Planning

Minutes HILLINGDON PLANNING COMMITTEE 16 July 2024 Meeting held at Council Chamber - Civic Centre, High Street, Uxbridge UB8 1UW Committee Members Present: Councillors Henry Higgins (Chair), Adam Bennett (Vice -Chair), Roy Chamdal, Darren Davies, Elizabeth Garelick, Raju Sansarpuri and Jagjit Singh LBH Officers Present: Roz Johnson (Head of Development Management & Building Control), Katie Crosbie (Area Planning Service Manager – North), Chris Brady (Planning Team Leader), Alan Tilly (Transport & Aviation Team Manager), Pedro Rizo (Deputy Team Leader) Jimmy Walsh (Legal Advisor), Natalie Fairclough (Legal Advisor) and Anisha Teji (Democratic Services) 12. APOLOGIES FOR ABSENCE (Agenda Item 1) Apologies for absence were received from Councillor Keith Burrows with Councillor Darren Davies substituting and Councillor Gursharan Mand with Councillor Raju Sansarpuri substituting. 13. DECLARATIONS OF INTEREST IN MATTERS COMING BEFORE THIS MEETING (Agenda Item 2) There were no declarations of interest. 14. TO RECEIVE THE MINUTES OF THE PREVIOUS MEETING (Agenda Item 3) RESOLVED: That the minutes from the meeting on 11 June 2024 be approved. 15. MATTERS THAT HAVE BEEN NOTIFIED IN ADVANCE OR URGENT (Agenda Item 4) None. 16. 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. 17. CIVIC CENTRE, UXBRIDGE - 14805/APP/2024/956 (Agenda Item 7) 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. Officers introduced the application, highlighted the informati on in the addendum, provided a verbal update on an additional condition and signatories to the petition , and took Members through the plans. A recommendation for approval was made. A nominated speaker on behalf of the petitioners addressed the Committee and noted that there had been two petitions submitted in objection to the application. The speaker submitted that there was insufficient data to justify the proposed library and community hub as critical aspects had not been considered. The nominated spea ker submitted that the revised plan had an area similar to the library in 1974 to 1987, which now did not meet the increased population. Furthermore, he submitted that there were significant constraints and reductions which conflicted with the Council's ob jectives for facility relocation and delivering services equal to or better than the existing site. The speaker outlined that the application did not provide a list of the resource requirements and how they compared to the existing site. Concerns were rai sed by the speaker about reduced book shelving space to support a children’s library and reduced space to support the new archive search room. It was submitted that the application lacked compliance with the existing building regulations and the Public Libraries and Museums Act 1964. It was submitted that the proposal does not address the accessibility issues raised by groups of people, including those with disabilities, visual impairments and Parkinsons with the listing of the building used to justify not making regulation compliant modifications It was submitted by the speaker that a balance should be made for providing accessibility compliance and heritage values, which the speaker submitted had not been done. It was submitted that the proposed developme nt did not meet the Council’s aims for facility relocation, and improving the health, wellbeing and safety for those less mobile. The nominated speaker emphasised that the library was a community hub seen by many as a village hall and was the only public resource in Uxbridge. It was submitted that the report lacked consideration of the proposed developmen t and its impact on community events and community classes held in the existing library. It was also submitted that the plans should have been presented to a fire officer for assessment detailing how the building would be used with the expected number of service users, evacuation routes and assembly points. The speaker reiterated that he believed there were fundamental details in the plans and report that had not been quantified, omitted or even considered. The Committee was urged by the nominated speaker t o either defer the decision to rectify the lack of data and the omissions in the report or refuse the application. Lastly, the nominated speaker reiterat ed to Members the importance of the library as a key facility and a community hub for many residents The architect for the application addressed the Committee and the issue of space allocation. It was explained that the proposal also included the area cur rently occupied by the Register Office, which added extra space and additional storage. There was an intention to utilise the existing shelving and furniture in the proposed library. The children's library space and archives search room space had been reviewed with library and museum staff and was considered sufficient. In terms of accessibility, it was submitted that the Council’s access officer had been consulted, and there were multiple access routes into the library, including a lift that would be refu rbished as part of this proposal. In terms of fire safety, it was noted that there was a fire review of the Civic Centre overall, and a consultation process was ongoing as part of those works. Councillor Tony Burles addressed the Committee and supporte d the points raised by the petitioner. It was submitted that the application for relocating the library would downgrade the service and compromise safety and accessibility for residents, especially those who were disabled such as wheelchair users. Concer ns were raised about the lack of consultation and the new library lift not meeting width standards for all wheelchair users. The rationale for closing the High Street Library due to safety issues during evacuation was also questioned. It was submitted tha t the plan lacked the capacity to cope with the current use of the library, as the counts of the people using the PCs, study spaces and reading chairs exceeded the proposed capacity of 60 people with a 30 -minute turnover. It was also noted that the Citize ns Advice Bureau had moved from the Civic Centre. It was submitted that the application let down residents and needed to be deferred or refused. In response to a Member question to Councillor Tony Burles regarding the stated numbers of service users and e quipment use, it was confirmed that a count had been conducted by petitioners.. Prior to Member discussions, officers clarified several points for the Committee relating to accessibility, capacity, safety and impact on the town centre. It was noted tha t the development in question was a listed building and its constraints and opportunities had been assessed. Officers explained that step-free access was provided at the first and second floors, the existing ramps within the building were considered an a cceptable means of access for wheelchair users. Although the lift was marginally short of compliance with regulations, by 20 centimetres in depth, the Council’s access officer has confirmed that a wheelchair could be accommodated with other step -free route s available for larger wheelchair users Disabled parking had been allocated for blue badge holders at t he first and second floors. In terms of capacity, it was confirmed that the floor