Planning

Minutes HILLINGDON PLANNING COMMITTEE 11 June 2024 Meeting held at Committee Room 5 - Civic Centre Committee Members Present: Councillors Henry Higgins (Chair), Adam Bennett (Vice-Chair), Roy Chamdal, Philip Corthorne, Raju Sansarpuri, Gursharan Mand, and Jagjit Singh Officers Present: Ed Laughton (Area Planning Service Manager – Central and South) Chris Brady (Planning Team Leader), Michael Briginshaw (Deputy Team Leader) Eoin Concannon (Planning Team Leader), Alan Tilly (Transport, Planning and Development Team Manager), Jimmy Walsh (Legal Advisor), and Ryan Dell (Democratic Services Officer) 3. APOLOGIES FOR ABSENCE (Agenda Item 1) Apologies were received from Councillor Keith Burrows with Councillor Philip Corthorne substituting. Apologies were also received from Councillor Elizabeth Garelick with Councillor Raju Sansarpuri substituting. 4. DECLARATIONS OF INTEREST IN MATTERS COMING BEFORE THIS MEETING (Agenda Item 2) None. 5. TO RECEIVE THE MINUTES OF THE PREVIOUS MEETINGS DATED 8 MAY 2024 AND 9 MAY 2024 (Agenda Item 3) RESOLVED: That the minutes from the meeting on 08 May 2024 and 09 May 2024 be approved. 6. MATTERS THAT HAVE BEEN NOTIFIED IN ADVANCE OR URGENT (Agenda Item 4) None. 7. TO CONFIRM THAT THE ITEMS OF BUSINESS MARKED PART I WILL BE CONSIDERED IN PUBLIC AND THE ITEMS MARKED PART II WILL BE CONSIDERED IN PRIVATE (Agenda Item 5) It was confirmed that all items would be heard in Part I. 8. 279 SWAKELEYS ROAD, ICKENHAM 30255/APP/2023/417 (Agenda Item 6) Demolition of the existing house and the erecti on of a two -storey block of flats, with habitable rooms in the roof space, consisting of 5 proposed flats (4 x two - bed and 1 x 3-bed units) and associated parking. Item 6 was taken after item 7. Officers introduced the application. The application had been submitted in response to a previous refusal for a similar development which comprised of a larger scale building and six flats. This application was refused on the grounds that the impact upon the charac ter and appearance of the street scene was unacc eptable; the over -dominance of hard surfacing and lack of soft landscaping; lack of usable amenity space which led to a poor standard of living accommodation; lack of evidence to demonstrate compliance with the highest accessible standards; and also the im pact that development would have on the visual amenities of the neighbouring property number 277. The refusal of this application was also subject to an appeal, which was subsequently dismissed by the inspect or. The current application reduced the scale an d bulk, which subsequently reduced the number of units proposed from an initial seven to five. The distance between the elevation facing Warren Road and the boundary had been increased from 2.5 to 3.5 metres. The proposed dwelling had been reorientated to have the principal elevation facing Swakeleys Road. The applicant and agent addressed the Committee and made the following points:  The agent thanked the Committee for the opportunity to address them  The desi gn had been developed with lengthy negotiations with the Planning Department to fine tune the design and to overcome the previous reasons for refusal  The agent commended the planning officer on their report  The applicant had lived in the house for over 20 years  The reason for redevelopment was that the applicant lived alone and the house had fallen slightly into disrepair due to high costs and bills  The agent highlighted page 31 of the report which noted that the Local Plan advised that the conversion of si ngle dwellings into more dwellings, or the redevelopment of dwellings into new blocks of flats to enable more efficient use of the site to be achieved was very pertinent. This was because there was a large house occupied by a single person  The applicant also commended the planning officer for their report  The applicant had no issues with petitions in objection and again commended the officers for answering each of the questions that had been posed by the petitioners Officers clarified that there was a landscaping condition proposed. Members asked about the existing street scene and the 10% rule. Officers noted that the scale of other nearby flatted developments were greater than that of the current application. The current application for was a corner plot. Furthermore, there was a 10% threshold placed within the policy. The pretext of the policy advised that the conversion of single dwelling homes into more dwellings, or the redevelopment of dwellings into blocks of flats can enable more effective use of the sites. Members noted that the application hi story had reduced the size from nine to five flats, and commended officers on their discussions with the applicant. Members queried the allocated parking, and whether it was allocated to the flats. Officers noted that there was not a parking allocation p lan condition but this could be added. Access to the site would be secured by a landscaping condition. Double yellow lines had been provided to protect the corners so that vehicles do not park on the junctio n. This formed part of the Ickenham Parking Mana gement Scheme IC3 where parking was restricted between 10:00-11:00 and 15:00-16:00. Construction hours would be secured by a construction management plan, which would be reviewed once submitted. The number and type of trees planted would be included wit hin the landscaping condition. Members asked that if the development were approved but subsequently not constructed, how this would affect the 10% rule. When considering new applications, officers did not j ust look at those that had been approved and bui lt. Officers undertook a history search of all applications which benefited from planning permission and had not expired. If the current application were approved and a similar application submitted tomorrow, the determination of that application would tak e into consideration this approval. If the current application were approved but not built, it would not make up part of the 10% rule. Members asked if there was any requirement for additional hard surfacing to be permeable. Condition 13 required surface water management details but officers would look for control of water and permeable surfacing of hardstanding. Officers clarified on the landscaping condition for boundary treatment that this would be required to be of a certain size and that if gates wer e installed, that vehicles would be off-road while the gates were open so as to avoid blocking traffic. Officer’s recommendations were moved, seconded and when put to a vote, unanimously approved. RESOLVED: That the application be approved. 9. 15 KEWFERRY ROAD, NORTHWOOD 26090/APP/2024/813 (Agenda Item 7) Erection of first floor rear extension. Item 7 was taken before item 6. Officers noted that the site was not within a conservation area and was not listed. In general, officers were satisfied that the design was in keeping with the character and appearance of the existing building, the straight scene and the wider character in terms of amenity. There would be no loss of daylight/ sunlight. A further site inspection had been carr ied out this afternoon to examine the outlook of the neighbouring propert ies and officers were satisfied that the outlook would be retained to the garden area. The application was recommended for approval. The petitioner addressed the Committee and made the following points:  The petitioner lived next door to the application site  The officer’s report stated that the proposal would have an acceptable impact on neighbouring residential amenity. This was not the case and the proposal would have a considerable adverse impact for the petitioner’s property and way of life, being both intrusive and causing severe lack of light  The petitioner had lived here for nearly 34 years  The petitioner’s conservatory had a glass roof through which they can see the sky and tr ees. The proposed extension was due south of this conservatory and would block a lot of light  Policy DMHB 11 of the Local Plan stated it seeks to ensure that development proposals do not adversely impact on the amenity daylight and sunlight of adjacent properties  The view from the conservatory had already been spoiled by construction  During spring and autumn, the petitioner’s house benefitted from bright sunshine in the kitchen. The proposed extension would remove this uplifting experience. It would remove considerable daylight from the kitchen, and the petitioner would have to use electric light. This was not good for global warming, and not in accordance with the policy  The Human Rights Act stated that public officials should only do things that restrict one's right to private and family life when they need to  There had been nu merous previous applications on this site which were not carried out to plan and had Planning Enforcement involvement. Construction over four years took little notice of their conditions such as working hours  The building of the extension resulted in extensive damage to the side of the petitioner’s rear outbuilding which needed wall strengthening; the roof copings being replaced; and drainage installed. The petitioner’s insurance compa ny was still trying to resolve excessive damp inside the outbuilding and had had no response from the applicant  There were errors in the officer’s report which included referring to the wrong house number; the wrong street; the fact that number 15 was the two-storey house when it had a third story; two driveways when there was only one; and wrongly describing an outhouse as the lean-to  Policy DMHB 1 of the Local Plan stated that alterations and extensions to buildings would be required to ensure that a sati sfactory relationship with the adjacent dwellings was achieved. Until the re was no unacceptable loss of outlook to neighbouring occupiers, this policy was not adhered to Members asked about daylight and sunlight. Officers suggested there were no considerable issues, but this was contrary to what the petitioner had said. The segregation distance between properties allowed light to continue to pass between the application site and the neighbouring property. The two kitchen windows on the flank wall would still receive sufficient daylight, even though they were not directly facing the extension. The existing two -storey flank wall and fencing already compromised the window’s light. The neighbouring property had a window and door leading to a conservatory with a glazed roof and window, ensuring sufficient light. The Committee acknowledged the petitioner’s concerns and discussed the need for a formal daylight and sunlight review. Members suggested that this may warrant further investigation. Officers had visited the site and believed the impact to be acceptable. Members asked on w hat occasions would an independent daylight/ sunlight review would be sought. Offices confirmed that this would be for all major applications. For residential schemes, officer opinion was sufficient. Officers had visited the site and deemed it acceptable. It was noted that the Committee could request a formal daylight/ sunlight review. Members referred to one of the petitioner’s images and noted that the application would block out light. Members raised the possibility of a site visit. This was seconded. It was further noted that a site visit should not be in lieu of an independent daylight/ sunlight report. A proposal to defer pending a site visit and an independent daylight/ sunlig ht report was moved, seconded and when put to a vote, approved. RESOLVED: That the application be deferred. 10. TESCO, GLENCOE ROAD, HAYES 36999/APP/2023/3455 (Agenda Item 8) Variation of condition 3 (re. deliveries) of planning permiss ion ref. 36999/T/93/0878 (allowed at appeal under ref. 94/236865) and dated 10 May 1995 for the removal of condition 12 (re. opening hours) of planning permission ref. 36999E/89/1214 and dated 1 May 1990 for the erection of a District Shopping Centre incor porating a retail store of 6228sqm gross floorspace with 725 car parking spaces, 12 small shop units with residential accommodation over, a covered mall, a doctor's surgery, a public house, a re staurant, changing facilities, a meeting hall, public convenie nce, a petrol filling station, a children's play area, an associated car parking area, a service yard and landscaping on land at Willow Tree Lane/Glencoe Road/Jolly's Lane, Hayes. The application proposed to amend the condition wording to allow for one de livery to take place between the hours of 09:00 and 10:00 on a Sunday, which the current wording of the condition prohibited. The applicant was proposing to deliver to the front of the store pr ior to the store opening and delivering to the front of the st ore would make it quicker to unload perishable goods. This would also reduce the potential noise impacts upon neighbouring residents. The proposal for one delivery between 09:00 and 10:00 on a Sunday was not considered to result in a significant increase in noise, given that this was one delivery and it was set in a location which was at least 34 metres from a neighbouring property. Unlike the existing service and delivery yard there would be a negligible impact upon air quality and the highways network. The application was recommended for approval. The lead petitioner addressed the Committee and made the following points:  The petitioner lived on Telford Way  There was a longstanding issue with pollution, noise and diesel fumes coming into the garden  There had been a previous application in 2018 which was refused  Tesco were currently allowing people into the store at 09:00 before the tills opened at 10:00. Therefore, there could be cars in the car park when the lorry attempted to deliver  The lorries were noisy and cannot reverse so they would have to drive nearer to the flats in order to exit the car park  The petitioner could not use their garden whilst deliveries took place  The petitioner stated that they had evidence of Tesco making a delivery on a Sunday and on a Bank Holiday, and this had been submitted to officers  Permission for one delivery would lead to more deliveries  As this application sought to deliver to the front of the store, the petit ioner questioned how a delivery vehicle would manoeuvre around the mini roundabout  The petitioner had emailed the manager of Tesco on numerous occasions  Some local residents had moved away from the area as a result of this  The local MP , John McDonnell, had been engaged on this issue Members asked the petitioner if T esco had engaged with residents over this proposal. The petitioner confirmed that they had initiated some engagement along with John McDonnell MP. Members asked if the petitioner had contacted their local Ward Councillors and suggested they do so if they had already. Members asked if the petitioner had moved to the area before the Tesco store was built. The petitioner moved in after the store was built but the store had subsequently expanded. However, the loading bay was the same size. The agent attended and addressed the Committee, making the following points:  The agent thanked the Committee for the opportunity to address them  The proposal sought permission for a single delivery to take place between 09:00 and 10:00 on Sunday mornings  The application sou ght to amend an existing planning condition which currently prohibited deliveries on Sundays  The existing delivery arrangements meant that it was not possible for Tesco to adequately stock the store with fresh produce for Sunday trading, which was one of t he busiest days of the week with the store open between 10:00 and 16:00  This meant that produce available to customers on Sundays and early Monday mornings were picked from the last Saturday delivery  This impacted on Tesco's ability to provide a full range of fresh goods to local residents. This also had implications for staffing and on the store’s performance  The principal planning consideration for this application related to the potential impact of the proposals on residential amenity. Tesco were aware o f local residents’ concerns and the sensitivities relating to the potential noise impact of service vehicles accessing the service yard via the access road to the rear of the properties on Telford Way  This was also a key consideration of the previously refused application  To ensure that there was no impact on the properties in Telford Way arising from delivery vehicle movements, Tesco proposed to bring a single delivery to the front door, which was well away from those noise sensitive properties  The delivery would take place before Sunday opening, meaning that there would be no conflict with customer vehicles  Tesco were confident, and had tracked, that the delivery vehicle can enter the site pas t the roundabout, undertake a turning manoeuvre outside the ex isting retail units beyond the store and come back around and park before unloading into the front door  A noise assessment accompanied the application and assessed the real -world effects of a delivery at 09:00 on a Sunday  The delivery would take about half an hour to be offloaded, and the proposals would not result in any significant negative impact on residential amenity, especially on the flats above. This position was accepted by the Council's Environmental Health Officer Members asked and the agent con firmed that the reason they were proposing to have the delivery to the front of the store and not to the loading bay was to mitigate noise problems to local residents of the service road. The agent further noted that a previous application for Sunday deli veries had been refused and that decision was upheld at appeal by the Planning Inspectorate. Therefore, Tesco had sought an alternative. Members asked about contingencies, suggesting that a one -hour slot was a short time frame for a delivery vehicle to arrive, park, unload and exit. There would be a strict restriction on the permission that set out that the delivery can only take place between 09:00 and 10:00. If it arrived after that period, it would not be able to deliver. The Local Authority would be w ithin its rights to undertake enforcement action against Tesco. Members asked what interactions had taken place with residents. The agent had not directly interacted with residents. The agent confirmed that this application was for the purpose of ensuring a full range of goods as part of business needs. Membrs highlighted the common practise no Sundays of stores allowing customers in prior to the tills opening, and asked if that took place here. The agent said they were not aware of this happening here . The procedure was that customers should not be in the store until 10:00 but could feed this back to Tesco. On the delivery vehicle, officers noted that the application form only stated that i t was a Heavy Goods Vehicle (HGV) and so it could be assumed t hat this would be a 16.5 meter articulated lorry. The first roundabout had a generous carriageway width and was also used by vehicles arriving at the petrol station and buses. The second roundabout was the mini roundabout, and mini roundabouts were designe d as such that they can be overridden. The vehicle would enter a largely empty car park because of the time in the morning. It was not foreseen that there would be any conflicts between vehicles that would raise undue concerns to the Highway Authority. There was a history of appeals on this site. Unsuccessful appeals did also form part of the planning history. There was a store opening hours application submitted, which was refused and overturned at appeal. That particular application sought to vary Condition 1 which was the hours of opening. It was noted that the Committee needed to be mindful that any additional condition to prevent customers entering the store before 10:00 may conflict with Condition 1 which was subject to appeal. It was noted that any practise of customers entering the store prior to 10:00 would be in breach of the opening hours. The current application was for one single delivery in a different location to the previous application, which was upheld at appeal. It was also 34 metres awa y from the nearest residence (which was further away than the service yard was from the residence to the east). The application was for one delivery between the hours of 09:00 and 10:00, so significantly different to the previous application which was subm itted, refused and upheld at appeal. It was clarified that only newspapers were currently delivered on a Sunday. Members noted the possibility of conditions around the size of the delivery vehicle and entry times for customers to the store. These would be contained within a management plan/ delivery plan. Members suggested there would be difficulties in this proposal working. With Sunday trading laws, there was limited time to go to stores an d so people would get there early as the store would be busy. Members further suggested that those who may need to get there earlier than others would be those who may need to use the disabled parking bays, which was where it was proposed that the delivery vehicle would park. In addition, Members suggested that it w ould be difficult for a delivery vehicle to arrive, park, unload and depart within an hour. The Chair noted that it was possible to unload a delivery vehicle within 30 minutes. The Legal Officer confirmed that planning consent could not be withdrawn if th ere were breaches, though enforcement action could be taken. The Legal Officer further noted that if Tesco did not comply with the conditions, there could be a Breach of Condition Notice issued, which was not appealable. This could only be overturned by a judicial review. A continued breach would be a criminal offence. Members noted that although there was over 30 meters distance to the nearest residences, this was open space and so the noise would travel. It was noted that a condition on time could only be implemented if this were an application for temporary planning consent. Members noted the likelihood of this application going to appeal if it were refused. This could lead to the loss of existing conditions. Members highlighted the potential danger of the delivery vehicle being in the car park at the same time as vulnerable adults and children and suggested a condition on portioning off the car park to separate the delivery vehicle from customer vehicles. Officers noted their support for a conditi on requiring a servicing and delivery plan. This plan would not be signed off until officers were satisfied that potentially dangerous scenarios would not arise. Members noted that the opening hours were for the store and not the car park. Officers clarified that there was a condition in place relating to opening times. Adding a condition which prevented people entering the store would conflict with this condition. This meant that it would be necessary to vary the condition which was outside the scope of the current application. Members asked if it were possible to add a condition for the gates of the car park to not be opened until the delivery vehicle arrived. It was noted that this would be a matter of land ownership which was outside the scope of this application. It was re -iterated that any approval would be subject to conditions such as the submission of a delivery plan. If the delivery plan were deemed unacceptable, permission for the application would not be granted. The condition would be constructed in consultation with the Chair. Officer’s recommendations, subject to the additional condition of a service delivery/ management plan, were moved, seconded and, when put to a vote, agreed. RESOLVED: That the application be approved 11. FORMER SIPSON GARDEN, WEST DRAYTON 67666/APP/2023/3721 (Agenda Item 9) The development of a Centre of Excellence for servicing and repair of Airside Support Vehicles (Use Class B2), consisting of a service building with 7no. service bays and 1no. storage bay, an ancillary two storey office building, with associated hardstanding, parking, a wash bay, plant, solar PVs, landscaping and drainage. The current application sought permission for a centre of excellence for the servicing and repair of electric airside support vehicles falling under use class B2. Officers highlighted the addendum which amended references to starting hours of operation from 07:30 to 07:00. Members asked if it would be possible to condition that only electric vehicles be serviced at the site, and if it was possible to condition the route taken to Heathrow. Officers further referred to the apprentice scheme and no Sunday opening. Officers noted that routing would form part of the operational management plan. This was listed under Condition 28 and would direct vehicle movements to the north. There was also Condition 17 which would restrict access to the site. On a condition on electric vehicles, officers noted that conditions needed a demonstrable harm to mitigate against. The scheme had been reviewed from an air quality perspective, and there was an air quality contribution that had been agreed. Head of Term 5 was the employment strategy which would encompass an apprentice scheme. The landscape scheme condition did secure th e provision of both active and passive electric vehicle charging provision. It was noted that four alternative sites had been identified in the appendix to the applicants’ planning statement. None of those sites were deemed to be adequate in terms of oper ation or location. This had been scrutinised by officers, planning policy and the GLA. Officer’s recommendations were moved, seconded and when put to a vote, agree. RESOLVED: That the application be approved The meeting, which commenced at 7.00 pm, closed at 9.05 pm. These are the minutes of the above meeting. For more information on any of the resolutions pleas e contact Ryan Dell on democratic@hillingdon.gov.uk. Circulation of these minutes is to Councillors, Officers, the Press and Members of the Public.

