Planning application for the demolition of existing units at 5 & 7 Willow Road and proposed construction of new warehouse/industrial unit with associated parking.

1. This application requires biodiversity net gain consideration
2. This application is claiming an exemption from biodiversity net gain.
3. The development hereby permitted shall be commenced within three years from the date of this permission. REASON To prevent the accumulation of planning permissions, and to enable the Council to review the suitability of the development in the light of altered circumstances and to comply with the provisions of Section 91 of the Town and Country Planning Act 1990.
4. The development hereby approved shall be implemented only in accordance with the following plans and drawings hereby approved by the Local Planning Authority: (a) Drawing No. 01B, Dated March 2025, Recd On 17/03/2026 (b) Drawing No. 03B, Dated March 2025, Recd On 17/03/2026 (c) Drawing No. 04A, Dated March 2025, Recd On 17/03/2026 (d) Drawing No. 08, Dated March 2026, Recd On 17/03/2026 REASON To ensure that the site is developed in accordance with the submitted application and to ensure that the proposed development does not prejudice the amenity of the area and to comply with the Policies in the Development Plan.
5. No development shall be carried out until a construction management plan has been submitted to and approved in writing by the Local Planning Authority covering the application site and any adjoining land which will be used during the construction period. Such a strategy shall include the following matters: • a strategy for the management of construction traffic to and from the site together with details of parking and waiting for construction site staff and for delivery vehicles • details of cranes and other tall construction equipment (including the details of obstacle lighting) – Such schemes shall comply with CAST Advice Note 4 Cranes and Other Construction Issues. • control of activities likely to produce dust and smoke etc • details of temporary lighting – Such details shall comply with CAST Advice Note 2 ‘Lighting’, CAST Advice Note 2 Lighting Near Aerodromes The approved management plan shall be implemented for the duration of the construction period. Note: Any cranes higher than 40.6m AMSL will be subject to further specialist assessments and may not be allowed to interfere with instrument flight procedures at Heathrow airport. REASON To ensure that construction work and construction equipment on the site and adjoining land does not prejudice the free flow of traffic along the neighbouring highway and in the interests of highway safety and does not breach the Instrument Flight Procedural surfaces associated to Heathrow Airport and endanger aircraft movements and the safe operation of the aerodrome, in accordance with Core Policy 7 of the Slough Local Development Framework, Core Strategy 2006 - 2026, Development Plan Document, December 2008.
6. No development shall begin until details of a scheme (Working Method Statement) to control the environmental effects of construction work has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include: (i) control of noise (ii) control of dust, smell and other effluvia (iii) control of surface water run off (iv) site security arrangements including hoardings (v) proposed method of piling for foundations (vi) construction working hours, hours during the construction phase when delivery vehicles taking materials are allowed to enter or leave the site. The development shall be carried out in accordance with the approved scheme. REASON In the interests of the amenities of the area in accordance with Core Policy 8 of The Slough Local Development Framework, Core Strategy 2006-2026, Development Plan Document, December 2008.
7. Development works shall not commence until a Phase 1 Desk Study (DS) has been has been submitted to and approved in writing by the Local Planning Authority. The Phase 1 Desk Study shall be carried out by a competent person in accordance with Government, Environment Agency and Department for Environment, Food and Rural Affairs (DEFRA) guidance and approved Codes of practices, including but not limited to, the Environment Agency model procedure for the Management of Land Contamination CLR11 and Contaminated Land Exposure Assessment (CLEA) framework, and CIRIA Contaminated Land Risk Assessment Guide to Good Practice C552. The Phase 1 Desk Study shall incorporate a desk study (including a site walkover) to identify all potential sources of contamination at the site, potential receptors and potential pollutant linkages (PPLs) to inform the site preliminary Conceptual Site Model (CSM) and Preliminary Risk Assessment (PRA). REASON To ensure that the site is adequately risk assessed for the proposed development and in accordance with Policy 8 of the Core Strategy 2008.
8. Should the findings of the Phase 1 Desk Study approved pursuant to the Phase 1 Desk Study condition identify the potential for contamination, development works shall not commence until an Intrusive Investigation Method Statement (IIMS) has been submitted to and approved in writing by the Local Planning Authority. The IIMS shall be prepared in accordance with current guidance, standards and approved Codes of Practice including, but not limited to, BS5930, BS10175, CIRIA 665 and BS8576. The IIMS shall include, as a minimum, a position statement on the available and previously completed site investigation information, a rationale for the further site investigation required, including details of locations of such investigations, details of the methodologies, sampling and monitoring proposed. REASON To ensure that the type, nature and extent of contamination present, and the risks to receptors are adequately characterised, and to inform any remediation strategy proposal and in accordance with Policy 8 of the Core Strategy 2008.