space had increased by over 800 square meters in the revised proposal. It was difficult to establish the number of people visiting the site within a given period. A condition requiring a fire safety statement has been added. Concerns about anti -social behaviour had been considered and a condition that includes details and gu idelines for deterring such behaviour and maintaining a safe environment (including CCTV and lighting) has been recommended. The key aspiration and strategic aim for the proposal was to bring a consolidated service that functions within the whole civic complex. The Chair reminded the Committee to only consider planning matters. In response to a Member question, officers clarified that although it was difficult to establish capacity and user numbers, the floor space in the development had been maximised and was bigger than any other library in the Borough, and assessed as acceptable. Member concerns and comments about capacity were noted. Members requested that refuge points for wheelchair users be included in the fire safety statement. Members were s hown on the proposed drawings the different routes for step -free access to enter and exit the building and it was clarified that there were ramps that would provide entrance straight into the library. It was also highlighted that the lift was going to be refurbished and doors replaced where required with accessible doors. Members discussed the covered walkway project and clarity was sought on the design. Officers explained that the window openings would be enclosed with new screening and glazing and that the access door to the Middlesex suite would also be replaced. The Committee acknowledged that despite the concerns raised, this was a good application as the Council was investing in libraries across the Borough, moving into central community hub locations. The officers’ recommendation, was moved, seconded, and when put to a vote, there were four votes in favour and three against. RESOLVED: That the application be approved as per officer recommendation 19. CIVIC CENTRE, UXBRIDGE - 14805/APP/2024/1410 (Agenda Item 8) 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 n ew windows and glazed screens together with the installation of new signage (Application for Listed Building Consent) Officers introduced the application and made a recommendation for approval. The Committee considered agenda items 7 and 8 together and raised no queries in relation to the application for listed building consent. The officers’ recommendation, was moved, seconded, and when put to a vote, there were four votes in favour and three abstentions. RESOLVED: That the application be approved as per officer recommendation. 20. GARAGE SITE, HILTON CLOSE - 77811/APP/2024/442 (Agenda Item 9) Erection of two 3 -bedroom detached dwellings with associated parking and amenity space following demolition of existing garages. Officers introduced the application, provided verbal updates on an amendment to a landscaping condition and proposed delegated authority to consider Scottish Southern Electric comments should they be received within the consultation period. Officers made a recommendation for approval for the s106 agreement. The committee discussed a potential condition for the landscaping maintenance of the adjacent substation and it was explained that the substation was outside of the site and not within the scope of the applicati on. In terms of flood risk and material used for the development, it was noted that the site was not in a flood zone and that the landscape condition would require an improvement of the current hard standing. It was added that the increase in floor levels and the increase in soft landscaping would mitigate any potential flood risk. Members were advised that the Environment Agency was not a statutory consultee for this application, as the site was not within a flood zone 2 or 3 The officer’s recommendation, was moved, seconded and unanimously agreed. RESOLVED: That the application be approved as per officer’s recommendation. The meeting, which commenced at 7.00 pm, closed at 8.10 pm. These are the minutes of the above meeting. For more information on any of the resolutions please contact Anisha Teji on 01895 277655 ateji@hillingdon.gov.uk . Circulation of these minutes is to Councillors, Officers, the Press and Members of the Public.

Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report – Application Report Case Officer: Emilie Bateman 77170/APP/2024/1240 Date Application Valid: 08.05.24 Statutory / Agreed Determination Deadline: 10.09.24 Application Type: Full Ward: Northwood Applicant: Ms Diana Ehigiamusoe Site Address: 36 Moor Park Road, Northwood Proposal: Change of use from residential dwelling (Use Class C3) to Children’s Care Home (Use Class C2), to include a bike and bin store. Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 3 of the Planning Scheme of Delegation (Petition received) Hillingdon Planning Committee – 5th September 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 Full planning consent is sought for the change of use from C3 Residential Dwelling House to a C2 Children’s Care home for up to 4 children. 1.2 The application is subject to a petition containing 176 signatures in objection to the proposal. The concerns raised within the petition are set out in more detail in Section 6 of this report, but in summary include impacts upon the local highway network and parking, crime and safety, noise and disturbance, environmental impact and loss of character. 1.3 The proposed development would result in a loss of C3 accommodation; however, a residential care home also serves as a form of residential accommodation for a specific section of the community . Furthermore, the proposed development would aid in meeting an identified need for C2 accommodation in the Borough and London as a whole . This has been demonstrated through the evidence provided by the Applicant and the comments received from both the Policy and Children’s Social Care Team. This is a significant planning consideration which weighs in favour of the development. 1.4 It is considered that the proposed development would not have a detrimental impact on the character and appearance of the surrounding area or on highway safety. No significant external changes are proposed, and the property would continue to resemble a residential dwelling from the street scene integrating with the local residential character. Sufficient information has also been provided to demonstrate that the off-street parking within the site is capable of accommodating the needs of the staff without leading to disruption to the local highway. The proposal would not give rise to an increase in trip generation and the Highway’s Officer has raised no objections subject to cycle storage and waste conditions. 1.5 The proposal would provide an appropriate living environment for future occupiers and would not unduly impact upon the residential amenity of neighbouring occupants. Sufficient internal space is provided for both staff and occupants of the home. A condition has been recommended that the care home have a maximum of 4 children staying overnight at any one time. This would ensure that the facilities are maintained to a satisfactory standard for occupants. 