Planning Committee Report Part 1: Standard Information for Members - Applicable to All Applications on the Agenda 2 Planning Committee Part 1: Members, Public & Press Contents Section Ref. Content Page 1. Statutory Planning and Human Rights Considerations 1.1 Development Plan 3 1.2 Equality Act 3 1.3 Human Rights 4 1.4 Development in Conservation Areas 4 1.5 Development Affecting Listed Buildings 5 2. Other Relevant Information for Members 2.1 Five Year Housing Land Supply 5 2.2 Planning Appeals / Risk of Costs Award Against the Council 5 2.3 Use of Planning Conditions 6 2.4 Planning Obligations 6 2.5 Community Infrastructure Levy (CIL) 7 2.6 Environmental Impact Assessment 8 3 Planning Committee Part 1: Members, Public & Press Part 1: Statutory Planning and Human Rights Considerations 1.1 Development Plan 1.1.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and section 70(2) of the Town and Country Planning Act 1990, require that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise. 1.1.2 The development plan for the London Borough of Hillingdon consists of the following documents: • Hillingdon Local Plan Part 1: Strategic Policies (2012) • Hillingdon Local Plan Part 2: Development Management Policies (2020) • Hillingdon Local Plan Part 2: Site Allocations and Designations (2020) • The West London Waste Plan (2015) • The London Plan (2021) 1.2 Equality Act 1.2.1 Section 149 of the Equalities Act 2010, requires the Council, in considering planning applications to have due regard to the need to eliminate discrimination, advance equality of opportunities and foster good relations between people who have different protected characteristics. The protected characteristics are age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex and sexual orientation. 1.2.2 The requirement to have due regard to the above goals means that Members should consider whether persons with protected characteristics would be affected by a proposal when compared to persons who do not share that protected characteristic. Where equalities issues arise, Members should weigh up the equalities impact of the proposals against the other material considerations relating to the planning application. Equalities impacts are not necessarily decisive, but the objective of advancing equalities must be considered in weighing up the merits of an application. The weight to be given to any equalities issues is a matter for the decision maker to determine in all the circumstances. 4 Planning Committee Part 1: Members, Public & Press 1.3 Human Rights 1.3.1 The Human Rights Act 1998 incorporates the key articles of the European Convention on Human Rights into domestic law. These include: • Article 8: Right to respect for private and family life. Everyone has the right to respect for his private and family life, his home and his correspondence. This right embodies the right to a name, the right to change one’s civil status and to acquire a new identity, and protection against telephone tapping, collection of private information by a State’s security services and publications infringing privacy. This right also enables Members of a national minority to have a traditional lifestyle. • Article 1 of the First Protocol: Protection of property. Every natural or legal person is entitled to the peaceful enjoyment of his possessions. No one shall be deprived of his possessions except in the public interest and subject to the conditions provided for by law and by the general principles of international law. • Article 14: Prohibition of discrimination. The enjoyment of the rights and freedoms set forth in this Convention shall be secured without discrimination on any ground such as sex, race, colour, language, religion, political or other opinion, national or social origin, association with a national minority, property, birth, or other status. 1.3.2 Members must be aware of the rights contained in the Convention (particularly those set out above) when making any planning decisions. However, most Convention rights are not absolute and set out circumstances when an interference with a person's rights is permitted. Any interference with any of the rights contained in the Convention must be sanctioned by law and be aimed at pursuing a legitimate aim and must go no further than is necessary and be proportionate. Members must, therefore, carefully consider the balance to be struck between individual rights and the wider public interest. 1.4 Development in Conservation Areas 1.4.1 Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires the local planning authority, in determining applications affecting conservation areas, to pay special attention to the desirability of preserving or enhancing the character or appearance of that area. This statutory duty needs to be considered alongside relevant heritage policies contained in the National Planning Policy Framework and local plan. 5 Planning Committee Part 1: Members, Public & Press 1.5 Development Affecting Listed Buildings 1.5.1 Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires the local planning authority, in determining applications affecting a listed building or its setting, to “have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”. This statutory duty needs to be considered alongside relevant heritage policies contained in the National Planning Policy Framework and local plan. Part 1: Other Relevant Information for Members 2.1 Five Year Housing Land Supply 2.1.1 Land supply is a key part of planning and links plan policies and sites with actual delivery. The need to demonstrate a 5yr rolling supply of sites, known as 5yr housing land supply (5YHLS), is an embedded part of the planning system. 2.1.2 When councils are unable to demonstrate a 5YHLS the National Planning Policy Framework 2023 (NPPF) presumption in favour of sustainable development - the so-called ‘tilted balance’ - is engaged. NPPF paragraph 11 (d) ii states that in these circumstances the development plan policies most important for determining the application are to be treated as out-of-date. Therefore, where the presumption applies, planning permission should be granted unless: 1. The application of policies in the NPPF that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or 2. Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole. 2.1.3 Hillingdon Council is currently able to demonstrate a 5yr supply of deliverable housing sites. Therefore, the ‘tilted balance’ is not engaged. 2.2 Planning Appeals / Risk of Costs Award Against the Council 2.2.1 Members should be aware that in the event of an appeal, local planning authorities are at risk of an award of costs if they behave unreasonably with respect to the substance of the matter under appeal. For example, by 6 Planning Committee Part 1: Members, Public & Press unreasonably refusing or failing to determine planning applications, or by unreasonably defending appeals. 2.2.2 A further example includes imposing a condition that is not necessary, relevant to planning and to the development, enforceable, nor precise or reasonable in all other respects (and thus does not comply with NPPF guidance on planning conditions and obligations). It should be noted that planning conditions can be appealed. 2.23 Another example includes failing to substantiate each reason for refusal on appeal. Therefore, should members determine to refuse an application (contrary to officer recommendation for approval) planning reasons for refusal should be provided. 2.3 Use of Planning Conditions 2.3.1 Members may decide to grant planning consent subject to conditions. Planning consent should not be refused where planning conditions can overcome a reason for refusal. 2.3.2 Planning conditions should only be imposed where members are satisfied that imposing the conditions are necessary, relevant to planning, relevant to the development to be permitted, enforceable, precise and reasonable in all other respects. Where conditions are imposed, the Council is required to provide full reasons for imposing those conditions. 2.4 Planning Obligations 2.4.1 Policy DMCI 7 of the Hillingdon Local Plan: Part 2 (2020) states that whilst infrastructure requirements will be predominantly addressed through the Council's Community Infrastructure Levy (CIL), planning obligations will be sought on a scheme-by-scheme basis. Applications that fail to secure an appropriate Planning Obligation to make the proposal acceptable will be refused. 2.4.2 The Community Infrastructure Levy Regulation 2010 (Regulations issued Pursuant to the 2008 Act) and the NPPF have put three tests on the use of planning obligations into law. It is unlawful to request planning obligations that do not meet the following tests: i. necessary to make the development acceptable in planning terms, ii. directly related to the development, and iii. fairly and reasonable related in scale and kind to the development. 2.4.3 The effect of the Regulations is that the Council must apply the tests much more strictly and is only to ask for planning obligations that are genuinely 7 Planning Committee Part 1: Members, Public & Press necessary and directly related to a development. Should planning obligations be requested that do not meet the policy tests, the Council would have acted unlawfully and could be subject to a High Court challenge. 2.4.4 Members must be satisfied that any planning obligations to be secured by way of an agreement or undertaking pursuant to Section 106 of the Town and Country Planning Act 1990 are necessary to make the development acceptable in planning terms. The obligations must be directly related to the development and fairly and reasonably related to the scale and kind to the development (Regulation 122 of Community Infrastructure Levy 2010). 2.5 Community Infrastructure Levy (CIL) 2.5.1 The Community Infrastructure Levy (CIL) allows local authorities to raise funds from developers undertaking new building projects in their area. The Community Infrastructure Levy (CIL) is a charge collected from new developments. 2.5.2 The CIL applies to all proposals that add 100 square metres of new floorspace or an extra dwelling. This includes bringing a vacant building back into use. The amount to pay is the increase in floorspace (m2) multiplied by the rate in the CIL charging schedule plus indexation. 2.5.3 The money raised from the Community Infrastructure Levy pays for the infrastructure required to support development. This includes transport schemes, flood defences, schools, health and social care facilities, parks, open spaces and leisure centres. 2.5.4 The London Borough of Hillingdon adopted its CIL Charging Schedule on 10 July 2014 and it is applied to new developments in the borough since 1 August 2014. The use types that are charged borough CIL is large format retail development (greater than 1,000sqm) outside of designated town centres; offices; hotels; residential dwellinghouses; and industrial storage and distribution. 2.5.5 The Mayor’s CIL (MCIL) The Mayor's CIL applies to all qualifying developments approved on or after 1 April 2012. Hillingdon Council is a CIL collecting authority for the Mayor of London. 2.5.6 The Mayoral CIL 1 (MCIL 1) rate was £35 per sqm plus indexation and is used by the Mayor of London to fund the delivery of Crossrail. 2.5.7 For planning permissions granted from 1 April 2019, the Mayoral CIL 2 (MCIL 2) rate of £60 per square metre plus indexation applies. This rate may also apply to some phased planning permissions granted before then. 8 Planning Committee Part 1: Members, Public & Press 2.6 Environmental Impact Assessment 2.6.1 The Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (as amended) requires that an Environmental Impact Assessment (EIA) is undertaken, and an Environmental Statement (ES) produced for certain developments. 2.6.2 EIA is a procedure which serves to provide information about the likely significant effects of a proposed project to inform the decision-making process and whether the project should be allowed to proceed, and if so on what terms. 2.6.3 An overview of the EIA process is provided as part of government’s Planning Practice Guidance. An EIA is normally only necessary for a small proportion of projects. 2.6.4 An EIA Screening Opinion can be obtained from the council to determine whether a proposed development needs an EIA. Once it has been determined that an EIA is required, an EIA Scoping Opinion can be obtained from the Local Planning Authority to provide advice on the scope and content of the Environmental Statement (ES).

Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Part 2 – Application Report Case Officer: Pedro Rizo 14805/APP/2024/956 Date Application Valid: 24.04.2024 Statutory / Agreed Determination Deadline: 23.07.2024 Application Type: Full Ward: Uxbridge Applicant: London Borough of Hillingdon Site Address: Civic Centre, High Street, Uxbridge UB8 1UW Proposal: Change of use of Middlesex Suite and Registrar’s Office (Part Level 1 and Level 2) within the Civic Centre Complex from Class E (g) (i) / sui generis to Class F1 to accommodate a new public library and museum , involving minor internal and external alterations and associated works. Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 6 of the Planning Scheme of Delegation (the Council is the Applicant) Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. 1 Executive Summary 1.1 This planning application seeks to change the use of part of the Middlesex Suite and the Registrar’s Office from Class E (g) (i) and sui generis use class to a public library and museum (Use Class F1). It is understood that the applicant seeks to relocate the existing public library from its current location at the Uxbridge High Street to the civic complex . In this respect, this application has been appropriately assessed on its own planning merits . The development includes the relocation of the Registrar’s Office from the second floor to the first floor within the Civic Centre. In addition, the proposal includes refurbishment works to the main reception area and alterations to the covered walkway between the Corporate Entrance and the Middlesex Suite. The alterations to the covered walkway and proposed signage are also assessed under the associated application for listed building consent, which is also presented to the planning committee (Ref. 14805/APP/2024/1410). 1.2 The main issues which shall be addressed within this committee report relate to the principle of the development, the impact on heritage assets/ effect on t he significance of the Grade II Listed Building, the quality of the proposed F1 floorspace (non-residential institution), the impact on amenity, the implications on transport and highways (including accessibility, provision of car parking, cycle parking, delivery/servicing requirements and waste management), environmental considerations (particularly noise, flooding and contamination) , sustainable design and security measures (such as crime prevention and fire safety). 1.3 It is recommended that planning permission is granted subject to conditions, by reason that the key material planning considerations are acceptable and consistent with local and regional policies, listed in Appendix 3 of this committee report. In addition, all considerations raised within the responses to the public consultation have been addressed and conditions are recommended, which ensure that any adverse impact of the proposal is mitigated against. 1.4 The proposed change of use would re-provide floorspace for social infrastructure within the Uxbridge Town Centre and would be compatible with the civic character of the application site. In addition, the quality of the proposed F1 floorspace is acceptable, considering that it would accommodate a range of services, such as public spaces/museum, learning centres, study areas and a children’s library in a safe and accessible environment. Furthermore, t he proposal includes the operation of a mobile library at first floor , to ensure that residents with no capacity to visit the public library retain access to library services. Servicing arrangements for the mobile library would be positioned at the east side of the site. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 1.5 Seven car parking bays are proposed, which would be allocated for blue badge holders. Three of these bays would be located on level 2 and allocated to library users, and the other four bays would be located on level 1 and allocated to users of the Registrar’s Office. Both these blue badge parking locations are in proximity to the main entrances of these services with step-free access routes. Step-free access would also be provided to both the first and second floor levels via an internal lift, within the building itself. 1.6 In terms of the proposed internal works, the proposed layout and removal of existing partitions would re-instate the original plan form of the Middlesex Suite as a public library. The works would therefore enhance the character and significance of the Grade II Listed Building, as it would ultimately upgrade the internal condition of this section of the building and restore its original layout , features, and function. The proposed changes to the internal layout of the Registrar’s Office are also supported, by virtue that these would enhance circulation areas to access public community spaces, such as a public space/museum, a learning centre and study areas. The proposed works to install glazed panels to fully enclose the covered walkways are also acceptable, as assessed under associated application for listed building consent (Ref. 14805/APP/2024/1410). 1.7 This committee report seeks to provide a comprehensive assessment of the planning application and supporting documentation. All material planning considerations have been considered, including responses to public and internal consultation. On balance, Officers are satisfied that the proposed change of use would deliver benefits to the application site in a way that the quality of existing library services within the catchment of the Uxbridge Town Centre would be retained and enhanced. As such, it is recommended that planning permission is granted subject to conditions and informatives, which are set out in Appendix 1 of this committee report. 2 The Site and Locality 2.1 The application site comprises the Middlesex Suite and the Regist rar’s Office, which are positioned at first and second floor levels within the southeast side of the Civic Centre on the High Street, Uxbridge. The building is Grade II Listed and is located between the High Street to the north and a curving dual -carriageway along Hillingdon Road, towards the east ern and south ern sides. The site is therefore mainly surrounded by publicly accessible land and contains parking at lower ground floor, which is accessed via the High Street. The parking bays are subject to control points which are equipped with a lift-up barrier. 2.2 The Middlesex Suite and Registrar’s Office are positioned at the southeast side of the host building and sit within an irregular plot of land that comprises the civic complex. Th e building fronts the civic square and opens onto Uxbridge High Street and therefore is perceived as a focal visual element within the immediate context of the site . This is by virtue of its sense of formality, particularly when observed from public vantage points at the northwest side of the site, along the Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Uxbridge High Street. The square also provides access to different sections of the civic complex, such as the council chamber, civic suite, and council offices. 2.3 Although the building is not located within a conservation area, the Old Uxbridge/Windsor Street Conservation Area lies towards the northern side of the site. Notwithstanding its position outside the conservation area, the building is Grade II Listed (the Grade II Listing is only external). This heritage listing is due to its architectural and historic interest, as it’s one of the first major works by a Modernist architect that is conceived as an example that re-interprets ‘Arts and Crafts’ through detail and by breaking down mass ing into smaller spaces and forms, creating a distinct form of civic architecture. 2.4 The Middlesex Suite within the building complex was mainly used for civic purposes and its open -plan layout was originally designed for a library, as documented by the library’s archives. However, the interior of the building has been altered several times with non-structural partitions, including the blocking- up of walls and original openings. Whilst the site is currently vacant, the space was used for civic purposes, including a cellular office under Class E (g) (i) at first floor and as a rentable cateri ng space with associated function space at second floor level (sui generis) . Additionally, the Regist rar’s Office operates under sui generis use class, as part of the mixed uses within the civic complex. 2.5 The site is also located within the Uxbridge Town Centre and has direct access across the civic square onto Uxbridge High Street, which is pedestrianised along the parade of shops towards the west side , with a bus gate that flows towards the south along Vine Street. The site has a Public Transport Accessibility Level (PTAL) score of 4 to 5, which is considered ‘moderate to good’, as it’s located at approximately 450 metres from Uxbridge Station. 2.6 The civic centre has no trees protected by Tree Preservation Orders (TPO) and falls within Flood Zone 1, having a low annual risk of flooding (less than 1 in 1000). Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Figure 1: Location Plan (Middlesex Suite & Register’s Office edged red) Figure 2: Image of the Corporate Entrance and Public Square 3 Proposal 3.1 This planning application seeks to change the use of part of the Middlesex Suite and the Registrar’s Office at first and second floor levels from Class E (g) (i) and sui generis to a public library and museum (Use Class F1). The current Registrar’s Office would be moved from the second floor onto the first floor within the same building. 3.2 The proposed library space and museum would be located at second floor and would connect to a refurbished corporate entrance and reception area through an enclosed link. This link would be created by installing glazing to part of the covered walkway between the main corporate entrance and the Middlesex Suite. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press New signage is also proposed. These works are principally assessed under the associated application for listed building consent, which is also being presented to the planning committee (ref. 14805/APP/2024/1410). 3.3 The changes to the internal layout seek to reinstate the original openings that have been blocked-up, to form internal spaces with greater visibility across the floor levels. The second floor would also be refurbished to accommodate a n upgraded reception area that would link council services and the proposed public library, by providing enhanced community spaces at second floor, such as new meeting rooms and clearer circulation spaces (see Figure 3 below). In addition, step free access and a staff entrance to the proposed mobile library would be provided at first floor, which would be serviced from the east side of the building (see Figure 4 below). Figure 3: Proposed Second Floor - Entrance Refurbished (please note – larger version of plans can be found in the Committee Plan Pack) Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Figure 4: Proposed First Floor Plan – Registrar’s Office & Mobile Library (please note- larger vision of plans can be found in the Committee Plan Pack). 3.4 The original central high ceilings within the proposed library space would be re- instated by the removal of the low -level suspended ceilings and the reinstatement of high -level windows. Moreover, the original high -level Crittal windows that have been blocked would be re -opened to restore the original character and significance of the Grade II Listed Building. These internal works are currently on-going (see Figure 5 below). Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Figure 5: Middlesex Suite – Internal w orks for re -instating high -level windows and restoring central high ceilings. 3.5 The proposed layout for the library at second floor includes a central space for seating, with books and shelves ( see Figure 6 below). The central area would be served by step-free access to ancillary spaces, including a children’s library, a learning centre, study booths, computer areas, information points and an exhibition/museum space. The main entrance would be located at second floor via the covered walkway, which would lead to an information desk with integrated seating areas and multipurpose spaces. A secondary library entrance adjacent to the proposed lift would facilitate accessibility to and from level 1. Step-free access to the public square and other services that the Council provides within the civic complex would be facilitated via the upgraded corporate reception area and existing ramps that front the public square. 3.6 In terms of capacity, the proposed floorspace for the library would comprise a total of 2,636 .33 sqm and could accommodate approximately 60 visitors for a fixed period of approximately 30 minutes. Capacity is not easy to identify in this instance, by reason that the number, timing, and type of visitors vary during a day. Additionally, the range of activities and services within the proposed F1 floorspace would vary, as it would include a public space/museum, learning centres, study areas, meeting rooms and a children’s library. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Figure 6: Proposed Second Floor Plan - Library (please note- larger vision of plans can be found in the Committee Plan Pack) Amendments during the course of this application 3.7 The submitted plans, documents and proposal description were amended on the 29th May 2024. The floorspace within the existing Registrar’s Office at second floor level was incorporated into the proposal for F1 floorspace. This has enabled an uplift to the proposed public library’s size and capacity from 1,820.23 sqm to 2,636.33 sqm. It would also accommodate proposed new community facilities, such as the public space/museum, a study area, exhibition areas and a learning centre. 3.8 The revised plans aim to take a holistic view of accessibility to the site and address constraints that result from the statutory listing of the exterior of the building. As such, the associated application for listed building consent (ref. 14805/APP/2024/1410) seeks to upgrade the access and covered walkway by installing new glazing within the link between the Corporate Entrance and the proposed public library . This also includes the installation of new signage to address concerns with regards to legibility and wayfinding. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 4 Relevant Planning History 4.1 A list of the relevant planning history related to the proposal can be found in Appendix 2. 5 Planning Policy 5.1 A list of planning policies relevant to the consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 248 letters of consultation were sent to neighbouring properties on the 25th April 2024. The application was also advertised via five site notices that were posted near the site on the 25th April 2024. Notices were also d isplayed at Uxbridge Library, Northwood Hills Library and Botwell Green Library and a press advert was published on the 1st May 2024. 6.2 The consultation process resulted in a total of twenty-five representations in objection to the proposal. In addition, a petition containing 834 signatures (online and paper signatories) was submitted in May 2024. The petition statement objects to the application by reason of “building accessibility grounds, inadequate space for a comprehensive library stock, insufficient study space and inadequate community support facilities”. These matters raised are addressed in Table 1 (below). Re-consultation following amendments 6.3 Due to the amendments received in May 2024 and the revised description of the development, 248 letters of re-consultation were sent to neighbouring properties on the 30th May 2024 and four site notices were posted near the site on the 30th May 2024. Notices were again also displ ayed at Uxbridge Library, Northwood Hills Library and Botwell Green Library. In addition, a press advert was published as part of the re-consultation on the 30th May 2024. 6.4 The re-consultation process resulted in a total of 14 representations in objection to the proposal. The matters of concern are also detailed in Table 1 (below). Moreover, an e-petition containing 23 signatories was submitted on the 13th June 2024. This petition notes that the amendments to improve the proposed facilities at the public library are welcomed. However, it is asserted that there is little or no evidence that the proposed facilities would adequately replace those at the current Uxbridge Library location. The petition therefore states that NURA (North Uxbridge Residents Association) objects to the proposed relocation of the library on the grounds that it fails to comply with Policy DMCI 1 which concerns the loss of existing community facilities. This matter is addressed in Table 1 (below). Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 6.5 Full copies of the consultation responses have been separately made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response Initial Consultation Twenty-five individual letters of objection from residents. Petition containing 834 signatures. Re-consultation Fourteen individual letters of objection from residents. Petition containing 22 signatures. 1. Accessibility: The proposed public library would not be easily accessible, and the existing disabled access fails to meet disability requirements. The internal works aim to maximise accessibility. The proposed step-free access routes have been reviewed by the Council’s Access officer, who accepts the proposed specifications and confirms that the existing gradient of the ramps is acceptable, considering the physical conditions of the site by reason of the Grade II Listing. Further details on this issue are addressed in paragraphs 7.30 – 7.31 of this committee report. 