9. Development works shall not commence until a Quantitative Risk Assessment (QRA) has been prepared for the site, based on the findings of the intrusive investigation. The risk assessment shall be prepared in accordance with the Contaminated Land report Model Procedure (CLR11) and Contaminated Land Exposure Assessment (CLEA) framework, and other relevant current guidance. This must first be submitted to and approved in writing by the Local Planning Authority and shall as a minimum, contain, but not limited to, details of any additional site investigation undertaken with a full review and update of the preliminary Conceptual Site Model (CSM) (prepared as part of the Phase 1 Desk Study), details of the assessment criteria selected for the risk assessment, their derivation and justification for use in the assessment, the findings of the assessment and recommendations for further works. Should the risk assessment identify the need for remediation, then details of the proposed remediation strategy shall be submitted in writing to and approved by the Local Planning Authority. The Site Specific Remediation Strategy (SSRS) shall include, as a minimum, but not limited to, details of the precise location of the remediation works and/or monitoring proposed, including earth movements, licensing and regulatory liaison, health, safety and environmental controls, and any validation requirements. REASON To ensure that potential risks from land contamination are adequately assessed and remediation works are adequately carried out, to safeguard the environment and to ensure that the development is suitable for the proposed use and in accordance with Policy 8 of the Core Strategy 2008.
10. No development within or adjacent to any area(s) subject to remediation works carried out pursuant to the Phase 3 Quantitative Risk Assessment and Site Specific Remediation Strategy condition shall be occupied until a full Validation Report for the purposes of human health protection has been submitted to and approved in writing by the Local Planning Authority. The report shall include details of the implementation of the remedial strategy and any contingency plan works approved pursuant to the Site Specific Remediation Strategy condition above. In the event that gas and/or vapour protection measures are specified by the remedial strategy, the report shall include written confirmation from a Building Control Regulator that all such measures have been implemented. REASON To ensure that remediation work is adequately validated and recorded, in the interest of safeguarding public health and in accordance with Policy 8 of the Core Strategy 2008.
11. No development shall commence (excluding demolition and site clearance works) until details of the materials to be used in the external elevations of the development have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details. REASON To ensure a satisfactory appearance of the development so as not to prejudice the visual amenity of the locality in accordance with Policy EN1 of The Adopted Local Plan for Slough 2004.
12. No development shall commence on site (excluding demolition and site clearance works) until details of the external materials to be used in the construction of the accesses, pathways and parking areas within the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details. REASON To ensure a satisfactory appearance of the development so as not to prejudice the visual amenity of the locality in accordance with Policy EN1 of The Local Adopted Plan for Slough 2004.
13. No development shall commence on site (excluding demolition and site clearance works) until details of the proposed boundary treatments including position, external appearance, height and materials have been submitted to and approved by the Local Planning Authority. The approved boundary treatments shall then be retained/constructed/installed prior to first occupation of the development and retained at all times thereafter. REASON In the interests of the visual amenity of the area and accordance with Saved Policies EN1 and EN3 of The Adopted Local Plan for Slough 2004.
14. It is the view of the Local Planning Authority that the proposed development does improve the economic, social and environmental conditions of the area for the reasons given in this notice and it is in accordance with the National Planning Policy Framework.
15. This notice (letter/acknowledgement etc.) DOES NOT convey any consent that you may require for Building Regulations. If you are unsure whether you need Building Regulations approval and before you start any work please contact Building Control Services independently on (01753) 875810 to check whether an application is required.
16. The applicant is advised of their requirement to comply with the Party Wall Act 1996, including the need to serve appropriate notices on neighbours before work commences.
17. The applicant is advised that before any access can be constructed on to the public highway an application must be approved by the Head of Transportation.
18. The Bird Hazard Management Plan (Condition 19) must ensure that flat/shallow pitched roofs be constructed to allow access to all areas by foot using permanent fixed access stairs ladders or similar. The owner/occupier must not allow gulls, to nest, roost or loaf on the building. Checks must be made weekly or sooner if bird activity dictates, during the breeding season. Outside of the breeding season gull activity must be monitored and the roof checked regularly to ensure that gulls do not utilise the roof. Any gulls found nesting, roosting or loafing must be dispersed by the owner/occupier when detected or when requested by Heathrow Airside Operations staff. In some instances, it may be necessary to contact Heathrow Airside Operations staff before bird dispersal takes place. The owner/occupier must remove any nests or eggs found on the roof. The breeding season for gulls typically runs from March to June. The owner/occupier must obtain the appropriate licences where applicable from Natural England before the removal of nests and eggs.