1.6 A management plan, noise management plan and Good Neighbour Policy has been submitted which demonstrates how the use would integrate within the local Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press community without causing any significant harm to the wider neighbourhood in terms of comings and goings, noise and disturbance or anti -social behaviour. Given the modest size (maximum of 4 children) of the accommodation as well as the accompanying documentation, it is considered that the use would not cause any significant impact on the amenity of local residents and the wider community. 1.7 Due regard has been given to local residents’ objections, including the petition against the application. However, it is concluded on balance, that the proposal complies with the Development Plan and no material considerations indicate that a contrary decision should be taken. The planning application is therefore recommended for approval subject to the conditions set out in Appendix 1. 2 The Site and Locality 2.1 The application site comprises a two-storey detached dwelling and detached single storey garage located within a generous plot along the northern side of Moor Park Road. The site is characterised by a generous front and rear private garden. The property is set back from the highway with off-street parking to the front for up to 5 vehicles. 2.2 The site is covered by TPO 141. The surrounding area is predominantly residential, characterised by mainly large, detached two storey dwelling houses which have been extended upon overtime. To the east of the site , St. Martins Preparatory School is situated (a couple of plots away from the site) which is a primary school facility for boys aged 3-13 years. The application site is not located within a Conservation Area and there are no heritage designations nearby. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Figure 2: Block Plan Figure 3: Street View Image of the Application Property 3 Proposal 3.1 Planning permission is sought for the change of use from residential dwelling (Use Class C3) to a C2 Children’s care home. The proposed change of use would facilitate the provision of residential accommodation for up to four children between the ages 12 to 17 years old (Use Class C2. The intended service provider (New Chapters Homes) has set out within their planning statement their current management plan. It seeks to offer a care model that caters to the needs of local children in the Hillingdon area and its surrounds, enabling to maintain connections with their community, friends, and family. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 3.2 The proposal accommodation would be des igned to cater for a maximum of 4 children providing specialised support for children facing emotional and behavioural challenges. The care provided would be 24 hours a day with a Senior Manager along with 3 workers on site during the day time hours and 2 staff members during the night period . Bedrooms would be provided on the first floor with the ground floor providing living space and reception areas associated with the care home. No external alterations are proposed to facilitate the change of use . Additional external cycle storage and bin storage associated with the use would be situated along western side of the plot between the flank wall of the main building and the garage. Figure 4: Proposed Elevations (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Figure 5: Proposed floor plans (please note – larger version of plan can be found in the Committee Plan Pack) Figure 6: Proposed Car Park Layout Plan (please note – larger version of plan can be found in the Committee Plan Pack) 4 Relevant Planning History 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. 4.2 It should be noted that planning permission was granted in 2022 (77170/APP/2022/1000) for a domestic extension comprising a side and front infill together with a roof conversion. This scheme has not been implemented to date and the current application does not incorporate this as a part of the design. The scheme provided extra internal living space and improved bedroom sizes. It does Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press not lead to any additional bedrooms over and above the existing number of 5 bedrooms. 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 The adjoining neighbouring properties and Northwood Residents Association were consulted on 21st of May 2024 which expired on 12th June 2024. 6.2 It is noted that some representations wer e received after the expiry, however, all representations received have been considered. 6.3 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses received are summarised in Table 2 (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response A petition of 176 signatures has been received against the application 1. The proposed use is out of character with the neighbourhood Discussed at paragraphs 7.10 and 7.18 of this report 2. Anti-social behaviour will increase as this will be a place for children with emotional and behavioural difficulties Discussed at paragraphs 7.63 – 7.70 of this report 3. Safeguarding issue for pupils of nearby school Discussed at paragraphs 7.68-7.70 4. Noise and disturbance from comings and goings of staff and visitors will be ongoing in the evenings and weekends Discussed at paragraphs 7.23 – 7.33 Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 5. Parking and traffic concerns – insufficient parking on-site for staff and visitors will invariably overflow onto road in a road covered with traffic management scheme Discussed at paragraphs 7.41 to 7.48 6. Pollution concerns with the additional vehicular movements and CO2 generation and other harmful gas emissions The CO2 emissions would be similar to that of a typical C3 use. Also discussed at paragraphs 7.59 – 7.60 93 letters of objection have been received from a total of 74 individual households I. Not in keeping and out of character. Negative visual impact on the area; change to the business which is different to the local character Discussed at paragraphs 7.10 and 7.18 of this report II. Reduction in residential accommodation Discussed at paragraphs 7.1-7.15 of this report III. Anti-social behaviour and safety concerns there is a pre-school next door adversely affect the children; safety and security; crime will increase; history of the site used for drug dealing; Discussed at paragraphs 7.63 – 7.70 of this report IV.Potential Social Problems - safeguarding concerns for children; impact on local children; disrupt local schools; Neighbourhood would feel unsafe; older generation feel unsafe; lead to the increase in Discussed and paragraphs 7.68-7.70 of this report Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press the emergency services. V.Traffic and parking concerns - lack of parking with very poor PTAL; constant flow of staff and visitors; Not enough parking for the care workers; extra pressures with school adjacent the property; Servicing of the building will cause parking and safety issues; constant traffic; Concern regarding children using bicycles and the safety. Discussed at paragraphs 7.41 to 7.48 VI.Environmental issues - Carbon Emissions from cars comings and