2. Size of Library floorspace and design: The proposed floorspace would not meet capacity on a growing population and the re-location of the library would result in a reduction in community use. The community spaces would fail to meet demand and would therefore prevent social interaction. The proposed internal floorspace is assessed in terms of quantum and quality and the provision of 2,636.33 sqm of internal floorspace is considered adequate. The proposed library floorspace would be within one single floor to reduce stepped access to community areas. This planning consideration is assessed in more detail in paragraph 7.27 of this committee report. 3. Legibility: The Middlesex Suite and Registrar’s Office is linked to the public square, which Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press The proposed location of the public library would not be convenient and would be hidden away from the High Street. is a point of reference within the Town Centre. Additionally, the public library would be integrated to other services that the civic complex offers. Clear signage would be provided and a condition requiring a wayfinding strategy is recommended, to respond to the public nature of the proposed use. Further details on this point of concern are addressed in paragraph 7.33 of this committee report. 4. Evacuation and Safety: The proposed evacuation measures in an emergency would be inadequate, by reason that the public library would not be at ground floor and not directly accessed from the streetscape. The public library would be at second floor but would have several secondary exit points and would therefore meet Building Regulations. In addition, a condition requiring a fire safety strategy is recommended. An assessment of this planning consideration is in Paragraph 7.63 of this committee report. 5. Anti-Social Behaviour: The proposed public library would be positioned within an under used part of the civic centre and would cause safety concerns by reason of poor surveillance. The proposed change of use would reinforce passive surveillance within the civic complex and a condition restricting operating hours is recommended, to address concerns over anti-social behaviour. An assessment of this planning consideration is in Paragraphs 7.55 and 7.64 of this committee report. 6. Impact on the Town Centre: The proposed re-location of the public library would have a harmful impact on the vitality of the Town The proposed change of use would not result in a loss of F1 floorspace for a public library within the town centre, as the proposed reprovision would still be located within Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Centre and the Uxbridge High Street. the catchment areas that it currently serves. Any forthcoming use of the existing floorspace where the current public library is positioned is not a material consideration for the determination of this planning application. An assessment of this issue is carried out in Paragraphs 7.7, 7.8 and 7.9 of this committee report. 7. Energy and Efficiency: The proposed relocation of the public library would fail to reduce carbon emissions. The proposed change of use would form part of a comprehensive approach to concentrate council services within one location, resulting in greater efficiency within the civic complex and moving towards the decarbonisation of Council sites. An assessment of this planning consideration is in Paragraphs 7.61 and 7.62 of this committee report. 8. Parking: The public library would fail to provide disabled parking. Seven blue badge parking bays (3 for the library and 4 for the Registrar’s Office) would be allocated by road markings on existing car parking areas, with direct access from the High Street and within proximity to the proposed public library and re-sited Registrar’s Office. A response to this issue is elaborated in Paragraphs 7.44, 7.45, 7.46 and 7.47 of this committee report. 9. Loss of existing library with inadequate re- provision. The site of the present Uxbridge library is not subject to this planning application. Any future proposed change of use for that site would be Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press subject to consideration under a separate planning application, including the loss of a community facility (policy DMCI 1). This application should be determined on its own planning merits. Nevertheless, whilst this committee report considers the merits of the proposal throughout, paragraphs 7.1 to 7.12 consider the principle of the proposed development, including reference to policy DMCI1. Table 2: Summary of Internal Consultee Responses Consultee and Summary of Comments Planning Officer Response Access Officer – Inclusive Design: No concerns are raised in respect to the change of use. However, consideration on the following issues should be noted: 1. Convenient parking for Blue and Brown badge holders visiting the library should be considered. 2. Alternative routes to the new library should be easy to use without needing to provide advanced notice to Civic Centre security. Details of the alternative entrances should be provided. The approach routes should be well lit to accord with BS 8300:2018. 3. All points of entry should provide a doorway with clear opening width of 1000 mm. Original doors which form part of the listed building and cannot be replaced should be automated as appropriate. 4. Details of fixtures, fittings and furnishings, particularly hard materials should be submitted to support this application . For example, the reception counter should be designed such that people using a wheelchair and of short stature can engage with reception staff and make full use of the facilities offered to customers. It is therefore strongly recommended the entire (i) Three parking bays have been identified to provide allocated disabled car parking within the site for library users. This is consistent with planning policy. (ii) Revised drawings have been submitted demonstrating step-free access routes through the Corporate Entrance, from the public square and from the blue-badge parking areas on levels 1 and 2. None of these routes require advance notice to security. (iii) The proposed points of entry would meet the minimum requirements for doorway width. All new doors would be power assisted to aid access. A condition has been Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press length of the reception counter is set at a height of between 760 mm and 860 mm above the finished floor height. An additional writing surface can be provided at 950 mm and 1,100 mm for taller people. included requiring the submission of details to demonstrate that existing doors on the proposed routes would be automated in a manner that does not affect the heritage listing. (iv) A condition requiring the submission of details of fixtures and fittings is included to ensure compliance with London Plan policy D5. Accessibility matters are addressed in paragraphs 7.30 and 7.31 of this committee report. Design and Conservation Officer: Whilst listed building consent is not required for these internal works we believe that the proposals would be positive. They bring the structure back into use, bringing it more closely to its original layout and returning it to its designed use. As such we would welcome the proposal and in particular the opening of the top lantern light and exposing of the columns which would be most beneficial to the space. The character of the building would be better appreciated, and the feel of the modern structure returned to the space which at present is somewhat enclosed and has lost its former grandeur. Therefore, we would support this element of works and recommend approval. The proposed application is supported, and a condition is recommended to agree a paint colour scheme , to ensure that the interior reflects its time and preserves t he significance of this pre -war structure , and the proposed internal details match the existing historic features. Comments noted. It is recognised that the interior of the building is not listed, and therefore not subject to the associated listed building consent application. Therefore, a condition securing details of the internal finishings on heritage grounds would not meet the tests for conditions, on either application. Nevertheless, an informative has been included advising the applicant to discuss these matters with the Council’s heritage officers in due course. Heritage matters are addressed in paragraphs 7.21 and 7.22 of the committee report. Highways and Transport Officer: The Highways Authority has no concerns regarding the impact on the surrounding road network. The proposed servicing and deliveries within the designated service yard at the east of Comments noted. Both conditions for a Car Parking Design and Management Plan and details in respect of active Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press the site are accepted, as these are already operational as part of the civic centre. The proposed car parking spaces within the civic centre car park, which would be available for disabled library visitors is acceptable in terms of quantum and location . Conditions requiring a Car Parking Design and Management Plan and details of active electric charging points are required. electric charging points for blue badge parking bays are included. These considerations are addressed in paragraphs 7.44 and 7.45 of the committee report. 7 Planning Assessment: The key issues which shall be addressed within this report are as follows. Principle of Development 7.1 The National Planning Policy Framework (NPPF) (2023) states at paragraph 127 that Local Planning Authorities should take a proactive approach to applications for alternative uses of land which is currently developed but not allocated for a specific purpose, where th ese would meet identified development needs. They should support proposals to make more effective use of sites that provide community services , in a way that the provision of services is improved or maintained. This approach is reflected in policy GG1 of the London Plan (2021) (see Appendix 3), which supports development proposals that provide access to good quality community spaces, services, amenities, and infrastructure that accommodate and strengthen communities, to increase participation and social interaction. Moreover, policy S1 of the London Plan (2021) ( see Appendix 3 ) supports high quality, inclusive social infrastructure that addresses a local or strategic need and supports service delivery strategies. 7.2 The site sits within the Uxbridge Town Centre and therefore p olicy SD6 of the London Plan (2021) 'Town Centres and High Streets' ( see Appendix 3) is also applicable. This policy states that the vitality and viability of London's varied town centres should be promoted by identified locations to deliver a competitive range of services and activities by walking, cycling and public transport in a way that a high-quality environment is secured, and the local character of a site is complemented. 7.3 At a local level, policy E4 of the Local Plan: Part 1 Strategic Policies (2012) (see Appendix 3) sets the objective to improve access to local services and facilities within the Uxbridge Town Centre, including community and cultural facilities, especially for those without a car and for those in remote parts of the borough through well planned routes and integrated public transport. This objective is supported by policy CI2 of the Local Plan: Part 1 Strategic Policies (2012) ( see Appendix 3), which states how Hillingdon is well served by cultural facilities, such as libraries. The policy adds how some facilities need to be upgraded to provide shared facilities to reflect varying interests and seeks to transform libraries to form ‘community hubs’ that are accessible to all members of the community. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 7.4 In addition, policy DMTC 1 of the Local Plan: Part 2 - Development Management Policies (2020) ( see Appendix 3 ) supports development proposals that are consistent with the scale and function of a town centre, considering floorspace for town centre uses with appropriate servicing arrangements. Uxbridge has a Metropolitan Town Centre hierarchy, as set out by policy DMTC 1, by reason of its significant employment, leisure, and services function within a wide catchment. As such, the strategic considerations in respect to the town centre are noted, in line with the requirements set out by London Plan Policy SD 6 (2021). 7.5 Furthermore, policy DMCI 1 of the Local Plan: Part 2 – Development Management Policies (2020) ( see Appendix 3 ) states that proposals involving the loss of an existing community facility will be permitted if the specific use is no longer required on-site. In such circumstances, the policy requires evidence to demonstrate that the proposal would not lead to a shortfall in provision for a specific use within the local catchment area and that any replacement/relocated facilities for a specific use provide an acceptable level of accessibility and standard of provision that is at least equal to the existing facility. Policy DMC1 2 of the Local Plan: Part 2 – Development Management Policies (2020) ( see Appendix 3 ) also supports provision o f new community facilities, if these are located within the community or catchment that they are intended to serve and are accommodated within inclusive, accessible, flexible spaces that meet design standards to meet the needs of intended occupants. 7.6 The proposed change of use of the Middlesex Suite and Registrar’s Office at first and second floor levels from office class E (g) (i) and function/catering space (sui generis) to a public library and museum (Use Class F1) , whilst considered a standalone application that should be considered on its own merits, would result in the relocation of the existing public library from its current location at the High Street to the civic complex. The proposed plans have been revised and the F1 floorspace has been uplifted from 1,820.23 sqm to 2,636.33 sqm and would include the provision of a mobile library at first floor and additional community facilities at second floor . These facilities include a public space/museum, a learning centre, study areas and a children’s library. This would ensure that the library services remain accessible for all residents, including adults and children with special needs , in accordance with the above-mentioned requirements set out by policy E4 of the Local Plan: Part 1 Strategic Policies (2012) (see Appendix 3). 7.7 In planning and strategic terms, the change of use would have no detrimental effects on the vitality and viability of the Uxbridge Town Centre, as the proposed siting would not result in a loss of F1 floorspace (learning and non -residential institutions) within the town centre. The application site is still located within the catchment area that is currently served by the present location of the public library, within the town centre. Moreover, the first and second floor levels within the Middlesex Suite are considered underused and are therefore identified as having the potential for introducing new public services . Th e proposed facilities/services are considered compatible with the civic character of site. It is Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press also noted that the Registrar’s Office would be re-provided/accommodated at first floor level, adjoining the proposed mobile library. 7.8 Given the public character of the application site within the Uxbridge Town Centre and considering that the development would bring back into use vacant and redundant floorspace to ultimately intensify the use of the civic complex, the proposed use of the Middlesex Suite and Registrar’s Office as a public library is supported. The proposal would also complement the existing uses that operate within the civic complex. For reference, other civic uses within the building include the council chamber, council offices and civic suite. Under these terms, the Uxbridge Family Hub and Uxbridge Adult Education Centre have also been relocated to the Civic Centre and the proposed change of use would consolidate the renovation of the civic complex, providing a one -stop visit for residents to upgraded community facilities. 7.9 In addition, the proposed refurbishment works at second floor level to upgrade the reception area and create new community spaces that would link the council services with the proposed public library is welcomed (see Figure 3 above ). In the absence of a reduction of services within the catchment of the town centre, particularly as the mobile library would continue to provide services for people with special needs within the wider setting of the civic centre, the proposed operational requirements of the public library w ould not be compromised as a result of the proposed change of use of the Middlesex Suite and Regist rar’s Office. 7.10 As such, it is considered that t he proposed public library and internal public space/museum would complement the public character of the square that opens to the Uxbridge High Street . T he proposed community facilities would be accessed via the enclosed link across the corporate entrance, reinforcing the vitality and significance of the public square and Grade II Listed Building , in a convenient and accessible location that is well-served by public transport. In the absence of any reduction in library services, particularly as the proposal would incorporate a mobile library that would serve residents that are unable to access the public library within the wider setting of the site, the proposed development raises no objections under a strategic point of view. 7.11 Given that the Middlesex Suite is currently vacant and represents an inefficient use of space within the Civic Centre, the principle of development is acceptable. The proposal represents an opportunity to provide a high -quality community facility that optimises the potential of the civic complex in a way that it does not result in a shortfall of existing library services within the town centre. Moreover, the proposed relocation of the Regist rar’s Office to the first floor would accommodate new meeting rooms, office floorspace and a reception area that would be linked to a main entrance at first floor, with step-free access. 7.12 Considering the above, the proposed change of use is supported, and the proposals would be consistent with the objectives of policies GG1, GG2 and SD6 of the London Plan (2021), policies E4 and C12 of the Local Plan: Part 1 Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Strategic Policies (2012) and policies DMTC 1 and DMTC 2 of the Local Plan: Part 2 Development Management Policies (2020). Effects on the Fabric and Setting of the Listed Building 7.13 The National Planning Policy Framework (NPPF) (2023) states at paragraph 201 that Local Planning Authorities should identify and assess the particular significance of any heritage asset that may be affected by a propos al. Any development proposal should avoid or minimise any conflict between the heritage asset’s conservation and any aspect of the proposal. 7.14 Policy HC1 of the London Plan (2021) (see Appendix 3) states that development proposals that affect heritage assets and their setting, should conserve their significance, by being sympathetic to their architectural and historic value. Development proposals should identify enhancement opportunities by integrating heritage considerations in the design process. 7.15 Policy HE1 of the Local Plan: Part 2 – Development Management Policies (2020) (see Appendix 3) seeks to conserve and enhance Hillingdon’s distinct and varied environment, which includes statutorily Listed Buildings and encourage s the reuse and modification of heritage assets. In addition, policy DMHB 1 of the Local Plan: Part 2 – Development Management Policies (2020) ( see Appendix 3 ) resists any harm to the historic environment. This is considered alongside policy DMHB 2 of the Local Plan: Part 2 – Development Management Policies (2020) (see Appendix 3), which sets out how applications that involve a change of use of a statutorily Listed Building will only be permitted if they retain its significance and value and are appropriate in terms of fabric, historic integrity, spatial quality and layout. 7.16 A Design, Access, and Heritage Statement (Revision G dated April 2024) and a separate Heritage Statement (revised June 2024) have been reviewed and give special weight to the impact that the proposed modifications to the internal layout would have on the heritage assets and significance of the Listed Building. On balance, the proposed internal works are regarded as a positive heritage contribution to the Grade II Listed Building, by virtue that the use would be returned to its original function in a way that would improve circulation and legibility around the civic complex. 7.17 The building was designed in 1967 and was built between 1973 and 1977. The design is based on the ‘Arts and Crafts Movement’ and is characterised by its prominent pitched tiled roof forms, which reflect an emphasis in creating new civic buildings of the la ter post -war period. The architectural assets are also defined by the brickwork detail and hard landscaping, which add to its historic value, by virtue that the building is one of the first major works by a Modernist architect that marks a new architectural language for civic architecture. As such, the covered walkways at ground level, which are accessible from the open square to the front (paved in brick and concrete slab) form part of the civic ensemble and public character of the building. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 7.18 The Middlesex Suite is positioned at the south side of the building complex and was fitted as the ‘Middlesex Suite’ in 1978. This part of the building was originally designed for a clinic on the ground floor and library services at first floor with an open-plan layout. The design of this element of the building complex is defined by its curved staircases and the classical detailing around the side entrance, which fronts a courtyard. This side entrance was once the main entrance to the building. 7.19 Whilst it is recognised that the heritage listing does not include the interior of the building, the proposed works to the internal building fabric seek to reinstate the original function and plan form of the internal spaces , in order to facilitate the proposed change of use. The internal works would comprise the following minor alterations: • Reinstate the original openings and form open spaces to allow greater visibility across the first and second floor levels. • Changes to internal layout to accommodate a security desk, reception area, seating areas, an information point, an enclosed children’s library, book shelving areas, hireable meeting rooms, a learning centre, study booths and staff room/office together with internal changes to the first-floor layout to accommodate a mobile library. • Refurbishment works to reinstate the original central high ceilings at second floor level by the removal of low -level suspended ceilings and re - provision of upper window features. • Replacement of internal doors along the access route, so these are power assisted to aid accessibility. 7.20 Notwithstanding the fact that the proposed change of use involves internal alterations to the Listed Building (which is not part of the listing), the application is assessed together with an application for listed building consent (ref. 14805/APP/2024/1410). This application for listed building consent involves the installation of glazing to fully enclose the covered walkway between the Corporate Entrance and the Middlesex Suite to create an internal link. Therefore, the impact on the historic fabric of the building needs to be assessed. Similarly, the application for listed building consent involves the installation of a new signage, to address concerns raised in connection to legibility and accessibility to the proposed public library. 7.21 The alterations to create the link are considered modest, and these would ultimately seek to upgrade accessibility to the Listed Building, by creating a more welcoming reception area for visitors. The works would have no effects on the solid/void relationship between walls and glazing and would ensure the retention of sufficient daylight penetration to the building. In the absence of changes to the original plan form or removal of original features of the Listed Building, the proposed glazing and enclosures would be on balance positive, as these would aim to deliver a more welcoming and secured covered entrance to the Middlesex Suite. Moreover, the proposed bronze signage with individual lettering for “Uxbridge Library & Museum” that would be mounted on the existing brick Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press parapet, would be sympathetic to the listed façade of the building. These works and the associated signage are considered in more detail in the assessment of the a ssociated application for listed building consent (ref. 14805/APP/2024/1410). 7.22 Following the comments from the Council’s Design and Conservation Officer, which state that the works “would bring the structure back into use, bringing it more closely to its original layout and returning it to its designed use”, the proposed internal works are supported, as these would respect the significance of the Listed Building by reinstating its original function and plan form. Under these terms, Design and Conservation Officers welcome the proposed internal works, particularly as these involve open ing the high -level windows and exposing the columns, which would benefit the space in terms of character, illumination, and detailing. 7.23 For the above reasons, the development would preserve and enhance the significance and fabric of the Listed Building, the application would accord with policies HC1 of the London Plan (2021), policy HE1 of the Local Plan: Part 2 (2020) and policies DMHB 1 and DMHB 2 of the Local Plan: Part 2 (2020). Quality of Proposed F1 Floorspace for a Public Library 7.24 London Plan Policy D4 (2021) ( see Appendix 3 ) seeks to scrutinise the qualitative aspects of a development in terms of spatial quality and standards. These requirements are assessed together with policy S1 of the London Plan (2021) (see Appendix 3), which seeks high -quality and inclusive social infrastructure facilities, such as public libraries. Given the public character of the proposed change of use, careful consideration should be given to the proposed layout, outlook, comfort, lighting, and accessibili ty of the internal spaces to ensure that the proposed F1 floorspace accommodation is adequate and co - exists with the existing functions of the civic centre in a welcoming and attractive manner. 7.25 Policy DMHB 11 of the Local Plan: Part 2 – Development Management Policies (2020) (see Appendix 3) provides further design considerations, including works that are applicable to internal alterations, to ensure that the design and layout maximises the capacity of a building and remains adaptable to different activities. The policy seeks to protect features of positive value, particularly heritage assets. 7.26 The proposed entrances have been designed to ensure that the services are accessible through different sections of the building. The public spaces would be accessible at first and second floors and would be also linked to the council offices through improved circulation spaces and meeting rooms. 7.27 With regards to capacity, the proposed library would contain 2,636.33 sqm of internal floorspace, which would include a public space/museum, study desk areas, circulation areas, meeting rooms, shelving areas, a children’s library and learning centre areas. The revised proposal uplifts the quantum of F1 floorspace, Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press following concerns raised during the first consultation exercise. The revised floor space accommodates that of the existing Registrar’s Office, merging this with the proposed public library, to ensure that the library remains the largest public library within the Borough and accommodates a range of community services for different users. 7.28 Moreover, the proposed floorspace should not only be assessed in terms of size, but the internal layout should be reviewed with regards to quality, particularly in terms of layout, circulation, visual outlook and illumination . In this instance, the space would be mainly distributed within one single floor at second floor level (the Registrar’s Office services are proposed on first floor level) and there would be no stepped access between the different spaces of the public library . The floorplan would therefore be convenient and legible for library users and would benefit from natural sunlight and daylight, by reason that the spaces would be opened and the original high-level Crittall windows would be restored. 7.29 In light of the refurbishment works which seek to restore the original character of the spaces with good levels of illumination and visual outlook and considering the open -plan layout approach for convenient use, the proposal raises no concerns in terms of internal configuration. Inclusive Design and Accessibility 7.30 With regards to inclusive design and disabled access, step -free access would be provided at second floor level through the existing ramps. As an alternative, disabled access would also be provided at first floor level, in a way that access is linked to the staff entrance and mobile library. Additionally, disabled access would be provided through the forecourt via a ramped access route to the covered walkway. The level access route would include an internal lift between both step -free access points. The faci lities would therefore provide adequate accessibility arrangements for disabled, less mobile, and elderly residents by providing step-free access, ultimately improving the existing connections within the building. 