Canal Court Brentford Office to 15 Flats in Flood Risk Zone

Key Points

• Canal Court, a vacant office building in Brentford, stands above the River Brent in a Flood Zone 3 area, considered high-risk for flooding.
• Hounslow Council validated plans on October 31 to convert part of the building into 15 flats, currently under consultation.
• The plans retain the building’s exterior, viewing the existing structure as making a “negative contribution” to the Grand Union Canal & Boston Manor Conservation Area.
• The proposed development includes 12 one-bedroom flats and 3 two-bedroom flats, potentially housing up to 22 residents.
• Parking provision includes 11 spaces, leaving 4 flats without parking, alongside cycle parking facilities.
• Developer Eastfield Investments Ltd claims the site is protected to a high standard by Thames tidal flood defences, with a 0.1% annual flood risk.
• Another developer has already received permission to convert part of Canal Court into 6 flats.
• The decision by Hounslow Council on the full conversion is pending, with no final date announced.

What is the development plan for Canal Court in Brentford?

Canal Court, a three-storey office building on the High Street in hounslow/brentford/">Brentford, West London, is set to undergo a significant transformation. As reported by MyLondon’s coverage on the project dated October 31, Hounslow Council has recently validated planning applications that seek to convert parts of the building into residential flats.

The current proposal involves converting Units 1 and 2 of Canal Court into 15 residential flats spread across all three floors. Of these, 12 would be one-bedroom units and 3 would be two-bedroom flats, designed to accommodate up to 22 residents in total. The flats vary in size, with the smallest providing 38.3 square metres, and the largest 72.5 square metres of internal living space.

The existing exterior of the building would remain unchanged, preserving its current look in line with the planning application, which stresses there will be no impact on the visual character of the area.

Why is Canal Court’s location significant, and what are the flood risk concerns?

The development site sits directly above the River Brent, placing it within Flood Zone 3. Flood Zone 3 is categorised as a high-risk area for flooding, posing potential challenges for residential use. According to planning documents cited in MyLondon, the developer, Eastfield Investments Ltd, insists that the site benefits from protection provided by Thames tidal flood defences. These defences are reportedly designed to mitigate flood risk to a level allowing only a 0.1% (one in 1000) annual probability of tidal flooding.

Despite this, concerns remain due to the inherent risk of developing residential homes in a flood-prone area. No detailed flood mitigation plans were publicly disclosed in the consultation documents beyond reassurances of existing defences.

How does the proposed development affect the local conservation area?

Canal Court is situated within the Grand Union Canal & Boston Manor Conservation Area, a zone recognised for its historical and architectural significance. The developer identifies the current building as a “modern office building that has been altered over time,” which they claim “makes a negative contribution” to the conservation area.

Since the conversion plan involves no external alterations to the property, the application states that the development would not adversely affect the conservation area’s character or appearance.

What are the community and transport considerations with this development?

As part of the plan, Canal Court would provide 11 parking spaces, meaning that four of the 15 flats would not have access to on-site parking. To encourage sustainable transport, the developer also proposes cycle parking facilities.

The building’s prominent location near local shops and restaurants on Brentford High Street was described as a key advantage in the consultation documents, underlining the area’s convenience and access to amenities.

Has any part of Canal Court been converted to residential use before?

Yes. As reported in MyLondon and corroborated by local planning notices, another developer has already been granted permission to convert part of Canal Court into six flats. This precedent indicates a shift from the building’s traditional commercial use towards residential purposes.

When will Hounslow Council decide on the development’s future?

The application remains under consultation with no scheduled date for the council’s final decision, according to MyLondon. Residents and interested parties have the opportunity to submit objections or support during this period.