goings; additional pollution; The CO2 emissions would be similar to that of a typical C3 use. Also discussed at paragraphs 7.59 – 7.60 VII.Noise and disturbance - The existing road is very quiet, and the use would lead to an increase in noise and disturbance; noise from coming and goings; intensification of the site by at least 12 people daily exceeding what’s expected; Potentially 24-hour access for visitors. Discussed at paragraphs 7.23 – 7.33 VIII.Poor internal and external facilities; do not show adequate toilet and washing facilities; Discussed at paragraphs 7.34-7.40 Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press no garden space; insufficient services for the care home; current property not fit for the use – mould could impact on health of occupants; current infrastructure not designed to support the increased; no open spaces or parks within easy walking distance; private garden not big enough 21% of care homes below standards; IX. Concerns regarding the current state of the property (proposal does not reference refurbishment) The quality of the accommodation proposed is also discussed in paragraphs 7.34 -7.40 While the proposal does not propose any extensions or refurbishment works which require planning permission, the home would be monitored by OFSTED who would ensure the home is adequate. X. Concerns regarding the history of the applicant / company The applicant has provided a statement with regards to the teams’ expertise and qualifications. In addition, the children’s home would be monitored by OFSTED. An informative would also be attached reminding the application of the need to full comply with OFSTED standards. XI. Not being consulted All adjoining neighbours were consulted by letter for 21 days. XII.Negatively impact property values This is not a material planning consideration. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press XIII.Alternative locations should be considered The planning application is required to be assessed on its own merits XIV.Concerns regarding expansion of the site There are no proposed extensions to the site.Each application is assessed on its own merits. XV.Overlooking / loss of privacy Discussed in paragraph 7.21-7.22 XVI.Concern regarding future HMO or conversion into flats The proposal does not propose an HMO or flats. XVII.Lack of information regarding how many children, mixed or single sex The management plan and supporting statements provides adequate information regarding the number of children and staff. One representation was received in support of the proposal. a. Supportive of helping children who require care Noted. Northwood Residents Association There is a school just three doors away. Given the intensive care to be provided, those in care could be a danger to the school children if they are able to leave the house without supervision, even if not permitted to do so. That also raises concerns that the level of care that is to be provided to future occupants will result in a facility with the potential for 24 hour 7 days a week noise disturbance to Safety concerns of residents and children are discussed at paragraphs 7.63 and 7.70 Noise concerns are discussed with 7.23 – 7.33 of the report. The applicant has also provided both a Noise Management Plan and Management Plan, the Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press adjoining residential properties including from comings and goings of staff, and it is considered doubtful that planning conditions could address such concerns. details of have been conditioned. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Highways The application has been reviewed by the Highway Authority who are satisfied that the proposal would not discernibly exacerbate congestion or parking stress, and would not raise any measurable highway safety concerns, in accordance with Local Plan : Part 2 Development Plan (2020) Policies DMT 1, DMT 2 & DMT 6 and Policies T4, T5 and T6 of the London Plan (2021). Subject to details regarding EVCP being secured by condition. A full and detailed assessment of the highway material considerations are set out in paragraphs 7.41 – 7.48 of this report. Noise Planning Specialist Team Given the nature and context of the proposed development apparent from the information provided I do not consider noise and vibration to be a material planning issue. Noted. Access The plans in respect of this proposed Change of Use from a residential dwelling to a children's care home have been reviewed. The dwelling, as existing, was constructed prior to mainstream adoption of accessible housing standards. Given that the accommodation at present is fundamentally inaccessible to wheelchair users, there would be no loss of accessible accommodation if approved. It is also noted that the Change of Use application does not propose alterations to the dwelling house, and there is no planning requirement to make the children's home accessible to wheelchair users. However, the applicant should be advised of their obligation to make reasonable adjustments within the ambit of the Equality A ct 2010, and the following informative should be attached to any approval: Noted. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press INFORMATIVE: The Equality Act 2010 seeks to protect people accessing goods, facilities, and services from discrimination on the basis of a 'protected characteristic', which includes those with a disability. As part of the Act, service providers are obliged to improve access to and within the structure of their building, particularly in situa tions where reasonable adjustment can be incorporated with relative ease. The Act states that service providers should think ahead to take steps to address barriers that impede disabled people. Planning Policy Team The proposed use as Class C2 would result in the loss of the existing C3 use and a single family dwelling for which there is a significant need in the borough. The loss of housing and any other negative impacts would need to be balanced against the proposed use and its benefits. The proposal would not lead to an over concentration of similar uses. The application would benefit from providing more information on the need for this use in this particular location. The applicant has provided information to demonstrate that the care home will be integrated into the residential surrounding. The applicant has provided a transport and noise assessment. Details of their operations and how care will be provided have also been provided. The proposal is relatively small-scale and its operation is not expected to cause significant trip generation. The potential impact of the proposed use on residential amenity is not considered to be significantly greater than the existing C3 use. A key consideration to establish the acceptability of this proposal is whether the loss of family housing is outweighed by the benefits of a children’s care home in this location, also considering that the impact on residential amenity is likely to be minimal. It is also advised that the applicant provide more information on the need for a children’s care home in this particular location. Subject to receiving satisfactory information, the exceptional circumstances required by DMH1 to justify the loss of housing would be met. The established need for this form of accommodation is discussed within paragraphs 7.6 – 7.9 It is also noted that follow up comments from the Policy Officer clarified that a residential care home also serves as a form of residential accommodation itself and this would help meet the exceptional circumstances required to justify the loss of conventional C3 housing, as required by DMH1 Children's Social Care Team: From the children’s service’ perspective we know there is a need for This confirms that there is an Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press residential children’s care homes nationally and locally and there are great benefits for Hillingdon children looked after to be living in the borough. Providing that the arrangements proposed are approved by OFTSED as the regulators, the Social Care team would support the application from the perspective of residential, homes sufficiency. established need for residential children homes to alleviate pressure on accommodating Hillingdon children locally. 