19. Due to the site being within 6km of Heathrow Airport the crane operator is required to submit all crane details such as maximum height, operating radius, name, and phone number of site manager along with installation and dismantling dates to the CAA Airspace Coordination and Obstacle Management Service (ACOMS) system. For notification, please follow the link via CAA website: Crane notification | Civil Aviation Authority (caa.co.uk) Once crane notification has been received from the CAA, Heathrow Works Approval Team will assess and issue the necessary crane permit. No cranes should operate on site until a crane permit has been issued. Specific CAA guidance for crane lighting/marking is given in CAP1096: Guidance to crane users on the crane notification process and obstacle lighting and marking (caa.co.uk)
20. Prior to development above slab level, a plan showing a comprehensive landscaping and tree planting scheme indicating trees and shrubs to be retained and/or removed and the type, density, position and planting heights of new trees and shrubs shall be submitted to and approved by the Local Planning Authority. The approved scheme shall thereafter be implemented before the building is first occupied, or during the first available planting season after occupation of the building and in the event of loss by death or other means, any such planting shall be replaced and maintained permanently thereafter. REASON In order to enhance and maintain the visual amenity of the completed development.
21. No development shall be carried out (including site clearance works and demolition) until protective fencing as shown on the Tree Protection Plan in Appendix 3 of the submitted Arboricultural Impact Assessment has first been installed in accordance with the Tree Protection Plan drawing. The fencing shall remain in place until completion of the works. Furthermore, ground protection shall be provided as indicated on the approved drawing and no plant, machinery or materials shall be stored within these areas. REASON To ensure the satisfactory retention of trees to be maintained as an amenity for the development.
22. No development shall commence (excluding demolition and site clearance works) until details of the proposed bin store (to include siting, design and external materials) have been submitted to and approved in writing by the Local Planning Authority. The approved stores shall be completed prior to first occupation of the development and retained at all times in the future for this purpose. REASON In the interests of visual amenity of the site in accordance with Policy EN1 of The Adopted Local Plan for Slough 2004.
23. The development shall not be brought into first use until the cycle storage has been provided in accordance with the approved drawings and shall be retained in perpetuity thereafter. REASON To ensure that there is adequate cycle parking available at the site in accordance with Policy T8 of The Local Plan for Slough 2004, and to meet the objectives of the Slough Integrated Transport Strategy.
24. No part of the development shall be first occupied until the new means of access has been sited and laid out in accordance with the approval plans and constructed in accordance with Slough Borough Council’s Design Guide. REASON In order to minimise danger, obstruction and inconvenience to users of the highway and of the development in accordance with Core Policy 7 of the Slough Local Development Framework Core Strategy Development Plan Document December 2008.
25. No part of the development shall be occupied until the redundant means of access has been removed and the footway reinstated and laid out in accordance with the approval plans and constructed in accordance with Slough Borough Council’s Design Guide. REASON In order to minimise danger, obstruction and inconvenience to users of the highway and of the development in accordance with the Slough Local Development Framework Core Strategy Development Plan Document December 2008.
26. Prior to first occupation of the development hereby approved, the car parking spaces shown on the approved plans shall be laid out and made available for use and the spaces shall be retained at all times for the parking of cars and for no other purpose. REASON To ensure adequate car parking to serve the development in accordance with Policy T2 of the adopted Local Plan for Slough 2004.
27. Development shall not commence (excluding demolition and site clearance works) until a Bird Hazard Management Plan has been submitted to and approved in writing by the Local Planning Authority. The submitted plan shall include details of: - Management of any flat/shallow pitched/green roofs on buildings within the site which may be attractive to nesting, roosting and “loafing” birds. The Bird Hazard Management Plan shall be implemented as approved and shall remain in force for the life of the buildings. Reason: It is necessary to manage the flat roofs and any nesting opportunities which could endanger the safe movement of aircraft and the operation of Heathrow Airport.
28. No solar panels shall be installed until a glint and glare assessment has been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure the development does not endanger the safe movement of aircraft or the operation of Heathrow Airport. The airport requires a glint and glare assessment to be completed to determine the full impact on Air Traffic Control Tower and pilots approaching the airport.
29. Prior to the first use of the development hereby approved, confirmation shall be submitted to demonstrate that the building has achieved the carbon performance set out in the Energy Statement. If this is not possible, the submission should set out what further measures will be incorporated into the design to achieve this and these details shall be approved by the local planning authority. REASON In the interest of sustainable development in accordance with Core Policy 8 of The Slough Local Development Framework, Core Strategy 2006 – 2026, Development Plan Document, December 2008, Policy EMP2 of the Adopted Local Plan for Slough 2004, and the requirements of the National Planning Policy Framework 2024.

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