land or sites which are not so well connected to services and transport. There is also significant demand for one and two bedroom homes in the town centre of Staines. This is a clear demonstration that people want to live closer to the town centre.