7 Planning Assessment Principle of Development 7.1 Planning permission is sought for the change of use of a single two storey detached dwelling house (C3 residential unit) to a Children’s Care Home with a maximum of 4 children. 7.2 DMH 1 of the Local Plan seeks to resist the net loss of existing self-contained housing unless the housing is replaced with at least equivalent residential floorspace. 7.3 London Plan Policy H12 states 'The delivery, retention, and refurbishment of supported and specialised housing which meets an identified need should be supported. The form this takes will vary, and it should be designed to satisfy the requirements of the specific use or group it is intended for, whilst providing options within the accommodation offer for the diversity of London's population, including disabled Londoners (see Policy D7 Accessible housing) within a wider inclusive community setting. It lists accommodation for you people with support needs as one of the key groups where there is a need 7.4 London Plan (2021) para 4.13.14 states there to be an under provision of C2 accommodation across London as a whole and references the need to provide an average of 867 care home beds per year until 2029 in order to meet demand. Locally, with regards to Sheltered Housing and Care Homes, Policy DMH 8 of the Hillingdon Local Plan Part 2 - Development Management Policies (2020) states: A) The development of residential care homes and other types of supported housing will be permitted provided that: i) it would not lead to an over concentration of similar uses detrimental to residential character or amenity and complies with Policy DMH 4: Residential Conversions; ii) it caters for need identified in the Council's Housing Market Assessment, in a needs assessment of a recognised public body, or within an appropriate needs assessment and is deemed to be responding to the Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press needs identified by the Council or other recognised public body such as the Mental Health Trust; iii) the accommodation is fully integrat ed into the residential surroundings; and iv) in the case of sheltered housing, it is located near to shops and community facilities and is easily accessible by public transport. B) Proposals for residential care establ ishments which fall under Use Class C2 must demonstrate that they would provide levels of care as defined in Article 2 of the Town and Country Planning (Use Classes) Order 1987 (as amended). 7.5 The policy team had initially noted that th e proposal would lead to a loss of one C3 residential dwelling which would normally be resisted unless there are exceptional circumstances which may include a demand for another policy need within the Development Plan. Further clarification with the Policy Officer confirmed that the proposed use as a residential ca re home provides a form of residential accommodation which would help meet the exceptional circumstances required to justify the loss of conventional C3 housing. This need for care home form of accommodation is also support ed by the NPPF (Para 63), London Plan (Policy H12) and Local Plan Polices (DMH8) and listed above 7.6 Within the applicant’s submission, it provides details of the need for children homes in England across all regions. The statistics provided indicate that by the year ending 31 March 2023, the number of children looked after (CLA) by Local Authorities in England increased by 2% to 83,840 continuing an increase in recent year. Across the entire country, the da ta also reports that there were 2,880 children’s homes as of 31 March 2023 whic h registered 10,818 places. Although CLA would have other forms of accommodation and support from Local Planning Authority, these figures do demonstrate a significant shortfall in places nationwide. The data also highlights that the numb er of children’s homes increased are unevenly distributed with the Northwest region having the most children’s homes (746 homes) while London region having fewest settings (164 homes which provide 787 children places to support the entire London region. (Data taken from New Chapter Homes Management Plan figure as of March 2023) 7.7 The data does provide more context on the overall need for this form of residential accommodation which is also backed by the figures within Policy H12 of the London Plan policies. The Council’s Children’s Social Care Team has recognised the need for resid ential children’s homes both nationally and locally which would provide great benefits for Hillingdon children and ensure they can be looked after and to be living within the borough. 7.8 The Children’s Social Care Team would support the application subject to the property being approved by OFSTED regulators. Such facilities would ensure that local provision for individual children’s home services support local children within their own locality rather than having to move out of the borough. It supports family Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press reunification and education of children and young people as well as contributing to the Council's strategy for developing services locally for local children. As such Officers are satisfied that part ii) of policy H8 of the Hillingdon Local Plan Part 2 - Development Management Policies (2020) has been demonstrated through evidence provided by the applicant and feedback from C hildren’s Social Care Team. 7.9 The proposal would not lead to an over concentration of similar uses. The proposed application would provide living accommodation for children between the ages of 12 -17 years. A planning history search of the immediate area suggests that there are no similar uses within close proximity of the site. The Policy team have also accepted that the change of use would not lead to an overconcentration of C2 uses in the area. This is also backed by the figures which demonstrate a shortfall of such forms of accommodation. 