7.31 Although concerns have been raised in the public consultation over the gradient of the existing ramps, these have been assessed in detail by the Council’s Access Officer. Following revisions and subject to conditions, the Access Officer raises no objections to the proposed means of disabled access to the site, considering that these also respond to the physical constraints of the Grade II Listed Building. The entrances would be designed to meet the requirements of Part M4 (3) with clear o pening widths to allow sufficient turning space within entrance areas. Summary 7.32 Given the concept for an open plan layout, as the internal works would reinstate the previously blocked areas and original opening features of the building, the proposed internal design is acceptable. The open -plan concept would facilitate community engage ment but would also adapt to other uses in a functional Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press manner, considering that ancillary spaces such as the learning centre, study booths, museum, an exhibition room, and a children’s library would be linked to the reception space. This would result in an acceptable and welcoming public internal environment. 7.33 Whilst the public library would provide step-free access and would meet modern accessibility requirements, the legibility between the covered entrance and the public square should be prioritised, in accordance with comments given by the Council’s Access Officer. The public library should also be perceived as a point of reference from the public square and by the local community and should therefore respond to the layout and original plan form of the civic centre. Furthermore, the public library should be in tegrated to other services that the civic complex provides. As such, a condition that requires the submission of a Wayfinding Strategy is recommended (see Appendix 1), to assess details of all routes and approaches and ensure that these are clear, inviting and illuminated. The associated application for listed building consent (ref. 14805/APP/2024/1410) includes the installation of signage to ensure that the public library is perceived as a point of reference within its setting. 7.34 Due to the above considerations, the quality of the proposed public library space within the Middlesex Suite and Registrar’s Office raises no concerns in terms of size, layout, and accessibility. The proposed public library would reinstate the civic character of the site and would be compatible with the range of services that operate within the civic complex, in a way that the connections within the building would be improved. The development would therefore be consistent with policy D4 of the London Plan (2021) and policy DMHB 11 of the Local Plan: Part 2 – Development Management Policies (2020) (see Appendix 3) in that it would provide a positive contribution to social infrastructur e within the Town Centre in a well-designed, inclusive, and safe environment. Impact on Amenity 7.35 Policy D6 of the London Plan (2021) ( see Appendix 3) states that development proposals should not cause unacceptable harm to the amenity of surrounding land and buildings, particularly residential buildings. At a local level, policy BE1 of the Hillingdon Local Plan: Part 1 – Strategic Policies (2012) (see Appendix 3) states that all new development should seek to protect the amenity of neighbouring residential properties. This requirement is consistent with policy DMHB 11 of the Hillingdon Local Plan: Part Two – Development Management Policies (2020) (see Appendix 3), which seeks to avoid any adverse impact on amenity of adjacent properties and open space. 7.36 Given the nature of the proposed development involving a change of use with limited alterations to the building, the application would not raise concerns over harmful effects on the amenity of neighbouring properties with regards to sunlight/daylight, privacy or visual outlook provided to neighbouring residents. The Middlesex Suite and the Registrar’s Office are located at the southeast side of the Civic Centre and retain a significant distance from residential properties within the wider context of the site. As such, the development would have no Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press adverse impact on amenity and no objections have been received raising concerns with regards to harm on residential or visual amenity. The change of use is therefore acceptable on amenity terms and would be consistent with policy D6 of the London Plan (202 1), policy BE1 of the Hillingdon Local Plan: Part 1 Strategic Policies (2012) and policy DMHB 11 of the Hillingdon Local Plan: Part Two – Development Management Policies (2020) (see Appendix 3). Highways and Transport 7.37 Policy T1 of the London Plan (2021) (see Appendix 3) states that development proposals should support the delivery of the mayor’s strategic target of 80% of all trips in London to be made by foot, cycle, and public transport by 2041. Policy T1 requires developments to make the most effective use of land, in a way that reflects its connectivity and accessibility by existing and future transport links, walking and cycling routes to ensure that any impact on the London’s transport networks and supporting infrastructure is mitigated. Furthermore, policy S1 of the London Plan (2021) ( see Appendix 3 ) supports social infrastructure when sites are easily accessible by public transport, cycling and walking. These should be encouraged in high streets and town centres. 7.38 At a local level, policy T1 of the Local Plan: Part 1 Strategic Policies (2012) (see Appendix 3) seeks to reduce the impact of development on the transport network by steering it towards appropriate locations, as development proposals should encourage access by sustainable modes of transport and include the provision of good cycling and walking means of access. In addition, policy DMT 1 of the Local Plan: Part 2 – Development Management Policies (2020) ( see Appendix 3) requires proposals to be accessible by public transport, walking and cycling from the catchment area that it’s likely to draw its employees from, including customers and visitors. The policy seeks for safe, convenient, and in clusive environments, including adequate provision of access for disabled people. 7.39 The proposed public library would continue to occupy a prominent position within the Uxbridge Town Centre and given the absence of external alterations to the building, the current access arrangements to the site would remain as existing. However, initial concerns raised with regards to the absence of disabled parking for the new facilities have been noted. The revised application proposes to secure the allocation of three blue badge parking bays on Level 2 for library users, within a maximum of approximately 50 metres level-access distance from the main entrance to the proposed public library. Four blue badge parking spaces are proposed on Level 1 for users of t he relocated Registrar’s Office, within proximity and with level access. An internal lift is proposed to enable step- free access between the facilities on each of the two floors. Active Travel Arrangements: 7.40 The Middlesex Suite and Registrar’s Office are located at a short waking distance (approximately 5 minutes) from Uxbridge Station. The site has a Public Transport Accessibility Level (PTAL) of 4 to 5, which is considered ‘good’. The proposed introduction of the public library within the site involves the relocation Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press of the existing library, which sits at 22 High Street Uxbridge, at approximately 300 metres from the application site (three to five minutes’ walk). Due to the limited distance, the proposed location would remain accessible and served by the same range of public transport options as existing, while serving the same catchment within the Uxbridge Town Centre. 7.41 The Civic Centre also fronts a bus stop (Stop U) and is located at a short distance from a number of bus stops along Hillingdon Road and Vine Street towards the east and west sides. There are up to 26 buses per hour stopping within a walking distance of the site, which are connected to various destinations, such as Hillingdon Hil l, Hayes, Southall, and Ealing. Overall, the site sits within a sustainable location and the introduction of a public library within the Civic Centre would still reduce the need to travel by car and encourage walking, cycling and the use of public transpor t, in accordance with the aspirations set out by policy T1 of the Local Plan: Part 1 Strategic Policies (2012) (see Appendix 3). 7.42 Pedestrians would access the library via the Civic Centre through stepped or ramped step-free walking routes onto the second-floor level, from Uxbridge High Street. The means of disabled access have been reviewed in detail by the Council’s Access Officer, who raised no concerns with regards to the proposed routes across the High Street, which would lead through a covered colonnade to access an internal lift. An alternative step -free access route would also be delivered at first floor level, across an internal lift that adjoins the proposed mobile library at first floor. Whilst concerns were raised on the existing gradient of the ramps, these form part of the fabric of the Grade II Listed Building and are considered duly appropriate, as advised by the Council’s Access Officer. 7.43 The site also benefits from an extensive network of cycle routes and there is existing cycle parking within the curtilage of the civic complex, which can be used by staff and visitors. Parking: 7.44 The Middlesex Suite and Registrar’s Office, as existing, have no dedicated car parking. However, the introduction of new F1 floorspace to accommodate a new public library within the Civic Centre is assessed against car parking requirements set out by policy T6 of the London Plan (2021) ( see Appendix 3). As such and as stated above, three blue badge holder parking bays (an additional four for the relocated Registrar’s Office) would be allocated to library users by road markings on the existing car parking area at the east side of the site, with direct access from the High Street and w ithin 50 metres from the proposed public library (see Figure 7 below). This allocation raises no concerns in terms of the impact on the existing car parking area within the Civic Centre, as these are currently underutilised. The Highways and Transport Officer therefore raises no

Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Part 2 – Application Report Case Officer: Pedro Rizo 14805/APP/2024/1410 Date Application Valid: 29.05.2024 Statutory / Agreed Determination Deadline: 24.07.2024 Application Type: Listed Building Consent Ward: Uxbridge Applicant: London Borough of Hillingdon Site Address: Civic Centre, High Street, Uxbridge UB8 1UW Proposal: Alterations to the existing covered walkway between Corporate Entrance and the Middlesex Suite to form an enclosed entrance area and link from the Corporate Entrance to the Middlesex Suite, involving the installation of new windows and glazed screens together with the installation of new signage. Summary of Recommendation: GRANT listed building consent subject to conditions Reason Reported to Committee: Required under Part 6 of the Planning Scheme of Delegation (the Council is the Applicant) Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Summary of Recommendation: GRANT listed building consent subject to the conditions set out in Appendix 1. 1 Executive Summary 1.1 This application for listed building consent proposes minor alterations to the covered walkway between the Middlesex Suite and the Corporate Entrance . These alterations would involve the installation of new entrance doors and glazed screens, which would be in a recessed position within the covered walkway. 1.2 This application also includes the proposed installation of signage, which would comprise small bronze letters at the front of the building, facing towards the civic square. Letters cutout from a bronze plate and backlit are also proposed on a side wall adjacent to the proposed main steps. This signage would read ‘Uxbridge Library & Museum’. 1.3 These proposed works are associated with a planning application to change the use of the Middlesex Suite and Registrar’s Office to a public library and museum (ref. 14805/APP/2024/956 ). The proposed works subject to this application for listed building consent seek to upgrade the existing access arrangements and introduce signage to enable clearer legibility to access the proposed new public library. 1.4 The main consideration in determining this application for listed building consent is whether the proposals would conserve the heritage significance or special architectural or historic interest of the listed building. The Council’s Design and Conservation Officer has reviewed the proposals and is satisfied , subject to the imposition of a condition securing matching window detailing for the proposed two windows overlooking the internal courtyard. This has been included in this recommendation. No rep resentations have been rec eived from public consultation. 1.5 It is considered that given the sensitive design and modest nature of the proposed alterations and enhancements to the covered walkway and installation of signage, subject to recommended conditions, there would be no harm to the historic fabric or specially preserved characteristics of the Grade II listed building. It is therefore recommended that listed building consent is granted. 2 The Site and Locality 2.1 The application site comprises the enclosed walkway that provides access into the Middlesex Suite , within the civic complex. The site is located between the Uxbridge High Street to the north and a curving dual-carriageway along Hillingdon Road, towards the east and south sides . The site is therefore surround ed by Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press publicly accessible land and contains parking at lower ground level, which is accessed via the High Street. 2.2 The enclosed walkway subject to t his listed building consent application is linked to the Corporate Entrance, within the second floor at the southeast side of the site and contains two window openings that overlook an internal courtyard and a spiral staircase, which provides access to the first floor. Th is public space leads to a colonnade, which leads to the civic square onto Uxbridge High Street. As such, the walkway makes a positive contribution to the public character of the building, considering that the building is perceived as a prominent visual landmark within its context. The Civic Centre building has a sense of formality, particularly when observed from public vantage points at the northwest side of the site, at Uxbridge High Street. The civic square also provides access to different services of the civic complex, such as the council chamber, civic suite, and council offices. 2.3 Although the building is not located within a conservation area, the Old Uxbridge/Windsor Street Conservation Area lies towards the north side of the site. The building is Grade II Listed, whereby the listing pertains only to the exterior of the building. 2.4 The building was designed in 1967 and was built between 1973 and 1977. The design is based on the ‘Arts and Crafts Movement’ and is characterised by its prominent pitched tiled roof forms, which reflect an emphasis in creating new civic buildings of the later post -war period. The building’s architectural asset is al so defined by the detailing of the brickwork and hard landscaping, which add to its historic value, by reason that the building is one of the first major works by a Modernist architect that marks a new architectural language for civic architecture. The covered walkways at second floor, are accessible from the open square to the front (paved in brick and concrete slab) and form part of the civic ensemble. 2.5 The site has a Public Transport Accessibility Level (PTAL) score of 4 to 5, which is considered ‘moderate to good’, as is located at approximately 450 metres from Uxbridge Station. 2.6 The site of the listed building has no trees protected by Tree Preservation Orders (TPO) and falls within a Flood Zone 1, having a low annual risk of flooding (less than 1 in 1000). Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Figure 1: Location Plan (Walkway Covered Entrance edged red) Figure 2: Street View Image of the Grade II Listed Building and Public Square Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 3 Proposal 3.1 This application for listed building consent proposes improvements to the entrance of a proposed public library, which would be accommodated within part of the Middlesex Suite and current Registra r’s Office within the civic complex. The proposed change of use to a library and museum is considered under the associated planning application ref. 14805/APP/2024/956, which is also referred to the planning committee for determination. 3.2 This application comprises the installation of aluminium windows with double glazing within the covered entrance area. The proposed works would enclose the existing open ings overlooking an internal courtyard and the spiral staircase. It would also include the installation of new sliding glazed doors at the entrances. Given that th is Grade II Listed Building is only listed externally, any internal alterations associated with the aforementioned planning application are assessed separately and do not form part of this application for listed building consent. Figure 3: Proposed Entrance at Second Floor (please note – larger versions of plans can be found in the Committee Plan Pack) 3.3 The proposed works also include the installation of signage within the main elevation of the building. This would comprise of individual bronze letters fixed at the front elevation and would not be illuminated. Additional letters cutout from a bronze plate on a side wall adjacent to the main stairs, and cutouts of a bronze soffit would be backlit. The proposed signage would seek to incorporate a Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press contextual design approach that recognises the prominence of the front elevation and detailing of the Grade II Listed Building, as these would be modest in size. Figure 4: Proposed Signage at the Front Elevation of the Grade II Listed Building. 4 Relevant Planning History 4.1 A list of the relevant planning history related to the proposal can be found in Appendix 2. 4.2 Listed building consent (ref. 14805/APP/2023/3274) was approved on 14th February 2024. This was for alterations to the existing covered walkway between the Corporate Entrance and the Middlesex Suite at second floor, to form a fully enclosed link by installing new windows and glazed screens. The principle of introducing new glazing and doors within the wa lkway was therefore considered acceptable. This application seeks a modified version of th is approved development by minimally increasing the area of the proposed enclosure to include a draught lobby. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 5 Planning Policy 5.1 A list of planning policies relevant to the consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 248 letters of consultation were sent to neighbouring properties on 30th May 2024. The application was also advertised via four site notices that were posted near the site and a press notice was published. Notices were also displayed at Uxbridge Library, Botwell Green Library and Northwood Hills Library. No letters of representation in response to the public consultation have been received. 6.2 A summary of the internal comments received from the Design and Conservation Officer are noted in Table 1 below. It is noted that comments were also received from the Council ’s Access Officer . However, as this assessment pertains to the application for listed building consent , these comments have been incorpo rated into the assessment of the associated application for planning permission. Table 1: Summary of Internal Consultee Responses Consultee and Summary of Comments Planning Officer Response Design and Conservation Officer: No objections to the proposals, as the works would not cause harm to the character of the Listed Building or its setting. These are set back from the principal elevation and within the walkway. As such, the application would have a nominal impact. However, all other windows within this space that are not part of the Middlesex Suite have the same design. Therefore, the two windows to the internal courtyard should match this to ensure that there is not a visual break within the space and preserve the character and quality of this space and the design composition. The external elevations are particularly important as this help define the hierarchy of space within the building. Comments noted. Condition requiring the submission of details to demonstrate that the two proposed windows overlooking the courtyard would match the existing windows in this section of the building. 7 Planning Assessment 7.1 The main consideration in determining this application for listed building consent is whether the proposals would conserve the heritage significance, special architectural or historic interest of the listed building. This is assessed within this committee report as follows. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Policy Context 7.2 The Planning (Listed Building and Conservation Areas) Act 1990 requires Local Planning Authorities to have special regard to the desirability of preserving the character of Listed Buildings and their setting or any features of special architectural and histor ic interest. Section 72 (1) of the Act requires Local Authorities to pay special attention to the desirability of preserving or enhancing their character and significance. 7.3 Under c hapter 16 of the National Planning Policy Framework (NPPF), Listed Buildings and Conservation Areas are considered designated heritage assets. Any application for listed building consent should therefore describe the significance of heritage assets affected by any development affecting the fabric or setting of a Listed Building, including any contributions made by the development. 7.4 London Plan Policy HC1 (2021) (see Appendix 3) states that development proposals affecting heritage assets and their settings, should conserve their significance, by being sympathetic in terms of materials and detailing. The cumulative impacts of incremental change from development on heritage assets and their settings should also be actively managed. 7.5 At a local level , heritage policy HE1 of the Hillingdon Local Plan; Part One - Strategic Policies (November 2012) (see Appendix 3) states that the Council will conserve and enhance Hillingdon’s distinct and varied environment, its settings, and the wider historic landscape, which includes locally and statutorily Listed Buildings, Conservation Areas, and Areas of Special Character. Development proposals should also encourage the reuse , modification, and regeneration of historic assets. 7.6 Policy DMHB 1 of the Hillingdon Local Plan: Part Two – Development Management Policies (2020) (see Appendix 3) states that development proposals should avoid any harm to the historic environment and prevent the loss of significance to the character, appearance, or heritage assets of a designated site. 7.7 Policy DMHB 2 of the Hillingdon Local Plan: Part Two – Development Management Policies (2020) will only permit development proposals that retain the significance and value of Listed Buildings and are therefore appropriate in terms of fabric, historic integ rity, spatial quality, and layout. Any alteration to a Listed Building should respect the scale, proportions, detailing, materials, and workmanship. 7.8 Policy DMHB 13A of the Hillingdon Local Plan: Part 2 (2020) makes reference to how any sign should complement the scale, form, materials and architectural composition of a building in a way that these complement the visual amenity and character of the site and its surrounding area and enhance historic assets and their setting. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Heritage Impact on the Grade II Listed Building 7.9 The proposed aluminium frames and glazed windows infilling the spiral staircase, together with the replacement doors would not affect the fabric of the Listed Building and would have no harmful effect on the building’s architectural or historic assets. The proposed works would be within the walkway and would therefore be setback from the building’s prominent elevations fronting the civic square. In addition, the proposed glazing would constitute lightweight and unobtrusive features. Subject to a condition securing details to ensure t hat t he proposed windows overlooking the internal courtyard would match the existing windows in this section of the building, the Council’s Design and Conservation Team raise no objections. As such, the works would not be prominent from the public realm and would have limited effects on the historic townscape within the civic complex. 7.10 Overall, the proposed alterations to the covered walkway are considered modest, and these would ultimately seek to upgrade accessibility to the Listed Building, by creating a more welcoming reception area for visitors . The works would have no effects on the solid/void relationship between walls and windows and would ensure sufficient daylight penetration to the building is retained. In the absence of changes to the original plan form or removal of original features of the Listed Building, the proposed glazing and enclosures would be on bal ance positive, as these would aim to deliver a more welcoming and secured covered entrance to the Middlesex Suite. 7.11 With regards to the proposed signage, these would be installed on the prominent front elevation of the building fronting the civic square and within a side wall above an existing opening at the side of the main stairs. The proposed cutout bronze panel letters would have back lighting and would be modest in size with a small separation of 30 mm. As such, these would not result in visual clutter and would be visually sympathetic to the appearance of the building façade. The Council’s Design and Conservation Team raise no concerns in terms of visual impact on the heritage significance and appearance of the Grade II Listed Building. 7.12 Due to the above, the proposed works would be consistent with the requirements of policy HC1 of the London Plan (2021), policy HE1 of the Hillingdon Local Plan; Part One -Strategic Policies (November 2012) and policies DMHB 1, DMHB 2 and DMHB 13A of the Hillingdon Local Plan: Part Two – Development Management Policies (2020). 8 Other Matters Planning (Listed Buildings and Conservation Areas) Act 1990 8.1 Considerable importance and weight has been attached to the need for special regard to be paid to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses, under s.16 of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 9 Conclusion 9.1 The proposed external alterations to the Grade II Listed Building comprising the installation of new entrance doors and glazed screens and windows , would respect the character, prominence and significance of the Grade II Listed Building. These works would have no harmful effects on its setting, by reason of their siting within the covered walkway linking the Middlesex Suite and the Corporate Entrance, at a distance from the principal elevations. 9.2 The proposed signage is also consider ed acceptable, as the size, position and materials of the bronze letters and backlit cutouts would be appropriate in terms of appearance, and sensitive use of illumination , which would not harm the appearance and significance of the Grade II Listed Building. 9.3 Overall, it is considered that proposals would respect the historic character and significance of the Grade II Listed Building. The conditions set out in Appendix 1 would ensure that any adverse impact of the minor external works to the Listed Building is mitigated against. As such, Officers are satisfied that the development would be acceptable , and it is recommended that listed building consent is granted. 10 Background Papers 10.1 Relevant published policies and documents considered in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. APPENDICES Planning Application 14805/APP/2024/1410 Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 1 of 5 Appendix 1: Recommended Conditions and Informatives Conditions 1. LB1 Time Limit (3 years) - Listd Building Consent The works hereby permitted shall be begun before the expiration of three years from the date of this consent. REASON To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990. 2. RES4 Accordance with Approved Plans The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted documents and drawings numbered: M9556-APL001 (Rev. A) Site Location Plan M9556-APL003 (Rev. A) Existing Floor Plan M9556-HUN-APL004 (Rev. C) Context Plan and Proposed Signage M9556-HUN-APL005 (Rev. A) Level 2 - Proposed Floor Plan M9556-APL10 (Rev. A) Window Opening Detail M9556-APL011 (Rev. A) Spiral Stair Screen Details M9556-APL012 (Rev. A) Glazed Screen Details M9556-APL013 (Rev. A) New Sliding Door M9556-APL014 (Rev. A) New Internal Glazed Partition Heritage Statement, prepared by Portico Heritage, dated June 2024 Design, Access and Heritage Statement, prepared by Hunters, dated May 2024 and shall thereafter be retained/maintained for as long as the development remains in existence. REASON To ensure the development complies with the provisions of the Hillingdon Local Plan Part 1 (2012), Part 2 (2020) and the London Plan (2021). 3. NONSC Window Details Notwithstanding the approved documents and drawings, prior to commencement of the development details of the two proposed windows overlooking the internal courtyard shall be submitted to and approved in writing by the Local Planning Authority. These details shall demonstrate that these windows would be designed and finished in materials to match the existing windows in this section of the building with regards to design, materials, colour and profile. The development shall be carried out in accordance with these approved details. Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 2 of 5 REASON To safeguard the special architectural and/or historic interest of the building in accordance with Policy HE1 of the Hillingdon Local Plan Part 1 (2012), Policies DMHB 1 and DMHB 2 of the Hillingdon Local Plan Part 2 (2020), Policy HC1 of the London Plan (2021) and Chapter 16 of the National Planning Policy Framework (2023). 4. LB2 Making good of any damage Any damage caused to the building in execution of the works shall be made good to the satisfaction of the Local Planning Authority within six months of the works being completed. REASON To safeguard the special architectural and/or historic interest of the building in accordance with Policy HE1 of the Hillingdon Local Plan Part 1 (2012), Policies DMHB 1 and DMHB 2 of the Hillingdon Local Plan Part 2 (2020), Policy HC1 of the London Plan (2021) and Chapter 16 of the National Planning Policy Framework (2023). Informatives I53 Compulsory Informative (2) The decision to GRANT listed building consent has been taken having regard to the policies and proposals in the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020), including Supplementary Planning Guidance, and to all relevant material considerations, including The London Plan (2021) and national guidance. DMHB 1 Heritage Assets DMHB 2 Listed Buildings LPP HC1 (2021) Heritage conservation and growth NPPF16 -23 NPPF16 23 - Conserving and enhancing the historic environment Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 3 of 5 Appendix 2: Relevant Planning History 14805/APP/2022/1345 Civic Centre High Street Uxbridge Installation of new access ramp along the perimeter of the civic building constructed within the footprint of planting bed and external steps to provide level access to the terrace external to the South-East entrance of the Civic Centre. A new pit-mounted wheelchair platform lift to provide level access between the external terrace and internal ground floor level (Application for Listed Building Consent). Decision: 27-06-2022 Approved 14805/APP/2023/3254 Civic Centre High Street Uxbridge Alterations to the existing covered walkway (2nd level of the building) between the Corporate entrance and the Middlesex Suite to form a fully enclosed link by installing new windows and glazed screens. Formation of new entrance door (1st level of the building) to 1 North Quadrant. Decision: 15-02-2024 Approved 14805/APP/2023/3274 Civic Centre High Street Uxbridge Alterations to the existing covered walkway between the Corporate entrance and the Middlesex Suite (2nd level of the building) to form a fully enclosed link by installing new windows and glazed screens. Formation of new entrance door (1st level of the building) to North Quadrant. Decision: 15-02-2024 Approved 14805/APP/2024/956 Civic Centre High Street Uxbridge Change of use of Middlesex Suite and Registrar's Office (Part Level 1 and Level 2) within the Civic Centre Complex from Class E (g) (i) / Sui Generis to Class F1 to accommodate a new public library and museum, involving minor internal and external alterations and associated works. Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 4 of 5 Appendix 3: List of Relevant Planning Policies The following Local Plan Policies are considered relevant to the application:- Part 1 Policies: PT1.HE1 (2012) Heritage Part 2 Policies: DMHB 1 Heritage Assets DMHB 2 Listed Buildings LPP HC1 (2021) Heritage conservation and growth NPPF16 -23 NPPF16 23 - Conserving and enhancing the historic environment Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 5 of 5

Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Part 2 – Application Report Case Officer: Daniel Ambrose 77811/APP/2024/442 Date Application Valid: 20.02.2024 Statutory / Agreed Determination Deadline: 31.07.2024 Application Type: Full Ward: Uxbridge Applicant: London Borough of Hillingdon Site Address: Garage Site Hilton Close, Uxbridge Proposal: Erection of two 3 -bedroom detached dwellings with associated parking and amenity space following demolition of existing garages Summary of Recommendation: GRANT planning permission subject to section 106 legal agreement and conditions Reason Reported to Committee: Required under Part 6 of the Planning Scheme of Delegation (the Council is the Applicant) Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Summary of Recommendation: That delegated powers be given to the Director of Planning, Regeneration and Environment to GRANT planning permission subject to the following: A) That the Council enter s into a legal agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) or any other legislation to secure the following: 1. A financial contribution of £7,000 towards the implementation of a local parking management scheme , if requested by residents through the Council’s Petition Scheme. 2. A restriction such that future occupiers of the development are unable to join any parking management scheme in the vicinity of the site. 3. Project management and monitoring fee: A financial contribution equal to 5% of the total cash contributions. B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in the review and preparation of the legal agreement and any abortive work , as a result of the agreement not being completed. C) That Officers be authorised to negotiate and agree the detailed terms of the proposed agreement and conditions of approval (proposed conditions set out in Appendix 1 to this report). D) If the Legal Agreement ha s not been finalised within 6 months, delegated authority be given to the Director of Planning, Regeneration and Environment to refuse the application for the following reason: 'The applicant has failed to provide measures to mitigate the impacts of the development on the H ighway, as a consequence of demands created by the proposed development. The proposal therefore conflicts with policies DMEI 7, and DMT 6 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), the Council's Planning Obligations SPD , the Hillingdon Local Plan: Part 1 - Strategic Policies (2012), the London Plan (2021) and the NPPF.' 1 Executive Summary 1.1 This application for full planning permission relates to a garage site situated to the rear (south-east) of Hilton Close, Uxbridge. It is proposed to demolish 20no. existing garages and erect two 3-bedroom detached dwellings, with associated parking and amenity space. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 1.2 With regards to the proposed loss of the existing 20no. garages on site, it should be noted that the design/size of the garages does not accord with modern garage standards. As a result, the garages are considered impracticable for the parking of modern vehicles, and are unlikely to be used for such purposes. Having regard to this, the redevelopment of the site is considered a public benefit in principle. 1.3 Moreover, the proposal seeks planning consent for 2 new 3 -bedroom dwellings on previously developed land. As such, the new dwellings would make effective use of land and contribute towards meeting an identified need for family sized dwellings in the Borough. This weighs in favour of the proposal. 1.4 Each proposed dwelling would be provided with 2no. off -street car parking spaces, therefore ensuring adequate parking provision to serve the new development. It is acknowledged that in addition to the loss of the 20no. garages, the proposal would result in the loss of circa 6 car parking spaces which are located within the site area, but not on street. A parking survey has been submitted by the Applicant, which demonstrates that the potential displacement of these 6 spaces on street could be absorbed, however this would result in the on -street parking spaces reaching maximum capacity. A planning obligation has been recommended requiring the applicant to fund the future implementation of a parking management scheme, in the event that residents were to request one through the Council’s Petition Scheme . It is considered that this proposed planning obligation satisfactorily mitigates any potential harm arising from parking overspill. 1.5 The replacement of the garage blocks with proposed new, well designed residential units would have a positive impact on the character and appearance of the area. The proposed dwellings would provide adequate levels of internal living accommodation for future residents , which would include level access to meet accessibility standards (to be secured by planning condition). The proposed external amenity space provision conforms to the requirements of Policy DMHB 18 of the Hillingdon Local Plan Part 2: Development Management Policies (2020 ). Overall, it is considered that the development would provide good quality living accommodation for its future residents , and the scheme has been designed such that it would not adversely affect the residential amenity of neighbouring residents. 1.6 It is noted that following a formal public consultation during the processing of the planning application, no objections or concerns were received from residents. 1.7 Taking all relevant matters into account, it is concluded that the proposal would have an acceptable impact on highway safety , and the development would not cause harm in respect of flood risk, neighbouring residential amenity or other respects. The development would contribute positively to the character and appearance of the area, and would provide high quality family housing, for which there is an identified need. The proposal complies with the Development Plan and is recommended for approval, subject to the completion of a satisfactory S106 agreement to secure the obligations set out in the Heads of Terms (above) , and subject to the planning conditions set out in Appendix 1. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 2 The Site and Locality 2.1 The development site is located at the end of Hilton Close, a cul de sac leading from Cowley Mill Road, Uxbridge. The site comprises 20no. single storey garages, 7no. ‘end-on’ hardstanding parking space s and grass verges, with hardstanding be ing the dominant feature. The site is located within a predominantly residential area, comprising of two storey terraced and semi -detached properties and three storey blocks of flats, finished in brick. Some properties within the local area have on-site parking spaces, others have detached garages or use nearby parking bays. To the south / south-west of the site lies existing industrial and commercial development. 2.2 Hilton Close has an unclassified PTAL ranking, indicating there is no access to public transport. This suggests that the occupiers of properties along Hilton Close would be reliant on the private car for trip making. 2.3 The site is not within a designated conservation area, or within close proximity of any listed buildings. The site does lie within an Air Quality Management Area and an Archaeological Priority Zone. The site is identified as being one which is at risk of surface water flooding and is potentially contaminated land (historic land-use). There are no other site designations of particular relevance to the proposal. However, it should be noted that the industrial/commercial development to the south/south-west lies within a designated SIL (Strategic Industrial Land) designation. 2.4 Figure 1 ( below) shows a street-view image, looking towards the application site from Hilton Close. Figure 2 (over the page) shows the location of the application site and relationship with neighbouring buildings. Figure 1: Street View Image of the Application Site Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Figure 2: Location Plan (application site edged red) 3 Proposal 3.1 Planning permission is sought for the demolition of 20no. existing garages and the erection of two 3-bedroom detached dwellings, with associated car parking spaces and private gardens. Extracts from the proposed site layout plan and elevation plans are shown over the page (Figure 3). 3.2 It should be noted that a mended drawings were received during the application process, to amend the garden boundary of plot 2, to maintain access to an adjacent substation from Hilton Close . Re-consultation on the amended drawings was not considered necessary, having regard to the minor nature of the amendments. 4 Relevant Planning History 4.1 A list of the relevant planning history related to the application site can be found in Appendix 2. 5 Planning Policy 5.1 A list of planning policies relevant to the consideration of the application can be found in Appendix 3. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Figure 3: Proposed Plans (please note – larger versions of plans can be found in the Committee Plan Pack) Extract from Proposed Site Layout Plan Proposed Elevations (north-east and south-west) Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Proposed Elevations (north-west and south-east) 6 Consultations and Representations 6.1 22 neighbouring addresses were notified directly about the proposal on 28 th February 2024. No comments or objections have been received from members of the public. 6.2 Consultee responses received are summarised in Table 1 (below). Table 1: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Scottish Southern Electric (SSE) No comments received to date. The consultation expires on 17th July 2024. An update will be provided to Members through an Addendum/at Committee. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Contaminated Land Officer No objection to the proposal. However, contamination records show that the proposed development site is located on a former potential contaminated land use, identified as ‘works (various) land use’. Therefore, it is recommended that contaminated land conditions are imposed should the application be approved. Noted. The recommended conditions have been included in the Planning Officer’s recommendation. Highway Authority No objection subject to conditions and S106 Legal Agreement. The land currently hosts 20no. lock up garages and 7no. ‘end-on’ hardstanding parking spaces. Hilton Close is a residential cul-de-sac providing access to 8no. apartment blocks containing 42no. flats. Hilton Close leads off Cowley Mill Road, which forms part of the Borough’s classified road network. Parking along Hilton Close is signed as being for ‘Residents Only’, though the only enforceable parking restriction pertains to a single on-street disabled person parking bay. On the roads further afield, parking is unrestricted. Beyond the 20no. garages is an electricity sub- station with pedestrian access to it from Cowley Mill Road. The proposal would not impinge upon this access. In support of the planning application, a Transport Statement has been provided that includes a Lambeth Methodology Parking Survey. NOTE: the Lambeth Methodology excludes disabled parking spaces. This survey includes Cowley Mil Road and the streets opposite; however, the Highway Authority considers that people living on Hilton Close would be reluctant to park on Cowley Road or the roads leading off it, anxious that their car would be stolen, broken into, or hit by another vehicle. It is anticipated that the residents of Hilton Close would prefer to park as close to their home as possible. The Transport Statement reports that there are 35no. car parking spaces on Hilton Close, however the Noted. The recommended conditions, planning obligation and parking permit restriction are all included within the Planning Officer’s recommendation. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Highway Authority considers that there are only 33no. usable spaces. The applicant has undertaken a parking survey which found 27no. cars parked. Based on there being 33no. car parking spaces available, this showed a parking stress of 81%, where 85% stress shows parking is at full capacity. With the development built out, 6no. of the 7no. hardstanding car parking spaces would be lost, reducing supply to 27no. spaces. Taking into account the number of car parking spaces available and demand, the Highway Authority require a planning obligation be secured that would fund delivery of a Parking Management Scheme should residents ask for one. This would address this issue. With a Parking Management Scheme in place, only those residents with a parking permit would be allowed to park on Hilton Close, the hours of operation are typically Monday to Friday 09:00 to 17:00h. Furthermore, as both of the new dwellings would have 2no. car parking spaces each, the Highway Authority require that the occupiers of these dwellings are prohibited from applying to join any forthcoming parking scheme. Allowing them access to parking permits would provide them with access to more car parking spaces than permitted in the London Plan 2021 Policy T6.1 Residential Parking. Planning conditions are also required to secure: 1. That each new property is provided with 1no. active electric vehicle charge point; and 2. A Construction Logistics Plan shall be submitted for approval. Access Officer This proposal has been reviewed with reference to London Plan Policy D7. No accessibility concerns are raised, subject to conditions being imposed to secure step free access and compliance with M4(2) accessibility standard (as set out in Approved Document M to the Building Regulations (2010) 2015). Noted. The recommended conditions have been included in the Planning Officer’s recommendation. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 7 Planning Assessment Principle of Development Redevelopment of the Site for Housing 7.1 The NPPF (2023) and Policy GG2 of the London Plan (2021) encourage the effective use of land, and the use of previously developed, vacant and underutilised sites to maximise development potential, in particular for new housing. Chapter 5 of the NPPF supports the delivery of homes, confirming that local authorities should, through their Local Plans, demonstrate how housing targets and objectives will be met. Emphasis is given to housing delivery over the next five years, but authorities are also required to consider growth beyond this. 7.2 Policy GG4 of the London Plan (2021) seeks to ensure that London's housing needs are met. Policy H1 of the London Plan promotes the optimisation of housing output within different types of location. Consideration will also be given to the accessibility of the site to services and amenities. P olicy H2 of the London Plan advises that Borough's should proactively support well designed homes on small sites in decision and plan making. 7.3 At the local level, Policy H1 of the Local Plan: Part 1 - Strategic Policies (November 2012) gives general support to housing provision to meet and exceed the Council's minimum strategic dwelling requirement. 7.4 The site comprises a set of garages within an established residential area (albeit adjacent to industrial / commercial buildings). Having consulted with the Local Highway Authority, it is understood that 90% of the garages are vacant and have been for a period of time. It is confirmed that the existing garages are not designed to accommodate modern-day vehicles, which is likely to have led to an increase in the vacancy rates. Furthermore, it is considered that the garages are of a utilitarian and tired appearance and thus do not contribute positively to the visual character and appearance of the area. Having regard to the above points and in light of the planning policy support for the optimisation of brownfield sites to contribute towards delivering new homes, subject to the proposed development’s compliance with other relevant planning policies and material planning considerations, the principle of redeveloping the site for housing is supported. Housing Mix and Tenure 7.5 The planning application proposes the erection of 2 x 3 -bedroom dwellings. This proposed housing mix is supported, as it would make a positive contribution towards addressing the identified need for family sized units within Hillingdon Borough. Whilst the application form submitted appears to suggest the proposed dwellings may be offered as affordable units, it is understood from the applicant that this is not the case and the dwellings would be market dwellings. This is acceptable, as there is no policy requirement for provision of affordable dwellings for a development of this scale. The planning permission (if granted) would allow for the dwellings to be either sold as market dwellings or occupied as affordable dwellings. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Density of Development 7.6 Numerical densities are more appropriate to larger sites and what is considered of greater significance to the determination of this application is the local contextual factors. The key consideration is therefore whether the development would acceptably integrate with the character and appearance of the area, and would respect residential amenity considerations, rather than the consideration of the numerical density of the proposal. These matters are discussed below. Design / Impact on the Character and Appearance of the Area 7.7 Policies D1, D3 and D4 of the London Plan (2021) require development proposals to be of high quality and to enhance the local context by delivering buildings and spaces that positively respond to local distinctiveness. 7.8 Policy BE1 of the Hillingdon Local Plan Part 1 – Strategic Policies (2012), and policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan Part 2 – Development Management Policies (2020) seek (in summary) to secure a high quality of design that enhances and contributes to the area in terms of form, scale and materials ; is appropriate to the identity and context of the townscape ; and would improve the quality of the public realm and respect local character. These aims are also supported by Chapter 12 of the NPPF (2023). 7.9 The development site is located at the end of Hilton Close, a small cul de sac that lies off Cowley Mill Road. To the south and south-west of the site are industrial / commercial buildings. A substation is situated adjacent to the site to the south-east and as noted previously, the application has been amended to maintain access to this substation from Hilton Close . To the north of the site lie the 3 storey flats on Hilton Close , which are finished in brick. To the east are the gardens and rear elevations of 2 storey semi-detached and terraced dwellings on Cowley Mill Road. These dwellings are finished in brick , with the semi -detached dwellings featuring render at first floor level. 7.10 The proposed new dwellings would be constructed away from the existing three- storey flats where the close ends . As such, they would adhere to an extent to the building lines of the last block of flats and would be built close to the rear site boundary, which would assist in maintaining the openness of Hilton Close at this end. Further, t he proposed two storey heigh t and relatively modest scale of the dwellings would ensure the proposal would not appear over-dominant in its setting. 7.11 It is considered that the proposed dwellings are of a high -quality design and appearance. S ubject to securing appropriate materials for the new development (planning condition recommended), the replacement of the utilitarian and somewhat dilapidated garages with the proposed new dwellings , would result in a positive impact on the ch aracter and visual amenity of the area. Whilst the proposed dwellings would be of a more contemporary design when compared with neighbouring properties, it is important to note that the surrounding area contains a mixture of housing types and commercial buildings. The two new dwellings would be set on their own at the end of the close and in this context , it would not be Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press necessary for their design to replicate adjacent buildings. Moreover, it is considered that the proposed contemporary (whilst in keeping design, in terms of scale and massing) would provide an appropriate transition between the existing vernacular and the commercial area to which this site borders. 7.12 In the event that the application is approved, a landscaping scheme would be secured via condition to ensure that appropriate planting is provided to soften the new development. 7.13 Overall and for the reasons outlined above, it is considered that the proposal would have a positive impact on the character and visual amenities of the area. Residential Amenity 7.14 Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that development proposals should not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 7.15 Paragraph 135 of the NPPF (2023) states 'Planning policies and decisions should ensure that developments: f) create places that are safe, inclusive and accessible and which promote health and well -being, with a high standard of amenity for existing and future users…’ Privacy 7.16 The front elevation windows of the proposed dwellings would front Hilton Close (and the rear elevations of No.s 44 to 47 Cowley Mill Road, at a distance of approximately 21m at their closest point). This separation distance would be sufficient to ensure that the proposal does not have an unduly detrimental impact upon the privacy of the occupiers of No.s 44 to 47 Cowley Mill Road. 7.17 The side elevation s of the proposed dwellings contain first floor and ground floor windows. It is noted from the submitted Design and Access Statement that the north- west facing elevation openings are proposed to be obscure glazed. This is considered necessary, as those openings on Plot 1 would face towards windows in an adjacent block of flats at approximately 14m separation distance. Similarly , the north-west facing windows serving Plot 2 would face towards habitable room windows in Plot 1 at close proximity . The windows to be obscure ly glazed either serve non-habitable rooms, or in the case of a ground floor kitchen window in each Plot, are one of multiple openings serving the same roo m. Accordingly, obscure glazing these openings would be acceptable and can be secured by condition in the event of the grant of planning permission . The proposed south-east facing side elevation windows of Plot 1 would face the aforementioned north-west elevation obscure glazed windows of Plot 2, and the proposed south-east facing side elevation windows of Plot 2 would face towards commercial properties . These would be acceptable relationships. There are no windows proposed to the rear elevations of the new dwellings. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 7.18 At present, properties within Hilton close and the surrounding area have first floor rear windows which provide views into their gardens and neighbouring gardens. As such, a degree of mutual overlooking is not uncommon in this dense residential location. The development would cause no loss of privacy or overlooking which is above and beyond the established level of overlooking that exists between properties in the local area. Light and Outlook 7.19 The proposed dwellings would be sited far enough away from neighbouring properties so as not to unduly impact upon light received or outlook. It is also considered that proposed Plots 1 and 2 would relate acceptably to one another in these respects. Noise and Disturbance 7.20 The addition of 2 new homes within an established residential area would not lead to any significant increase in noise or disturbance levels for existing residents that would warrant a refusal of planning permission on these grounds. If the application is approved, a condition has been recommended to ensure that the construction process is managed in a manner which limits the development impact s on neighbours as far as practicable. 7.21 It is noted that the application site is adjacent to a designated SIL (where permitted and established industrial and commercial uses would be expected to generate significant noise). Having regard to this, the applicant was advised to submit a Noise Assessment and this was duly submitted as part of the planning application submission. The assessment report concludes: ‘The BS 4142 assessment, taking context considerations into account as guided by the standard, particularly the ability to design and achieve appropriate sound levels inside dwellings can be classified as low.’ 7.22 Having regard to the Agent of Change principle, it is considered that the proposed development has been carefully designed (i.e. by ensuring no rear elevation windows). The relationship of these proposed new properties with the adjacent SIL would be similar to that of the existing established residential properties in this location, and having regard to the conclusions of the submitted Noise Assessment report, the siting of the new residential units in this location is considered acceptable. A condition has been included to ensure that the recommendation of the Noise Assessment report (to secure good internal acoustic conditions within the dwellings) is taken forward in the development. Residential Amenity - Conclusion 7.23 Having regard to the points discussed above, and subject to the aforementioned planning conditions, it is considered that the development would have an acceptable impact on residential amenity. The quality of the proposed residential accommodation is assessed in further detail below. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Quality of Proposed Residential Accommodation (Internal and External) Internal Amenity 7.24 Policy D6 of the London Plan (2021) requires that all housing should be of high - quality design and provide adequately sized rooms with comfortable and functional layouts, which are fit for purpose and meet the needs of all Londoners without differentiating between tenures. 