7.10 The property is already existing, and the proposal would not involve any external changes that may impact the residentia l character. The current dwelling is a detached property on a large plot with sufficient space to the front and rear garden. It provides a leafy setting with large mature trees and hedging surrounding the curtilage to the front of the site and amble room for off -street parking. Whilst it is noted that the C2 Care Home would be a commercially operated use, it is not be akin to a commercial premises on a high street. Its fundamental aim would be to provide residential accommodation for a vulnerable section of Hillingdon local population. As such, Officers are satisfied that the change of use would not impact the local character. It would continue to resemble a dwelling house from the front. As the facility is situated within a detached property, noise levels are expected to remain within the typical levels expected from a dwelling house. Noise associated with the use is discussed further within the amenity section of the report. Its overall location and size would ensure that the use would integrate within the residential surroundings. Access to local shops, community facilities and transport links would be within short walking distance 7.11 The information submitted also confirms that the facility would meet Part B of DMH8 where the use would fall under the Use Class C2 defined in Article 2 of the Town and Country Planning (Use Classes) Order 1987 (as amended). The company New Chapters Homes would run the facility and their management plan confirm it would offer a care model that caters to the needs of local children in the Hillingdon area enabling them to maintain connections with their community, friends, and family. 7.12 It would cater for four children aged 12 to 17 with a focus on children facing emotional and behavioural challenges. The aim would be to provide a nurturing environment where children can find stability, guidance, and the resources they need to navigate life successfully, promoting their health and development and fostering positive outcomes Conclusion (Principle) Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.13 It is acknowledged that the change of use would lead to the loss of one family sized residential unit for which there is a significant need in the borough. Safeguarding of existing housing stock is a priority unless there are exceptional circumstances that would support any net loss. However, it is also acknowledged that the provision of a Care home facility for children provides a form of residential accommodation that would meet the exceptional circumstances test and the Policy Team have recognised this within their additional comments provided. 7.14 Paragraph 4.5 of the Development Manage ment Policies recognises this and states that exceptional circumstances may existing which outweigh the loss of residential units and deliver other Local Plan policy objectives. As noted, there are other policy objections in play both in London Plan and Hillingdon Local Plan which require the delivery of sheltered housing and care homes to meet the need for this form of accommodation. The Children's Social Care Team have confirmed that there is a need for such facility to serve the needs of Hillingdon Children. This is also backed by national and local data which shows the pressures on childcare provision and the need for additional facilities. 7.15 Taking into consideration all of the above, the proposal is considered to comply with the objectives of the relevant planning policies Design / Impact on the Character and Appearance of the Area 7.16 Hillingdon Local Plan Part 1: Strategic Policies (2012) Policy BE1 states '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 achieve a high quality of design in all new buildings, alterations, extensions and th e public realm which enhances the local distinctiveness of the area, contributes to community cohesion and a sense of place.' 7.17 Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states: '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, height, mass and bulk of adjacent structures; building plot sizes and widths, plot coverage and established street patterns; building lines and set backs, rooflines, streetscape rhythm, for example, gaps between structures and other streetscape elements, such as degree of enclosure; architectural compos ition and quality of detailing; local topography, views both from and to the site; and impact on neighbouring open spaces and their environment.' 7.18 No changes are proposed to the internal layout of the host property nor are changes proposed to their external finishes of the property. A bike store has been proposed in the front garden area for 5 bi cycles, which would be constructed of Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press timber materials and sited next to the detached garage out of view from the street scene. The bike store would measure 2.5m depth by 2m width with a maximum height of 2m. Additionally, a bin store would be situated a djacent this store, extending along the western flank of the property. This bin store would accommodate 3 large bins and would measure 2.7m in depth by 0.95m in width with a similar height of 2m. 7.19 Both stores would be finished in a timber frame design which would be discretely located to the flank and side of the property. Its overall location would not visually impact on the existing building and the wider street scene. An access way would be maintained from the front of the property to the rear garden which is welcomed. Having regard to the overall location, materials and scale, the proposed additional storage structures would appear subordinate and proportionate to their location and are considered acceptable. It is considered that the proposal would not cause harm to the character and appearance of the host dwelling and the surrounding area. The proposal therefore accords with the objectives of Policy BE1 of the Hillingdon Local Plan: Part One Strategic (2012) and Policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Residential Amenity 7.20 Local Plan Policy DMHB 11 sets out design guidance for all new development in the borough. Part B of the policy stat es 'development proposals should not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space'.Guidance for Policy DMHB 11 states 'The Council will aim to ensure that there is sufficient privacy for residents, and it will resist proposals where there is an unreasonable level of overlooking between habitable rooms of adjacent residential properties, schools or onto private open spaces'. 7.21 Paragraph 135 (f) of the NPPF (2023) st ates that new development should seek to ‘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; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience’. 7.22 Apart from the bin and cycle storage facilities, there are no other external changes to the property which would lead to any adverse impact on the adjoining neighbouring properties in terms of daylight sunlight, loss of outlook, sense of enclosure or overlooking concerns. Both structures are located discretely and would not cause any harm to the adjoining neighbours given their modest overall size and height. In terms of the use, there would be no loss of privacy or overlooking concerns over and above the existing circumstances. It must be noted that the property has no windows that cause window to window overlooking. The flank windows at first floor that face onto Nos 34a, and 38 Moor Park Road would all serve non-habitable either serving a toilet or stairwell. The secondary window serving the staff reception at ground floor would be existing and set sufficient distance in from the boundary to impact adjoining neighbours. As such, Officers Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press are satisfied that these elements would not harm the adjoining neighbour’s amenity. Noise and Disturbance 7.23 The main amenity concern would relate to the use of the building and the potential impact this may have on the adjoining and wider neighbourhood in terms of comings and goings as well as noise and disturbance from its use. This is noted through the consultation process where se veral concerns were raised regarding noise from the potential use and the coming and goings from the property. 7.24 The application has been accompanied by several pieces of documentation detailing how the C2 proposed children's care home would manage noise. These details document guidance for staff on managing noise as well as how the use would be managed and integrated within the community without causing disruption to the local neighbours or the wider area. The accompanying documentation includes x Management Statement for the Control of Noise x Noise Management Plan x Good Neighbour Policy 7.25 The Noise Management Plan provides a su pporting plan on how the use would operate and includes the following measure which will mitigate potential noise impacts. These measures include the following (amongst other things) x Educating staff about controlling noisy behaviour to comply with noise limits. x Make a complaints procedure available; provide neighbours with contact information to report noise. x Regular communication between house manager and the neighbours x Ensure double glazing remains installed on openings to minimise noise transmission. 7.26 The good neighbour policy submitted sets out polices which the care home would introduce to establish positive links wi th the local community. These includes maintaining clear point of contact and complaints procedure and potentially considering involvement within neighbourhood watch scheme. As part of integrating the use within the neighbourhood, maintenance of the property appearance and maintaining appropriate boundaries and fences ensuring privacy and security is maintained between adjoining neighbours 7.27 The submitted Management statement further elaborates on the site specifics associated with 36 Moor Park and aligns with the protocols set out within the Noise Management Plan and Good Neighbour Policy documents. It indicates that the property would cate r for up to 4 children with emotional and behavioural difficulties with a staff ratio of two adults to one child will be maintained, however children with low level needs will have support from 1 key worker. There will be a Senior Manager along with three staff on site during the day and two staff Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press members during the night. In addition, while the facility has the capacity for up to 4 children, the risk management and individual needs of each child will determine the number of children accommodated at any given time, ensuring that the facility remains within its capacity and maintains a suitable staff -to-child ratio. The care home would be staffed 24 hours a day, seven days a week. 7.28 The document also provides detail of staf f bedroom facilities and staff reception area which is in close proximity to both the children’s bedroom quarters and the living spaces. The layout of the staff spaces would ensure that noise generated internally from the care accommodation can be managed by the staff on duty. Officers also consider that a restriction on the number of children accommodated at the care home to four would also ensure that the use would not lead to an over intensification of the property over a nd above the typical family home. This condition would further mitigate any potential increase in noise levels from the use. The management document also highlights that the staff would receive comprehensive training to promote the safety, welfare and social integration of the children under their care and thereby help reduce potential disruptions within the community. 7.29 The management plan notes that visito rs to the premises would be limited to 09:00-18:00 where possible with prior arra ngement with the management team for visiting outside these times. Given that this use would the primary residential home for these children, it would not be reasonable to condition the hours of visitation in this instance to these daytime hours . Compliance with the management plan and ensuring any visitors outside the normal visiting hours are discussed with management would be sufficient to ensure of a level of control on evening time visitation without compromising the occupant’s living standards as well as adjoining residents living standards. 7.30 Further concerns have been raised by the comings and goings of staff and the potential disturbance from shift change and servicing of the site. It has been demonstrated through the site plan that there is sufficient onsite parking for up to 5 vehicles at the site with the existing garage (providing parking for 2 cars) and 3 cars to be parked to the front of the property. Based on the number of staff both during nighttime and daytime shifts, there would be no need for street parking. This is also based on the assumption that all staff would require a car parking space which may not be the case. Furthermore, as the use relates to minors who would not have car parking needs, it further ensures that the impact from comings and goings of staff would be within the site itself with limited impact on the wider neighbourhood. 7.31 The majority of movement would be contained to within the building and within the site frontage. Whilst children may play in the rear garden, it is not considered that this would lead to such additional noise and disturbance than would arise from an active family unit undertaking normal play or recreation based activities in their gardens. The activity within the building itself is also unlikely to give rise to undue audible noise or disturbance. The Noise Control Plan provided also demonstrates that staff would be trained up to actively work to keep noise levels to a minimum Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press including prohibiting loud music from home at any time day or night, encouraging children to enjoy garden while ensuring that excessive noise avoided. 7.32 Based on the information provided and the modest scale of the use, Officers are satisfied that the proposal would not cause a harmful impact on the local residents’ amenity from a noise and disturbance perspective. It must also be noted that the Acoustic Officer has be consulted and raised no objections or concerns regarding the proposed use. In light of the small scale of the proposed use, it is considered that the number of people present would not be dissimilar to a residential dwelling and the comings and goings to the property would not be out of keeping with a residential area. The documentation provides clear guidance and protocol for the company and staff in dealing with noise t he premises does not impact the wider community and being a “Good Neighbour.” 