7.25 Policy DMHB 16 of the Hillingdon Local Plan: Part Two – Development Management Policies (2020) requires that all housing developments should have an adequate provision of internal space in order to provide an appropriate living environment. 7.26 The above policies require that a 3-bedroom 6-person dwellinghouse should benefit from a GIA of at least 102sqm. The proposed development comprises the following internal accommodation: Plot 1: 135.9 m2 Plot 2: 135.9 m2 7.27 The dwellings would therefore exceed required internal floor space standards. 7.28 Each dwelling features habitable rooms which are served by windows providing adequate daylight, sunlight, and outlook for future occupiers. The buildings have been designed so that (subject to the obscure glazing condition previously discussed) there are no direct views between habitable room windows , in order to ensure that adequate levels of privacy are provided. External Amenity 7.29 Policy DMHB 18 of the Hillingdon Local Plan Part 2: Development Management Policies (2020) requires all new residential developments to provide good quality and usable private outdoor amenity space. For 3-bedroom dwellings, at least 60sqm of private amenity space should be provided. 7.30 The proposed amenity space provisions are as follows: Plot 1: 253 m2 Plot 2: 177m2 7.31 A demonstrated above, the proposal would provide internal and external living spaces above the policy required standards , demonstrating that good quality living accommodation would be provided. Highways and Parking 7.32 Policies DMT 2, DMT 5 and DMT 6 of the Hillingdon Local Plan set out to ensure that developments provide safe and convenient access for pedestrians, vehicles, and cyclists; that developments do not result in a significant impact upon the local highway network due to the displacement of parking or parking overspill ; and that Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press developments provide a range of travel choice in order to promote more sustainable methods of transport. 7.33 The application site is located within an area which does not benefit from a PTAL ranking; however, it is located nearest to a 1b rated road. As such , it is considered that there would be a strong reliance on the motor vehicle to travel to and from the site. It is also noted that Hilton Close is not subject to a Parking Management Scheme, meaning that residents are free to park where there are no parking controls. Loss of Garages 7.34 The land currently hosts 20no. lock up garages. As stated in the Principle of Development section of this report, 90% of the existing garages are vacant and have been for some time. The design/size of the garages does not accord with modern garage standards, and as a result, they are considered unsuitable for the parking of modern vehicles . The loss of the existing garages is therefore considered acceptable in terms of parking and Highway safety considerations. Loss of Car Parking 7.35 The proposal would result in the loss of circa 6 off street car parking spaces. These spaces are contained within the car park area which leads up to the existing garages. The applicant has submitted a parking stress survey in support of the application , which has been reviewed by the Highway Authority (please refer to Section 6, Table 1 for a summary of comments). 7.36 The Highway Authority has concluded that the loss of the 6 parking spaces could be absorbed on -street, however this would lead to reaching the maximum on -street capacity. They therefore request that a financial contribution of £7,000 should be secured to pay for the implementation of a Parking Management Scheme (should this be requested by residents) to mitigate the potential harm arising from the displacement of the 6 spaces. It is noted that no objections have been received to this planning application in response to the public consultation undertaken by the LPA. If parking issues were to arise , residents could raise a Petition (under the Council’s Petition Scheme) for the implementation of a Local Parking Management Scheme, which would be funded by the contribution. The recommended planning obligation has been included in the Heads of Terms set out at the beginning of this report. It should be noted that the contribution would be held for a period of time by the Local Planning Authority and returned if not required, in accordance with terms set out in the Section 106 agreement. Proposed Parking 7.37 The drawings submitted provide comfort that two vehicles could be parked on site at each property. Parking provision for two vehicles would be the maximum expected for a residential dwelling and would be an appropriate provision in light of the unclassified PTAL ranking of the site. The Highway Officer has recommended that a restriction is applied , such that future occupiers of the development would be Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press prohibited from joining any parking management scheme in the vicinity of the site. This could be secured in the S106 legal agreement and has been included in the Heads of Terms set out at the beginning of this report. Access 7.38 2 new vehicle accesses are proposed to serve the new dwellings . These are considered of suitable design and it is noted that no comments or objections have been received from the Highway Officer in respect of the proposed new accesses. Cycle Parking 7.39 Appendix C, Table 1 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) requires the provision of cycle parking facilities for new residential units. A cycle store would be provided for each of the proposed dwellings ensuring that adequate cycle parking is provided for new residents. Full details of the cycle stores would be secured through the proposed landscaping condition in the event of an approval. Refuse and Recycling Collection 7.40 Policy DMHB 11 -part (d) of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that development proposals should make sufficient provision for well-designed internal and external storage space for general, recycling and organi c waste, with suitable access for collection. Bin stor age and collection locations have been identified on the drawings for each dwelling in suitable locations. Full details of the waste storage facilities would be secured through the proposed landscaping condition in the event of an approval. Electric Vehicle Charging Provision (EVCP) 7.41 Part G) of Policy T6 and part C) of Policy T6.1 of the London Plan (2021) state that all residential car parking spaces must provide infrastructure for electric or Ultra-Low Emission vehicles. In relation to this, the Highway Officer has recommended a planning condition to secure 1 active electric vehicle charging point for each of the proposed new dwelling s. This has been included within the recommended landscaping condition (refer to Appendix 1). Construction Logistics/Management 7.42 As per the recommendation of the Highway Officer, a construction logistics/management plan condition has been included in the Planning Officer’s recommendation (refer to Appendix 1 for conditions). This condition would ensure that the development does not have a significant adverse impact on traffic and pedestrian safety during construction, given the constraints of the site. Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press Highways and Parking – Conclusion 7.43 Subject to the imposition of the conditions and planning obligations discussed in the paragraphs above, it is concluded that the proposal would have an acceptable impact on parking and Highway safety , in accordance with the relevant planning policies referenced. Accessibility 7.44 London Plan (2021) Policy D7 states: ‘To provide suitable housing and genuine choice for London's diverse population, including disabled people, older people and families with young children, residential development must ensure that: 1) at least 10 per cent of dwellings (which are created via works to which Part M volume 1 of the Building Regulations applies) meet Building Regulation requirement M4(3) 'wheelchair user dwellings' 2) all other dwellings (which are created via works to which Part M volume 1 of the Building Regulations applies) meet Building Regulation requirement M4(2) 'accessible and adaptable dwellings' 7.45 The Council’s Access Officer has been consulted and is satisfied with the proposals, subject to the imposition of conditions to secure th e submission of details demonstrating step free access for both units and conformity to M4(2) standards. These conditions have been included in the officer recommendation (refer to Appendix 1) and it is considered that the proposal satisfies planning requirements in respect of accessibility. Trees and Landscaping 7.46 Policy D5 of the London Plan (2021) states that development proposals should integrate green infrastructure to contribute to urban greening, including the public realm. 7.47 Policy DMHB 14 of the Hillingdon Local Plan: Part Two – Development Management Policies (2020) requires that all development retains or enhances existing landscaping, trees, and biodiversity. 7.48 It is considered that the proposal would not impact adversely upon significant trees and the proposal provides an opportunity to increase the level of planting and landscaping at the site . A landscaping condition has been included to secure the detailed landscaping proposals. A condition has also been included to ensure adequate tree protection measures to protect adjacent trees /trees to be retained during construction. Ecology and Biodiversity 7.49 Policy DMEI 7 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that if development is proposed on or near to a site considered Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press to have features of ecological or geological value, applicants must submit appropriate surveys and assessments to demonstrate that the proposed development will not have unacceptable effects. The development must provide a positive contribution to the prot ection and enhancement of the site or feature of ecological value. 7.50 The site predominantly comprises buildings and hard surfac es and t here are no protected sites of ecological interest adjacent to or near to the site. It is therefore considered that the likelihood of protected species being present at the site is low and the submission of an ecological survey is not necessary. 7.51 With regards to Biodiversity Net Gain (BNG), an exemption for non -major developments was in place until 2 nd April 2024. Therefore, as this planning application was submitted prior to 2nd April 2024, it is exempt from the statutory BNG condition. Notwithstanding the above, it is considered that the proposal will in any event enhance the biodiversity potential of the site , through the addition of landscaping and garden areas. As noted previously, soft landscaping will be secured through the imposition of a landscaping condition. Air Quality 7.52 Policies SI 1 of the London Plan (2021), EM8 of the Hillingdon Local Plan: Part 1 (2012) and DMEI 14 of the Hillingdon Local Plan: Part 2 (2020) are all directly relevant to the proposal. These policies can be read in full in the Committee Report Part 3 - Policy Appendix, and in summary, seek to safeguard and improve air quality in order to protec t existing and new sensitive receptors. These aims are also supported by the NPPF (2023) at chapter 15. 7.53 The development site is located within an Air Quality Management Area. Whilst the proposal would introduce new residential units and associated vehicular trips, this is not considered significant in air quality terms, having regard to the previous use of the garages, which would have generated vehicular trips (and associated impact on air quality). As noted previously, a condition will secure an active EVCP for each dwelling, which will facilitate the use of electric vehicles. Security 7.54 The proposed development is not considered to compromise the security of the application site or adjoining sites . The new dwellings would enable greater surveillance of Hilton Close, in comparison with the existing situation. Sustainability 7.55 Policy DMEI 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) requires all developments to make the fullest contribution to minimising carbon dioxide emissions in accordance with the London Plan targets. 7.56 The proposed development is of a minor scale, therefore whilst the principle of SI 2 (carbon reduction) is applicable, the London Plan Policy applies more specifically to Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press major scale applications. The applicant is therefore not required to submit an energy statement with the application or demonstrate a policy level of on -site savings. Notwithstanding this point, the modern construction of the development would be considered as providing sufficient energy savings itself and therefore the development would comply with the principles of the carbon saving development plan policies. 7.57 A condition would be secured requiring the proposed development to achieve as a minimum, a water efficiency standard of no more than 110 litres per person per day maximum water consumption (to include a fixed factor of water for outdoor use of 5 litres per person per day in accordance with the option requirement defined within Approved Document G of the Building Regulations). 7.58 The proposal would therefore be considered compliant with Policy SI 2 of the London Plan (2021) and Policy DMEI 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Flooding and Drainage 7.59 Policy SI12 and SI13 of the London Plan (2021) require, in summary, that flood risk is minimised and mitigated, and that surface water runoff is managed close to source. 7.60 The site lies within Flood Zone 1 (low risk of fluvial flooding); however, it is identified as being at high risk from surface water flooding. The applicant submitted a Flood Risk Assessment with the planning application which concludes: ‘To deal with flood risk from surface water and groundwater, Finished Floor Levels should be raised as much as possible, in the range of 450 -600mm. Further site investigation, including CCTV surveys and soil testing is recommended before a SuDS design is progressed.’ Having regard to the findings of the Flood Risk Assessment, a planning condition has been included to ensure construction accords with the recommended mitigation measures. In addition, conditions have been included to require approval of the finished floor levels and to require submission and approval of sustainable drainage details. 7.61 Subject to the aforementioned conditions, t he proposals are considered to be in compliance with Policies DMEI 9 and DMEI 10 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) and Policies SI 12 and SI 13 of the London Plan (2021). Airport Safeguarding 7.62 The development would have no impact on airport safeguarding. Land Contamination 7.63 Policy DMEI 12 of the Local Plan Part 2 (2020) states that for sites which are identified as being at potential risk from land contamination, a contaminated land Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press report detailing the history of contamination on site, relevant survey work and findings should be submitted in support of the application. 7.64 The site is identified as being located within an area potentially at risk from land contamination according to the Council’s mapping system. Having consulted the Council’s contaminated land specialist, no objection is raised subject to the inclusion of contaminated land conditions. These are captured in the Planning Officer’s recommendation in condition 12 (Appendix 1 to this report). Subject to this condition, the development is acceptable in respect of land contamination. Electricity Infrastructure 7.65 It is noted that the development is to be constructed close to the boundary of an electricity substation located adjacent to the site. A consultation letter was issued to the electricity provider (SSE) dated 26 -06-24 after undertaking a Land Registry search to identify the owner of the asset. No comments have been received to date, however an update will be provided to Members via an Addendum Report/at the Committee meeting. Notwithstanding the above, as had been previously explained, the scheme has been amended to retain clear access to the substation from Hilton Close and no concerns are identified in respect of the relationship with the existing substation. Fire Safety 7.66 Policy D12 of the London Plan states that all developments must achieve the highest standards of fire safety. Having regard to the scale and nature of the development, all relevant matters related to fire safety will be addressed through the Building Regulations. Heritage 7.67 As noted, the site is not within a designated conservation area or close to listed buildings, therefore no issues are raised in this respect. Whilst the site does lie within an Archaeological Priority Zone, having regard to the scale of development and the brownfield nature of the site (i.e. any archaeological remains are likely to have been disturbed previously), no archaeological conditions are recommended. Planning Obligations 7.68 The Community Infrastructure Levy Regulations 2010 (Regulations issued pursuant to the 2008 Act) and the NPPF have put three tests on the use of planning obligations into law. It is unlawful (since 6th April 2010) to request planning obligations that do not meet the following tests: i. necessary to make the development acceptable in planning terms; ii. directly related to the development; and iii. fairly and reasonable related in scale and kind to the development. 7.69 The planning obligations set out in the Heads of Terms at the start of this report are considered necessary to make the development acceptable in planning terms and Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press meet the above tests. No other planning obligations are considered to be required , having regard to the scale and nature of the proposed development. 8 Other Matters Human Rights 8.1 The development has been assessed against the provisions of the Human Rights Act, and in particular Article 1 of the First Protocol and Article 8 of the Act itself. This Act gives further effect to the rights included in the European Convention on Human Rights. In arriving at this recommendation, due regard has been given to the applicant's reasonable development rights and expectations wh ich have been balanced and weighed against the wider community interests, as expressed through third party interests / the Development Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 It is acknowledged that the Council is the applicant. 8.4 The proposal involves the creation of residential units and is CIL liable . The Hillingdon CIL charge for residential developments is £95 per square metre of additional floorspace. This is in addition to the Mayoral CIL charge of £60 per sq metre. 9 Conclusion / Planning Balance 9.1 Planning permission is sought for the erection of 2 x 3 bed room dwellings following the removal of 20 existing garages. 9.2 The proposal would result in the redevelopment of an underutilised brownfield site , providing high quality family housing (for which there is an identified need) , and contributing positively to the character and visual appearance of the area . Subject to the conditions and planning obligations recommended in this report, the proposal would have an acceptable impact on highway safety, would not be at unacceptable risk from flooding and would not cause harm to nei ghbouring residential amenity. The proposal is acceptable in all other respects . It is considered that t he proposal complies with the Development Plan and no material considerations indicate that the policies of th e Development Plan should not prevail. It is recommended that planning permission is granted , subject to the completion of a satisfactory S106 agreement to secure the obligations set out in the Heads of Terms (above) and subject to the planning conditions set out in Appendix 1 (below). Hillingdon Planning Committee – 16th July 2024 PART 1 – Members, Public & Press 10 Background Papers Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. APPENDICES Planning Application 77811/APP/2024/442 Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 1 of 15 Appendix 1: Recommended Conditions and Informatives Conditions 1. RES3 Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. RES4 Accordance with Approved Plans The development hereby permitted shall not be carried out except in complete accordance with the details shown on submitted plans numbers: 001 REV A 100 REV A 200 REV A 201 REV A 202 REV A 203 REV A 210 REV B 211 REV B 220 REV B 230 REV B and shall thereafter be retained/maintained for as long as the development remains in existence. REASON To ensure the development complies with the provisions of the Hillingdon Local Plan Part 1 (2012), Part 2 (2020) and the London Plan (2021). 3. OM19 Construction Management Plan No development shall take place until a Demolition and Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The plan shall detail: a) The phasing of development works; b) The hours during which development works will occur; c) How vehicles will access the site whilst protecting neighbouring sites; d) Measures to prevent mud and dirt tracking onto footways and adjoining roads; e) Traffic management and access arrangements (vehicular and pedestrian) and parking Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 2 of 15 provisions for contractors during the development process (including measures to reduce the numbers of construction vehicles accessing the site during peak hours); f) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process; g) The storage of demolition/construction materials on site. The approved details shall be implemented and maintained throughout the duration of the demolition and construction process. REASON To ensure the development causes no harm to the local highways network or pedestrian and road user safety and to safeguard the amenity of surrounding areas in accordance with Policies DMT 2 and DMT 6 of the Hillingdon Local Plan Part 2 (2020), as well as policies D3 and T6 of the London Plan (2021). 4. HO5 No Additional Windows or Doors Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification), no additional windows, doors or other openings shall be inserted/constructed in the rear elevations or rear roof slopes, or north west facing elevations or north west facing roof slopes of the dwellings hereby permitted. REASON To prevent overlooking to adjoining properties in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020) and to ensure appropriate acoustic levels are achieved within the approved dwellings, in accordance with policy D13 of the London Plan (2021). 5. D2 Obscured Glazing The windows and doors in the north west facing elevations of the dwellings hereby permitted shall be glazed with obscure glass to at least scale 4 on the Pilkington scale. In addition, the windows shall be non-opening, unless the parts of the window which are openable are at least 1.8m above the floor level of the room serving the relevant window. The windows and doors shall thereafter be retained as such for so long as the development remains in existence. REASON To prevent overlooking to adjoining properties in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 6. NONSC Step Free Access Prior to any development on the site above damp proof course level, details of step free access via all points of entry and exit for each of the dwellings shall be submitted to, and approved in writing, by the Local Planning Authority. Such provision shall remain in place for Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 3 of 15 the life of the building. REASON To ensure housing of an inclusive design is achieved and maintained in accordance with Policies D5 and D7 of the London Plan (2021). 7. NONSC Accessibility Compliance M4(2) The dwellings hereby approved shall accord with the requirements of Policy D7 of the London Plan, and shall not be occupied until certification of compliance with the technical specifications for an M4(2) dwelling, as set out in Approved Document M to the Building Regulations (2010) 2015, has been submitted to, and approved in writing, by the Local Planning Authority. All such provisions must remain in place for the life of the building. REASON To not only allow the Building Control body to require the development to comply with the optional Building Regulations standards, but to also ensure the appropriate quantity and standard of accessible and adaptable housing is constructed and maintained in accordance with Policy D7 of the London Plan (2021). 8. RES6 Levels No development shall take place until plans of the site showing the existing and proposed ground levels and the proposed finished floor levels of all proposed buildings have been submitted to and approved in writing by the Local Planning Authority. Such levels shall be shown in relation to a fixed and known datum point and shall take account of the recommendations of the Flood Risk Assessment (Infrastruct CS Ltd. Nov 2023) submitted with the planning application. Thereafter, the development shall not be carried out other than in accordance with the approved details. REASON To ensure that the development presents a satisfactory appearance in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020) and to ensure the dwellings hereby permitted are not subject to an unacceptable risk of flooding, in compliance with Policies DMEI 9 and DMEI 10 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) and Policies SI 12 and SI 13 of the London Plan (2021). 9. RES7 Materials (Submission) No development above ground level shall take place until details of all materials and external surfaces (associated with the proposed development) have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be constructed in accordance with the approved details and be retained as such. Details should include information relating to make, product/type, colour and photographs/images. Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 4 of 15 REASON To ensure that the development presents a satisfactory appearance in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 10. RES9 Landscaping (car parking & refuse/cycle storage) No development above ground level shall take place until a landscape scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include: 1. Details of Soft Landscaping 1.a Planting plans (at not less than a scale of 1:100); 1.b Written specification of planting and cultivation works to be undertaken; 1.c Schedule of plants giving species (including pollution absorbing plants), plant sizes, and proposed numbers/densities where appropriate. 2. Details of Hard Landscaping 2.a Refuse Storage (including dimensions and material finishes); 2.b Secure and enclosed Cycle Storage units capable of storing 2 cycles for each dwelling (including dimensions and material finishes); 2.c Means of enclosure/boundary treatments; 2.d Hard Surfacing Materials; 2.e External Lighting; 2.f Car parking spaces - 2 for each dwelling, including 1 active electrical vehicle charging point for each dwelling. 3. Details of Landscape Maintenance 3.a Landscape Maintenance Schedule for a minimum period of 5 years; 3.b Proposals for the replacement of any tree, shrub, or area of turfing/seeding within the landscaping scheme which dies or in the opinion of the Local Planning Authority becomes seriously damaged or diseased. 4. Schedule for Implementation Thereafter the development shall be carried out and maintained in full accordance with the approved details. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality and provide adequate facilities in compliance with policies DMHB 11, DMHB 12, DMHB 14, DMEI 1 and DMT 2 of the Hillingdon Local Plan Part 2 (2020). 11. RES23 Visibility Splays - Pedestrian The vehicular accesses serving the dwellings hereby permitted shall be provided with 2.4m x Hillingdon Planning Committee - 16th July 2024 PART 1 - MEMBERS, PUBLIC & PRESS 5 of 15 2.4m pedestrian visibility splays which can be accommodated within the site in both directions and shall be maintained free of all obstacles to the visibility between heights of 0.6m and 2.0m above the level of the adjoining highway. REASON In the interests of highway and pedestrian safety in accordance with policy DMT 2 of the Hillingdon Local Plan Part 2 (2020). 12. NONSC Contamination (i) The development hereby permitted (excluding demolition, site clearance and initial ground investigation works) shall not commence until a scheme to deal with unacceptable contamination, (including asbestos materials detected within the soil), has been submitted to and approved by the Local Planning Authority (LPA). All works which form part of any required remediation scheme shall be completed before any part of the development is occupied or brought into use unless the Local Planning Authority dispenses with any such requirement specifically and in writing. The scheme shall include the following measures unless the LPA dispenses with any such requirement specifically and in writing: a) A desk-top study carried out by a competent person to characterise the site and provide information on the history of the site/surrounding area and to identify and evaluate all potential sources of contamination and impacts on land and water and all other identified receptors relevant to the site: (b) A site investigation, including where relevant soil, soil gas, surface water and groundwater sampling, together with the results of analysis and risk assessment shall be carried out by a suitably qualified and accredited consultant/contractor. The report should also clearly identify all risks, limitations and recommendations for remedial measures to make the site suitable for the proposed use; and (c) A written method statement providing details of the remediation scheme and how the completion of the remedial works will be verified shall be agreed in writing with the LPA prior to commencement, along with the details of a watching brief to address undiscovered contamination. No deviation shall be made from this scheme without the express agreement of the LPA prior to its implementation. (ii) If during remedial or development works contamination not addressed in the submitted remediation scheme is identified an addendum to the remediation scheme shall be agreed with the LPA prior to implementation; and (iii) Upon completion of the approved remedial works, this

Planning Committee Report Part 3: Planning Policy Appendix - Frequently Cited Policies 2 Planning Committee Part 1: Members, Public & Press Frequently Cited Planning Policies Abbreviations LP – London Plan (2021) LP1 – Hillingdon Local Plan Part 1: Strategic Policies (2012) LP2 – Hillingdon Local Plan Part 2: Development Management Policies (2020) Topic Policy Page No. Householder Policies LP2 DMHD 1: Alterations and Extensions to Residential Dwellings 4 LP2 DMHD 2: Outbuildings 6 LP2 DMHD 3: Basement Development 6 Standard of Accommodation LP D6: Housing quality and standards 7 LP2 DMHB 16: Housing Standards 8 LP2 DMHB 18: Private Outdoor Amenity Space 8 Housing LP H2: Small sites 9 LP H4: Delivering Affordable Housing? 9 LP H10: Housing size mix 10 LP1 H1: Housing Growth 10 LP2 DMH 1: Safeguarding Existing Housing 11 LP2 DMH 2: Housing Mix 11 LP2 DMH 4: Residential Conversions and Redevelopment 11 LP2 DMH 5: Houses in Multiple Occupation 11 LP2 DMH 6: Garden and Backland Development 12 LP2 DMH 7: Provision of Affordable Housing 12 Design (Including Heritage, Trees / Landscaping and Accessibility) LP D3: Optimising site capacity through the design-led approach 13 LP D5: Inclusive design 15 LP D7: Accessible housing 15 LP D8: Public realm 15 LP D12: Fire safety 17 LP HC1: Heritage conservation and growth 18 LP G7: Trees and woodlands 19 LP1 BE1: Built Environment 19 LP2 DMHB 1: Heritage Assets 21 3 Planning Committee Part 1: Members, Public & Press LP2 DMHB 2: Listed Buildings 22 LP2 DMHB 3: Locally Listed Buildings 22 LP2 DMHB 4: Conservation Areas 23 LP2 DMHB 5: Areas of Special Local Character 23 LP2 DMHB 11: Design of New Development 23 LP2 DMHB 12: Streets and Public Realm 24 LP2 DMHB 14: Trees and Landscaping 25 LP2 DMHB 15: Planning for Safer Places 25 Environmental LP D13: Agent of change 25 LP D14: Noise 26 LP SI2: Minimising greenhouse gas emissions 27 LP SI12: Flood risk management 27 LP SI13: Sustainable drainage 28 LP1 EM6: Flood Risk Management 29 LP1 EM8: Land, Water, Air and Noise 29 LP2 DMEI 2: Reducing Carbon Emissions 31 LP2 DMEI 9: Management of Flood Risk 31 LP2 DMEI 10: Water Management, Efficiency and Quality 31 LP2 DMEI 12: Development of Land Affected by Contamination 33 LP2 DMEI 14: Air Quality 33 Highways and Parking LP T4: Assessing and mitigating transport impacts 33 LP T5: Cycling 34 LP T6: Car parking 35 LP T6.1: Residential parking 36 LP2 DMT 1: Managing Transport Impacts 37 LP2 DMT 2: Highways Impacts 38 LP2 DMT 5: Pedestrians and Cyclists 38 LP2 DMT 6: Vehicle Parking 39 4 Planning Committee Part 1: Members, Public & Press LP2 DMHD 1: Alterations and Extensions to Residential Dwellings A) Planning applications relating to alterations and extensions of dwellings will be required to ensure that: i) there is no adverse cumulative impact of the proposal on the character, appearance or quality of the existing street or wider area; ii) a satisfactory relationship with adjacent dwellings is achieved; iii) new extensions appear subordinate to the main dwelling in their floor area, width, depth and height; iv) new extensions respect the design of the original house and be of matching materials; v) there is no unacceptable loss of outlook to neighbouring occupiers; vi) adequate garden space is retained; vii) adequate off-street parking is retained, as set out in Table 1: Parking Standards in Appendix C; viii) trees, hedges and other landscaping features are retained; and ix) all extensions in Conservation Areas and Areas of Special Local Character, and to Listed and Locally Listed Buildings, are designed in keeping with the original house, in terms of layout, scale, proportions, roof form, window pattern, detailed design and materials. B) Rear Extensions i) single storey rear extensions on terraced or semi-detached houses with a plot width of 5 metres or less should not exceed 3.3 metres in depth or 3.6 metres where the plot width is 5 metres or more; ii) single storey rear extensions to detached houses with a plot width of 5 metres or more should not exceed 4.0 metres in depth; iii) flat roofed single storey extensions should not exceed 3.0 metres in height and any pitched or sloping roofs should not exceed 3.4 metres in height, measured from ground level; iv) in Conservation Areas and Areas of Special Local Character, flat roofed single storey extensions will be expected to be finished with a parapet; v) balconies or access to flat roofs which result in loss of privacy to nearby dwellings or gardens will not be permitted; vi) two storey extensions should not extend into an area provided by a 45-degree line of sight drawn from the centre of the nearest ground or first floor habitable room window of an adjacent property and should not contain windows or other openings that overlook other houses at a distance of less than 21 metres; vii) flat roofed two storey extensions will not be acceptable unless the design is in keeping with the particular character of the existing house; viii) pitched roofs on extensions should be of a similar pitch and materials to that of the original roof and subordinate to it in design. Large crown roofs on detached houses will not be supported; and ix) full width two storey rear extensions are not considered acceptable in designated areas or as extensions to Listed Buildings or Locally Listed Buildings. C) Side Extensions i) side extensions should not exceed half the width of the original property; ii) extensions to corner plots should ensure that the openness of the area is maintained and the return building line is not exceeded; 5 Planning Committee Part 1: Members, Public & Press iii) garages should reflect the size guidelines set out in Appendix C Parking standards; iv) two storey side extensions should be set in a minimum of 1 metre from the side boundary or in the case of properties in the Copse Wood and Gatehill Estates, at least 1.5 metres, but more if on a wider than average plot, in order to maintain adequate visual separation and views between houses; v) two storey side extensions to detached and semi-detached properties should be set back a minimum of 1 metre behind the main front elevation; vi) where hip to gable roof extensions exist, a two storey side extension will not be supported; and vii) in Conservation Areas, single storey side extensions may be required to be set back. D) Front Extensions i) alterations and extensions to the front of a house must be minor and not alter the overall appearance of the house or dominate the character of the street. Front extensions extending across the entire frontage will be refused; ii) porches should be subordinate in scale and individually designed to respect the character and features of the original building; pastiche features will not be supported; and iii) notwithstanding the above, at least 25% of the front garden must be retained. E) Roof Extensions i) roof extensions should be located on the rear elevation only, be subservient to the scale of the existing roof and should not exceed more than two thirds the average width of the original roof. They should be located below the ridge tiles of the existing roof and retain a substantial element of the original roof slope above the eaves line; ii) the Council will not support poorly designed or over-large roof extensions including proposals to convert an existing hipped roof to a gable; iii) raising of a main roof above the existing ridgeline of a house will generally not be supported; iv) all roof extensions should employ appropriate external materials and architectural details to match the existing dwelling; and v) in Conservation Areas, Areas of Special Local Character and on Listed and Locally Listed Buildings, roof extensions should take the form of traditional 'dormer' windows, on the rear elevation, to harmonise with the existing building. The highest point of the dormer should be kept well within the back roof slope, away from the ridge, eaves or valleys, whilst each window should match the proportions, size and glazing pattern of the first floor windows. F) Front Gardens and Parking i) new or replacement driveways should use permeable (porous) surfacing. Surfaces of more than five square metres will need planning permission for laying traditional, impermeable driveways; and ii) the design, materials and height of any front boundary must be in keeping with the character of the area to ensure harmonisation with the existing street scene. 6 Planning Committee Part 1: Members, Public & Press LP2 DMHD 2: Outbuildings The Council will require residential outbuildings to meet the following criteria: i) the building must be constructed to a high standard of design without compromising the amenity of neighbouring occupiers; ii) the developed footprint of the proposed building must be proportionate to the footprint of the dwelling house and to the residential curtilage in which it stands and have regard to existing trees; iii) the use shall be for a purpose incidental to the enjoyment of the dwelling house and not capable for use as independent residential accommodation; and iv) primary living accommodation such as a bedroom, bathroom, or kitchen will not be permitted. LP2 DMHD 3: Basement Development A) When determining proposals for basement and other underground development, the Council require an assessment of the scheme’s impact on drainage, flooding, groundwater conditions and structural stability. The Council will only permit basement and other underground development that does not cause harm to the built and natural environment and local amenity and does not result in flooding or ground instability. Developers will be required to demonstrate by methodologies appropriate to the site that their proposals: i) avoid adversely affecting drainage and run-off or causing other damage to the water environment; ii) avoid cumulative impacts upon structural stability or the water environment in the local area; B) Schemes should ensure that they: i) do not harm the amenity of neighbours; ii) do not lead to the loss of trees of townscape or amenity value; iii) do provide satisfactory landscaping, including adequate soil depth; iv) do not harm the appearance or setting of the property or the established character of the surrounding area, for example through the introduction of front lightwells; and v) do protect important archaeological remains. C) The Council will not permit basement schemes which include habitable rooms and other sensitive uses in areas prone to flooding. D) The Council will not permit basement schemes in Listed Buildings and will not permit them in Conservation Area locations where their introduction would harm the special architectural or historic character of the area. 7 Planning Committee Part 1: Members, Public & Press LP D6: Housing Quality and Standards A) Housing development should be of high quality design and provide adequately- sized rooms (see Table 3.1) with comfortable and functional layouts which are fit for purpose and meet the needs of Londoners without differentiating between tenures. B) Qualitative aspects of a development are key to ensuring successful sustainable housing. Table 3.2 sets out key qualitative aspects which should be addressed in the design of housing developments. C) Housing development should maximise the provision of dual aspect dwellings and normally avoid the provision of single aspect dwellings. A single aspect dwelling should only be provided where it is considered a more appropriate design solution to meet the requirements of Part D in Policy D3 Optimising site capacity through the design-led approach than a dual aspect dwelling, and it can be demonstrated that it will have adequate passive ventilation, daylight and privacy, and avoid overheating. D) The design of development should provide sufficient daylight and sunlight to new and surrounding housing that is appropriate for its context, whilst avoiding overheating, minimising overshadowing and maximising the usability of outside amenity space. E) Housing should be designed with adequate and easily accessible storage space that supports the separate collection of dry recyclables (for at least card, paper, mixed plastics, metals, glass) and food waste as well as residual waste F) Housing developments are required to meet the minimum standards below which apply to all tenures and all residential accommodation that is self-contained. Private internal space 1. Dwellings must provide at least the gross internal floor area and built-in storage area set out in Table 3.1. 2. A dwelling with two or more bedspaces must have at least one double (or twin) bedroom that is at least 2.75m wide. Every other additional double (or twin) bedroom must be at least 2.55m wide. 3. A one bedspace single bedroom must have a floor area of at least 7.5 sq.m. and be at least 2.15m wide. 4. A two bedspace double (or twin) bedroom must have a floor area of at least 11.5 sq.m. 5. Any area with a headroom of less than 1.5m is not counted within the Gross Internal Area unless used solely for storage (If the area under the stairs is to be used for storage, assume a general floor area of 1 sq.m. within the Gross Internal Area). 6. Any other area that is used solely for storage and has a headroom of 0.9-1.5m (such as under eaves) can only be counted up to 50 per cent of its floor area, and any area lower than 0.9m is not counted at all. 7. A built-in wardrobe counts towards the Gross Internal Area and bedroom floor area requirements, but should not reduce the effective width of the room below the minimum widths set out above. Any built-in area in excess of 0.72 sq.m. in a double 8 Planning Committee Part 1: Members, Public & Press bedroom and 0.36 sq.m. in a single bedroom counts towards the built-in storage requirement. 8. The minimum floor to ceiling height must be 2.5m for at least 75 per cent of the Gross Internal Area of each dwelling. Private outside space 9. Where there are no higher local standards in the borough Development Plan Documents, a minimum of 5 sq.m. of private outdoor space should be provided for 1- 2 person dwellings and an extra 1 sq.m. should be provided for each additional occupant, and it must achieve a minimum depth and width of 1.5m. This does not count towards the minimum Gross Internal Area space standards required in Table 3.1 G) The Mayor will produce guidance on the implementation of this policy for all housing tenures. LP2 DMHB 16: Housing Standards All housing development should have an adequate provision of internal space in order to provide an appropriate living environment. To achieve this all residential development or conversions should: i) meet or exceed the most up to date internal space standards, as set out in Table 5.1; and ii) in the case of major developments, provide at least 10% of new housing to be accessible or easily adaptable for wheelchair users. LP2 DMHB 18: Private Outdoor Amenity Space A) All new residential development and conversions will be required to provide good quality and useable private outdoor amenity space. Amenity space should be provided in accordance with the standards set out in Table 5.3. B) Balconies should have a depth of not less than 1.5 metres and a width of not less than 2 metres. C) Any ground floor and/or basement floor unit that is non-street facing should have a defensible space of not less than 3 metres in depth in front of any window to a bedroom or habitable room. However, for new developments in Conservation Areas, Areas of Special Local Character or for developments, which include Listed Buildings, the provision of private open space will be required to enhance the streetscene and the character of the buildings on the site. D) The design, materials and height of any front boundary must be in keeping with the character of the area to ensure harmonisation with the existing street scene. 9 Planning Committee Part 1: Members, Public & Press LP H2: Small sites A) Boroughs should pro-actively support well-designed new homes on small sites (below 0.25 hectares in size) through both planning decisions and plan-making in order to: 1. significantly increase the contribution of small sites to meeting London’s housing needs 2. diversify the sources, locations, type and mix of housing supply 3. support small and medium-sized housebuilders 4. support those wishing to bring forward custom, self-build and community-led housing 5. achieve the minimum targets for small sites set out in Table 4.2 as a component of the overall housing targets set out in Table 4.1. B Boroughs should: 1. recognise in their Development Plans that local character evolves over time and will need to change in appropriate locations to accommodate additional housing on small sites 2. where appropriate, prepare site-specific briefs, masterplans and housing design codes for small sites 3. identify and allocate appropriate small sites for residential development 4. list these small sites on their brownfield registers 5. grant permission in principle on specific sites or prepare local development orders. LP H4: Delivering Affordable Housing A) The strategic target is for 50 per cent of all new homes delivered across London to be genuinely affordable. Specific measures to achieve this aim include: 1. requiring major developments which trigger affordable housing requirements to provide affordable housing through the threshold approach (Policy H5 Threshold approach to applications) 2. using grant to increase affordable housing delivery beyond the level that would otherwise be provided 3. all affordable housing providers with agreements with the Mayor delivering at least 50 per cent affordable housing across their development programme, and 60 per cent in the case of strategic partners 4. public sector land delivering at least 50 per cent affordable housing on each site and public sector landowners with agreements with the Mayor delivering at least 50 per cent affordable housing across their portfolio 5. industrial land appropriate for residential use in accordance with Policy E7 Industrial intensification, co-location and substitution, delivering at least 50 per cent affordable housing where the scheme would result in a net loss of industrial capacity. B) Affordable housing should be provided on site. Affordable housing must only be provided off-site or as a cash in lieu contribution in exceptional circumstances. 10 Planning Committee Part 1: Members, Public & Press LP H10: Housing size mix A) Schemes should generally consist of a range of unit sizes. To determine the appropriate mix of unit sizes in relation to the number of bedrooms for a scheme, applicants and decision-makers should have regard to: 1. robust local evidence of need where available or, where this is not available, the range of housing need and demand identified by the 2017 London Strategic Housing Market Assessment 2. the requirement to deliver mixed and inclusive neighbourhoods 3. the need to deliver a range of unit types at different price points across London 4. the mix of uses in the scheme 5. the range of tenures in the scheme 6. the nature and location of the site, with a higher proportion of one and two bed units generally more appropriate in locations which are closer to a town centre or station or with higher public transport access and connectivity 7. the aim to optimise housing potential on sites 8. the ability of new development to reduce pressure on conversion, sub-division and amalgamation of existing stock 9. the need for additional family housing and the role of one and two bed units in freeing up existing family housing. B For low-cost rent, boroughs should provide guidance on the size of units required (by number of bedrooms) to ensure affordable housing meets identified needs. This guidance should take account of: 1. evidence of local housing needs, including the local housing register and the numbers and types of overcrowded and under-occupying households 2. other criteria set out in Part A, including the strategic and local requirement for affordable family accommodation 3. the impact of welfare reform 4. the cost of delivering larger units and the availability of grant. LP1 H1: Housing Growth The Council will meet and exceed its minimum strategic dwelling requirement, where this can be achieved, in accordance with other Local Plan policies. The borough’s current target is to provide an additional 4,250 dwellings, annualised as 425 dwellings per year, for the ten year period between 2011 and 2021. Rolled forward to 2026, this target equates to a minimum provision of 6,375 dwellings over the period of the Hillingdon Local Plan: Part 1- Strategic Policies. Sites that will contribute to the achievement of this target will be identified in the Hillingdon Local Plan: Part 2- Site Specific Allocations Local Development Document (LDD). 11 Planning Committee Part 1: Members, Public & Press LP2 DMH 1: Safeguarding Existing Housing A) The net loss of existing self-contained3 housing, including affordable housing, will be resisted unless the housing is replaced with at least equivalent residential floorspace. B) The Council will grant planning permission for the subdivision of dwellings only if: i) car parking standards can be met within the curtilage of the site without being detrimental to the street scene; ii) all units are self contained with exclusive use of sanitary and kitchen facilities and provided with individual entrances and internal staircases to serve units above ground floor level; iii) adequate amenity space is provided for the benefit of residents; and iv) adequate living space standards are met. LP2 DMH 2: Housing Mix The Council will require the provision of a mix of housing units of different sizes in schemes of residential development to reflect the Council’s latest information on housing need. LP2 DMH 4: Residential Conversions and Redevelopment Residential conversions and the redevelopment of dwellings into new blocks of flats will only be permitted where: i) it is on a residential street where the proposal will not result in more than 10% of properties being redeveloped into flats; ii) On residential streets longer than 1km the proposed redevelopment site should be taken as the midpoint of a 1km length of road for assessment purposes; iii) the internal floor area of the original building to be converted is at least 120 sqm; and iv) units are limited to one unit per floor for residential conversions. LP2 DMH 5: Houses in Multiple Occupation (HMOs) and Student Accommodation A) In all parts of the Borough Proposals for the provision of large HMOs, residential hostels, student accommodation and secure accommodation will be required to demonstrate that: i) there is good accessibility to local amenities and public transport; ii) they accord with the Accessible Homes standards and provide satisfactory living conditions for the intended occupiers; and iii) there will be no adverse impact on the amenity of neighbouring properties or the character of the area. B) In wards covered by an Article 4 Direction for HMOs 12 Planning Committee Part 1: Members, Public & Press Planning applications for the change of use from dwelling house (Use Class C3) to HMO (Use Class C4 and Sui Generis) will only be permitted: i) where it is in a neighbourhood area where less than 20% of properties are or would be exempt from paying council tax (or in the case of Conservation Areas 10%) because they are entirely occupied by full time students, recorded on the Council’s database as a licensed HMO, benefit from C4/Sui Generis HMO planning consent and are known to the Council to be HMOs; ii) in Conservation Areas where less than 10% of properties are exempt from paying council tax because they are entirely occupied by full time students, recorded on the Council’s database as a licensed HMO, benefit from C4/Sui Generis HMO planning consent and are known to the Council to be HMOs and the change of use does not form a consecutive HMO use in a street frontage; iii) where less than 15% of properties within 100 metres of a street length either side of an application property are exempt from paying council tax because they are entirely occupied by full time students, recorded on the Council’s database as a licensed HMO, benefit from C4/Sui Generis HMO planning consent and are known to the Council to be HMOs; and iv) where the accommodation complies with all other planning standards relating to car parking, waste storage, retention of amenity space and garages and will not have a detrimental impact upon the residential amenity of adjoining properties. LP2 DMH 6: Garden and Backland Development There is a presumption against the loss of gardens due to the need to maintain local character, amenity space and biodiversity. In exceptional cases a limited scale of backland development may be acceptable, subject to the following criteria: i) neighbouring residential amenity and privacy of existing homes and gardens must be maintained and unacceptable light spillage avoided; ii) vehicular access or car parking should not have an adverse impact on neighbours in terms of noise or light. Access roads between dwellings and unnecessarily long access roads will not normally be acceptable; iii) development on backland sites must be more intimate in mass and scale and lower than frontage properties; and iv) features such as trees, shrubs and wildlife habitat must be retained or re-provided. LP2 DMH 7: Provision of Affordable Housing A) In accordance with national policy: i) developments with a capacity to provide 10 or more units will be required to maximise the delivery of on-site affordable housing; ii) subject to viability and if appropriate in all circumstances, a minimum of 35% of all new homes on sites of 10 or more units should be delivered as affordable housing, with the tenure split 70% Social/Affordable Rent and 30% Intermediate as set out in Policy H2: Affordable Housing of the Local Plan Part 1. 13 Planning Committee Part 1: Members, Public & Press B) Affordable housing should be built to the same standards and should share the same level of amenity as private housing. C) Proposals that do not provide sufficient affordable housing will be resisted. D) To ensure that Policy H2: Affordable Housing of the Local Plan Part 1 is applied consistently and fairly on all proposed housing developments, the requirement for affordable housing will apply to: i) sites that are artificially sub-divided or partially developed; ii) phased developments where a housing development is part of a much larger development of 10 or more units (gross), affordable housing will be required as part of the overall scheme; and iii) additional units created through or subsequently amended planning applications, whereby the amount of affordable housing required will be calculated based on the new total number of units on the site. Affordable housing will be required where a development under the 10 unit threshold is amended to have 10 or more housing units in total (gross). E) In exceptional circumstances, where on-site provision of affordable housing cannot be delivered and as a last resort, a financial contribution will be required to provide off-site affordable housing on other sites which may be more appropriate or beneficial in meeting the Borough's identified affordable housing needs. LP D3: Optimising site capacity through the design-led approach The design-led approach A) All development must make the best use of land by following a design-led approach that optimises the capacity of sites, including site allocations. Optimising site capacity means ensuring that development is of the most appropriate form and land use for the site. The design-led approach requires consideration of design options to determine the most appropriate form of development that responds to a site’s context and capacity for growth, and existing and planned supporting infrastructure capacity (as set out in Policy D2 Infrastructure requirements for sustainable densities), and that best delivers the requirements set out in Part D. B) Higher density developments should generally be promoted in locations that are well connected to jobs, services, infrastructure and amenities by public transport, walking and cycling, in accordance with Policy D2 Infrastructure requirements for sustainable densities. Where these locations have existing areas of high density buildings, expansion of the areas should be positively considered by Boroughs where appropriate. This could also include expanding Opportunity Area boundaries where appropriate. C) In other areas, incremental densification should be actively encouraged by Boroughs to achieve a change in densities in the most appropriate way. This should be interpreted in the context of Policy H2 Small sites. 14 Planning Committee Part 1: Members, Public & Press D) Development proposals should: Form and layout 1. enhance local context by delivering buildings and spaces that positively respond to local distinctiveness through their layout, orientation, scale, appearance and shape, with due regard to existing and emerging street hierarchy, building types, forms and proportions 2. encourage and facilitate active travel with convenient and inclusive pedestrian and cycling routes, crossing points, cycle parking, and legible entrances to buildings, that are aligned with peoples’ movement patterns and desire lines in the area 3. be street-based with clearly defined public and private environments 4. facilitate efficient servicing and maintenance of buildings and the public realm, as well as deliveries, that minimise negative impacts on the environment, public realm and vulnerable road users Experience 1. achieve safe, secure and inclusive environments 2. provide active frontages and positive reciprocal relationships between what happens inside the buildings and outside in the public realm to generate liveliness and interest 3. deliver appropriate outlook, privacy and amenity 4. provide conveniently located green and open spaces for social interaction, play, relaxation and physical activity 5. help prevent or mitigate the impacts of noise and poor air quality 6. achieve indoor and outdoor environments that are comfortable and inviting for people to use Quality and character 1. respond to the existing character of a place by identifying the special and valued features and characteristics that are unique to the locality and respect, enhance and utilise the heritage assets and architectural features that contribute towards the local character 2. be of high quality, with architecture that pays attention to detail, and gives thorough consideration to the practicality of use, flexibility, safety and building lifespan through appropriate construction methods and the use of attractive, robust materials which weather and mature well 3. aim for high sustainability standards (with reference to the policies within London Plan Chapters 8 and 9) and take into account the principles of the circular economy 4. provide spaces and buildings that maximise opportunities for urban greening to create attractive resilient places that can also help the management of surface water. E) Where development parameters for allocated sites have been set out in a Development Plan, development proposals that do not accord with the site capacity in a site allocation can be refused for this reason. 15 Planning Committee Part 1: Members, Public & Press LP D5: Inclusive Design A) Boroughs, in preparing their Development Plans, should support the creation of inclusive neighbourhoods by embedding inclusive design, and collaborating with local communities in the development of planning policies that affect them. B) Development proposal should achieve the highest standards of accessible and inclusive design. They should: 1. be designed taking into account London’s diverse population 2. provide high quality people focused spaces that are designed to facilitate social interaction and inclusion 3. be convenient and welcoming with no disabling barriers, providing independent access without additional undue effort, separation or special treatment 4. be able to be entered, used and exited safely, easily and with dignity for all 5. be designed to incorporate safe and dignified emergency evacuation for all building users. In all developments where lifts are installed, as a minimum at least one lift per core (or more subject to capacity assessments) should be a suitably sized fire evacuation lift suitable to be used to evacuate people who require level access from the building. C) Design and Access Statements, submitted as part of development proposals, should include an inclusive design statement. LP D7: Accessible Housing A) To provide suitable housing and genuine choice for London’s diverse population, including disabled people, older people and families with young children, residential development must ensure that: 1. at least 10 per cent of dwellings (which are created via works to which Part M volume 1 of the Building Regulations applies) meet Building Regulation requirement M4(3) ‘wheelchair user dwellings’ 2. all other dwellings (which are created via works to which Part M volume 1 of the Building Regulations applies) meet Building Regulation requirement M4(2) ‘accessible and adaptable dwellings’. LP D8: Public Realm Development Plans and development proposals should: A) encourage and explore opportunities to create new public realm where appropriate B) ensure the public realm is well-designed, safe, accessible, inclusive, attractive, well-connected, related to the local and historic context, and easy to understand, service and maintain. Landscape treatment, planting, street furniture and surface materials should be of good quality, fit-for-purpose, durable and sustainable. Lighting, including for advertisements, should be carefully considered and well- 16 Planning Committee Part 1: Members, Public & Press designed in order to minimise intrusive lighting infrastructure and reduce light pollution C) maximise the contribution that the public realm makes to encourage active travel and ensure its design discourages travel by car and excessive on-street parking, which can obstruct people’s safe enjoyment of the space. This includes design that reduces the impact of traffic noise and encourages appropriate vehicle speeds D) be based on an understanding of how the public realm in an area functions and creates a sense of place during different times of the day and night, days of the week and times of the year. In particular, they should demonstrate an understanding of how people use the public realm, and the types, location and relationship between public spaces in an area, identifying where there are deficits for certain activities, or barriers to movement that create severance for pedestrians and cyclists E) ensure both the movement function of the public realm and its function as a place are provided for and that the balance of space and time given to each reflects the individual characteristics of the area. The priority modes of travel for the area should be identified and catered for, as appropriate. Desire lines for people walking and cycling should be a particular focus, including the placement of street crossings, which should be regular, convenient and accessible F) ensure there is a mutually supportive relationship between the space, surrounding buildings and their uses, so that the public realm enhances the amenity and function of buildings and the design of buildings contributes to a vibrant public realm G) ensure buildings are of a design that activates and defines the public realm, and provides natural surveillance. Consideration should also be given to the local microclimate created by buildings, and the impact of service entrances and facades on the public realm H) ensure appropriate management and maintenance arrangements are in place for the public realm, which maximise public access and minimise rules governing the space to those required for its safe management in accordance with the Public London Charter I) incorporate green infrastructure such as street trees and other vegetation into the public realm to support rainwater management through sustainable drainage, reduce exposure to air pollution, moderate surface and air temperature and increase biodiversity J) ensure that appropriate shade, shelter, seating and, where possible, areas of direct sunlight are provided, with other microclimatic considerations, including temperature and wind, taken into account in order to encourage people to spend time in a place 17 Planning Committee Part 1: Members, Public & Press K) ensure that street clutter, including street furniture that is poorly located, unsightly, in poor condition or without a clear function is removed, to ensure that pedestrian amenity is improved. Consideration should be given to the use, design and location of street furniture so that it complements the use and function of the space. Applications which seek to introduce unnecessary street furniture should be refused L) explore opportunities for innovative approaches to improving the public realm such as open street events and Play Streets M) create an engaging public realm for people of all ages, with opportunities for social activities, formal and informal play and social interaction during the daytime, evening and at night. This should include identifying opportunities for the meanwhile use of sites in early phases of development to create temporary public realm N) ensure that any on-street parking is designed so that it is not dominant or continuous, and that there is space for green infrastructure as well as cycle parking in the carriageway. Parking should not obstruct pedestrian lines O) ensure the provision and future management of free drinking water at appropriate locations in the new or redeveloped public realm. LP D12: Fire Safety A) In the interests of fire safety and to ensure the safety of all building users, all development proposals must achieve the highest standards of fire safety and ensure that they: 1. identify suitably positioned unobstructed outside space: a - for fire appliances to be positioned on b - appropriate for use as an evacuation assembly point 2. are designed to incorporate appropriate features which reduce the risk to life and the risk of serious injury in the event of a fire; including appropriate fire alarm systems and passive and active fire safety measures 3. are constructed in an appropriate way to minimise the risk of fire spread 4. provide suitable and convenient means of escape, and associated evacuation strategy for all building users 5. develop a robust strategy for evacuation which can be periodically updated and published, and which all building users can have confidence in 6. provide suitable access and equipment for firefighting which is appropriate for the size and use of the development. B) All major development proposals should be submitted with a Fire Statement, which is an independent fire strategy, produced by a third party, suitably qualified assessor. The statement should detail how the development proposal will function in terms of: 1. the building’s construction: methods, products and materials used, including manufacturers’ details 18 Planning Committee Part 1: Members, Public & Press 2. the means of escape for all building users: suitably designed stair cores, escape for building users who are disabled or require level access, and associated evacuation strategy approach 3. features which reduce the risk to life: fire alarm systems, passive and active fire safety measures and associated management and maintenance plans 4. access for fire service personnel and equipment: how this will be achieved in an evacuation situation, water supplies, provision and positioning of equipment, firefighting lifts, stairs and lobbies, any fire suppression and smoke ventilation systems proposed, and the ongoing maintenance and monitoring of these 5. how provision will be made within the curtilage of the site to enable fire appliances to gain access to the building 6. ensuring that any potential future modifications to the building will take into account and not compromise the base build fire safety/protection measures. LP HC1: Heritage Conservation and Growth A) Boroughs should, in consultation with Historic England, local communities and other statutory and relevant organisations, develop evidence that demonstrates a clear understanding of London’s historic environment. This evidence should be used for identifying, understanding, conserving, and enhancing the historic environment and heritage assets, and improving access to, and interpretation of, the heritage assets, landscapes and archaeology within their area. B) Development Plans and strategies should demonstrate a clear understanding of the historic environment and the heritage values of sites or areas and their relationship with their surroundings. This knowledge should be used to inform the effective integration of London’s heritage in regenerative change by: 1. setting out a clear vision that recognises and embeds the role of heritage in place- making 2. utilising the heritage significance of a site or area in the planning and design process 3. integrating the conservation and enhancement of heritage assets and their settings with innovative and creative contextual architectural responses that contribute to their significance and sense of place 4. delivering positive benefits that conserve and enhance the historic environment, as well as contributing to the economic viability, accessibility and environmental quality of a place, and to social wellbeing. C) Development proposals affecting heritage assets, and their settings, should conserve their significance, by being sympathetic to the assets’ significance and appreciation within their surroundings. The cumulative impacts of incremental change from development on heritage assets and their settings should also be actively managed. Development proposals should avoid harm and identify enhancement opportunities by integrating heritage considerations early on in the design process. 19 Planning Committee Part 1: Members, Public & Press D) Development proposals should identify assets of archaeological significance and use this information to avoid harm or minimise it through design and appropriate mitigation. Where applicable, development should make provision for the protection of significant archaeological assets and landscapes. The protection of undesignated heritage assets of archaeological interest equivalent to a scheduled monument should be given equivalent weight to designated heritage assets. E) Where heritage assets have been identified as being At Risk, boroughs should identify specific opportunities for them to contribute to regeneration and place- making, and they should set out strategies for their repair and re-use. LP G7: Trees and Woodlands A) London’s urban forest and woodlands should be protected and maintained, and new trees and woodlands should be planted in appropriate locations in order to increase the extent of London’s urban forest – the area of London under the canopy of trees. B) In their Development Plans, boroughs should: 1. protect ‘veteran’ trees and ancient woodland where these are not already part of a protected site139 2. identify opportunities for tree planting in strategic locations. C) Development proposals should ensure that, wherever possible, existing trees of value are retained.140 If planning permission is granted that necessitates the removal of trees there should be adequate replacement based on the existing value of the benefits of the trees removed, determined by, for example, i-tree or CAVAT or another appropriate valuation system. The planting of additional trees should generally be included in new developments – particularly large-canopied species which provide a wider range of benefits because of the larger surface area of their canopy. LP 1 BE1: Built Environment The Council will require all new development to improve and maintain the quality of the built environment in order to create successful and sustainable neighbourhoods, where people enjoy living and working and that serve the long-term needs of all residents. All new developments should: 1. Achieve a high quality of design in all new buildings, alterations, extensions and the public realm which enhances the local distinctiveness of the area, contributes to community cohesion and a sense of place; 2. Be designed to be appropriate to the identity and context of Hillingdon's buildings, townscapes, landscapes and views, and make a positive contribution to the local 20 Planning Committee Part 1: Members, Public & Press area in terms of layout, form, scale and materials and seek to protect the amenity of surrounding land and buildings, particularly residential properties; 3. Be designed to include “Lifetime Homes” principles so that they can be readily adapted to meet the needs of those with disabilities and the elderly, 10% of these should be wheelchair accessible or easily adaptable to wheelchair accessibility encouraging places of work and leisure, streets, neighbourhoods, parks and open spaces to be designed to meet the needs of the community at all stages of people’s lives; 4. In the case of 10 dwellings or over, achieve a satisfactory assessment rating in terms of the latest Building for Life standards (as amended or replaced from time to time); 5. Improve areas of poorer environmental quality, including within the areas of relative disadvantage of Hayes, Yiewsley and West Drayton. All regeneration schemes should ensure that they are appropriate to their historic context, make use of heritage assets and reinforce their significance; 6. Incorporate a clear network of routes that are easy to understand, inclusive, safe, secure and connect positively with interchanges, public transport, community facilities and services; 7. Improve the quality of the public realm and provide for public and private spaces that are attractive, safe, functional, diverse, sustainable, accessible to all, respect the local character and landscape, integrate with the development, enhance and protect biodiversity through the inclusion of living walls, roofs and areas for wildlife, encourage physical activity and where appropriate introduce public art; 8. Create safe and secure environments that reduce crime and fear of crime, anti- social behaviour and risks from fire and arson having regard to Secure by Design standards and address resilience to terrorism in major development proposals; 9. Not result in the inappropriate development of gardens and green spaces that erode the character and biodiversity of suburban areas and increase the risk of flooding through the loss of permeable areas; 10. Maximise the opportunities for all new homes to contribute to tackling and adapting to climate change and reducing emissions of local air quality pollutants. The Council will require all new development to achieve reductions in carbon dioxide emission in line with the London Plan targets through energy efficient design and effective use of low and zero carbon technologies. Where the required reduction from on-site renewable energy is not feasible within major developments, contributions off-site will be sought. The Council will seek to merge a suite of sustainable design goals, such as the use of SUDS, water efficiency, lifetime homes, and energy efficiency into a requirement measured against the Code for Sustainable 21 Planning Committee Part 1: Members, Public & Press Homes and BREEAM. These will be set out within the Hillingdon Local Plan: Part 2- Development Management Policies Local Development Document (LDD). All developments should be designed to make the most efficient use of natural resources whilst safeguarding historic assets, their settings and local amenity and include sustainable design and construction techniques to increase the re-use and recycling of construction, demolition and excavation waste and reduce the amount disposed to landfill; 11. In the case of tall buildings, not adversely affect their surroundings including the local character, cause harm to the significance of heritage assets or impact on important views. Appropriate locations for tall buildings will be defined on a Character Study and may include parts of Uxbridge and Hayes subject to considering the Obstacle Limitation Surfaces for Heathrow Airport. Outside of Uxbridge and Hayes town centres, tall buildings will not be supported. The height of all buildings should be based upon an understanding of the local character and be appropriate to the positive qualities of the surrounding townscape. Support will be given for proposals that are consistent with local strategies, guidelines, supplementary planning documents and Hillingdon Local Plan: Part 2- Development Management Policies. LP2 DMHB 1: Heritage Assets A) The Council will expect development proposals to avoid harm to the historic environment. Development that has an effect on heritage assets will only be supported where: i) it sustains and enhances the significance of the heritage asset and puts them into viable uses consistent with their conservation; ii) it will not lead to a loss of significance or harm to an asset, unless it can be demonstrated that it will provide public benefit that would outweigh the harm or loss, in accordance with the NPPF; iii) it makes a positive contribution to the local character and distinctiveness of the area; iv) any extensions or alterations are designed in sympathy, without detracting from or competing with the heritage asset; v) the proposal would relate appropriately in terms of siting, style, scale, massing, height, design and materials; vi) buildings and structures within the curtilage of a heritage asset, or in close proximity to it, do not compromise its setting; and vii) opportunities are taken to conserve or enhance the setting, so that the significance of the asset can be appreciated more readily. B) Development proposals affecting designated heritage assets need to take account of the effects of climate change and renewable energy without impacting negatively on the heritage asset. The Council may require an alternative solution which will protect the asset yet meet the sustainability objectives of the Local Plan. 22 Planning Committee Part 1: Members, Public & Press C) The Council will seek to secure the repair and reuse of Listed Buildings and monuments and improvements to Conservation Areas on the Heritage at Risk Register, through negotiations with owners, the provision of advice and guidance, the use of appropriate legal action, and through bids for external funding for improvement works. LP2 DMHB 2: Listed Buildings A) Applications for Listed Building Consent and planning permission to alter, extend, or change the use of a statutorily Listed Building will only be permitted if they are considered to retain its significance and value and are appropriate in terms of the fabric, historic integrity, spatial quality and layout of the building. Any additions or alterations to a Listed Building should be sympathetic in terms of scale, proportion, detailed design, materials and workmanship. B) Applications should include a Heritage Statement that demonstrates a clear understanding of the importance of the building and the impact of the proposals on its significance. C) The substantial harm to or total loss of significance of a statutory Listed Building will only be permitted in exceptional circumstances when the nature of the heritage asset prevents all reasonable use of the building, no viable use can be found through marketing, grant-funding or charitable or public ownership and the loss is outweighed by bringing the site back into use. In such circumstances, full archaeological recording of the building will be required. D) Planning permission will not be granted for proposals which are considered detrimental to the setting of a Listed Building. LP2 DMHB 3: Locally Listed Buildings A) There is a general presumption in favour of the retention of buildings, structures and features included in the Local List. The Council will take into account the effect of a proposal on the building's significance and the scale of any harm of loss when considering planning applications, including those for major alterations and extensions. Proposals will be permitted where they retain the significance, appearance, character or setting of a Locally Listed Building. B) Applications should include a Heritage Statement that demonstrates a clear understanding of the importance of the structure and the impact of the proposals on the significance of the Locally Listed Building. C) Replacement will only be considered if it can be demonstrated that the community benefits of such a proposal significantly outweigh those of retaining the Locally Listed Building. 23 Planning Committee Part 1: Members, Public & Press LP2 DMHB 4: Conservation Areas New development, including alterations and extensions to existing buildings, within a Conservation Area or on its fringes, will be expected to preserve or enhance the character or appearance of the area. It should sustain and enhance its significance and make a positive contribution to local character and distinctiveness. In order to achieve this, the Council will: A) Require proposals for new development, including any signage or advertisement, to be of a high quality contextual design. Proposals should exploit opportunities to restore any lost features and/or introduce new ones that would enhance the character and appearance of the Conservation Area. B) Resist the loss of buildings, historic street patterns, important views, landscape and open spaces or other features that make a positive contribution to the character or appearance of the Conservation Area; any such loss will need to be supported with a robust justification. C) Proposals will be required to support the implementation of improvement actions set out in relevant Conservation Area Appraisals and Management Plans. LP2 DMHB 5: Areas of Special Local Character A) Within Areas of Special Local Character, new development should reflect the character of the area and its original layout. Alterations should respect the established scale, building lines, height, design and materials of the area. B) Extensions to dwellings should be subservient to, and respect the architectural style of the original buildings and allow sufficient space for appropriate landscaping, particularly between, and in front of, buildings. C) The replacement of buildings which positively contribute to the character and local importance of Areas of Special Local Character will normally be resisted. LP2 DMHB 11: Design of New Development A) All development, including extensions, alterations and new buildings will be required to be designed to the highest standards and, incorporate principles of good design including: i) harmonising with the local context by taking into account the surrounding: - scale of development, considering the height, mass and bulk of adjacent structures; - building plot sizes and widths, plot coverage and established street patterns; - building lines and setbacks, rooflines, streetscape rhythm, for example, gaps between structures and other streetscape elements, such as degree of enclosure; - architectural composition and quality of detailing; - local topography, views both from and to the site; and 24 Planning Committee Part 1: Members, Public & Press - impact on neighbouring open spaces and their environment. ii) ensuring the use of high quality building materials and finishes; iii) ensuring that the internal design and layout of development maximises sustainability and is adaptable to different activities; iv) protecting features of positive value within and adjacent to the site, including the safeguarding of heritage assets, designated and un-designated, and their settings; and v) landscaping and tree planting to protect and enhance amenity, biodiversity and green infrastructure. B) Development proposals should not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. C) Development will be required to ensure that the design safeguards the satisfactory re-development of any adjoining sites which have development potential. In the case of proposals for major development5 sites, the Council will expect developers to prepare master plans and design codes and to agree these with the Council before developing detailed designs. D) Development proposals should make sufficient provision for well designed internal and external storage space for general, recycling and organic waste, with suitable access for collection. External bins should be located and screened to avoid nuisance and adverse visual impacts to occupiers and neighbours. LP2 DMHB 12: Streets and Public Realm A) Development should be well integrated with the surrounding area and accessible. It should: i) improve legibility and promote routes and wayfinding between the development and local amenities; ii) ensure public realm design takes account of the established townscape character and quality of the surrounding area; iii) include landscaping treatment that is suitable for the location, serves a purpose, contributes to local green infrastructure, the appearance of the area and ease of movement through the space; iv) provide safe and direct pedestrian and cycle movement through the space; v) incorporate appropriate and robust hard landscaping, using good quality materials, undertaken to a high standard; vi) where appropriate, include the installation of public art; and vii) deliver proposals which incorporate the principles of inclusive design. Proposals for gated developments will be resisted. B) Public realm improvements will be sought from developments located close to transport interchanges and community facilities to ensure easy access between different transport modes and into local community facilities. 25 Planning Committee Part 1: Members, Public & Press LP2 DMHB 14: Trees and Landscaping A) All developments will be expected to retain or enhance existing landscaping, trees, biodiversity or other natural features of merit. B) Development proposals will be required to provide a landscape scheme that includes hard and soft landscaping appropriate to the character of the area, which supports and enhances biodiversity and amenity particularly in areas deficient in green infrastructure. C) Where space for ground level planting is limited, such as high rise buildings, the inclusion of living walls and roofs will be expected where feasible. D) Planning applications for proposals that would affect existing trees will be required to provide an accurate tree survey showing the location, height, spread and species of trees. Where the tree survey identifies trees of merit, tree root protection areas and an arboricultural method statement will be required to show how the trees will be protected. Where trees are to be removed, proposals for replanting of new trees on- site must be provided or include contributions to offsite provision. LP2 DMHB 15: Planning for Safer Places The Council will require all new development to ensure safe and attractive public and private spaces by referring to the Council's latest guidance on Secured by Design principles. Where relevant, these should be included in the Design and Access Statement. Development will be required to comprise good design and create inclusive environments whilst improving safety and security by incorporating the following specific measures: i)