7.33 Taking into consideration the above, the proposed development is considered to have an acceptable impact on the amenities of surrounding residential properties. The proposed development is therefore considered to comply with Policy DMHB 11 and NPPF (2023) paragraph 135 in this respect. Quality of Residential Accommodation (Internal and External) 7.34 Policy DMHB 16 of the Hillingdon Local Plan: Pa rt Two - Development Management Policies (2020) states that all housing development should have an adequate provision of internal space in orde r to provide an appropriate living environment.Policy D6 of the London Plan (2021) states that housing development should be of high quality design and provide adequately sized rooms. 7.35 The proposed care home includes 4 bedrooms for the children and one additional bedroom for staff on the night shift. Each bedroom would be of suitable size (minimum size 10.2m up to 17.2 sq.m in size) with unimpeded outlook and access to natural light for its residents. Residen ts would also have access to a shared bathroom and living space. The living space is situated at ground floor and comprises living room (20.6sqm), Dining Room (18.5sq.m and Kitchen (16.9sq.m). A further reception room would be used by staff overseeing the care facility. The overall size and layout of the living space is sufficient and generous given the home would accommodate 4 children. The shared residential environment is considered to be fit for purpose as it comprises numerous shared and private spaces for the site's future residents and workers. 7.36 Taking into consideration the above, the proposal is considered to provide an acceptable level of amenity for its future users . It is considered that all the proposed habitable rooms, would be of an adequate size, and maintain an adequate outlook and source of natural light, therefore complying with Policy DMHB16 of the Hillingdo n Local Plan: Part Two – Development Management Policies (2020) and Policy D6 of the London Plan (2021). Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.37 Policy DMHB 18: Private Outdoor Amenity Space states that applications for residential development should provide adequate levels of private, well designed and located amenity space. 7.38 There are no specific private amenity space standards for C2 uses in the Local Plan however given that this is a form of residential accommodation would be a primary residence for children, it would be important to provide sufficient private amenity space. The site plot itself is sign ificant in size with a large frontage and rear garden of approximately 140sqm in area. This would be over and above the 100 sqm private amenity space required for dwellings with 4 bedrooms and over. The overall standard of this private am enity space is considered acceptable for the level of occupancy. The site is al ready landscaped with several mature trees which also add to the aesthetics of the property and is also recognised how trees and nature can contribute to overall health benefits. Officers are therefore satisfied that the private amenity space is of a suitable standard for future occupants of the childcare home. 7.39 In terms of wider public spaces and services, there are several larger public amenity spaces and services within North wood area that are easily accessible from the property. Northwood undergr ound station would be approximately 15 – 20-minute walk from the site and several bus routes in closer proximity. It is therefore considered that the level of private amenity space as well as the location provides a suitable level of recreational space for future occu piers. within the walking distance of the site for recreation. 7.40 Overall, the standards of accommodation would therefore be considered acceptable given the internal layout, private amenity space and location. Furthermore, in terms of ensuring an acceptable quality of accommodation and care for future occupiers would be subject to controls and regulation outside of the planning system. The homes would be registered with Ofsted who would ensure that adequate levels of care are provided for future residents Highways and Parking 7.41 The site is located on an adopted roadway within a residential catchment devoid of parking controls. The address fails to score a public transport accessibility level (PTAL) rating suggesting a very high dependency on the use of private motor transport to and from the site. 7.42 It is proposed to convert an existing single tenure detached residential 5-bedroom house to a residential care home catering for up to 4 children/young adults with 3 staff in attendance at any one time. The frontage area is generous in scale and can potentially accommodate in excess of half -a-dozen vehicles arranged in an informal fashion accessed from an established carriageway crossing. The application proposed car parking plan indicates five spaces with two housed within an existing double garage . The overall level of off- street parking provision is therefore sufficient to accommodate the needs of the staff without relying on street parking. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Electric Vehicle Charging Points (EVCP's) 7.43 In accord with the Local Plan: Part 2 DMT 6 policy and parking standard, there is a requirement for EVCPs which would equate to a minimum facility of 5% of the total parking quantum for 'active' provision with a further 5% acting as 'passive' provision for future activation. The proposal should incorporate 1 'active' and 1 'passive' space to futureproof for anticipated demand, this aspect would be secured by planning condition (Condition 7). Cycle Parking and safety 7.44 In terms of cycle parking, a bike store is provided to the front adjacent to the existing garage. This store would accommodate up to 5 bicycles. The nominal requirements of two secure and accessible spaces are met and the proposal conforms to the relevant regional parking standard. Concerns have been raised during the consultation regarding the potential risk of children on bicycles. There is more emphasis on promoting sustainable forms of transport including cycling from a planning policy perspective . There is no age restriction within the Highway Code preventing children from cycling on Public Highways. The onus would be on the guardians or care workers to ensure that children are educated on the Highway Code before using the Highway. It is also important that the children are fully trained and a capable cyclist. The Highway’s Officer has not raised this as a safety concern. Vehicular Trip Generation 7.45 Local Plan: Part 2 Policies - DMT 1 and DMT 2 require the council to consider whether the traffic generated by proposed developments is acceptable in terms of the local highway and junction capacity, traffic flows and conditions of general highway or pedestrian safety. 7.46 The applicant has submitted a Transport Statement in support of the scheme. Within this statement, it provides comparable data from the existing Vehicle Trip Generation from the existing residential dwelling and the proposed use. The average vehicle movements across a typical day would amount to 4 vehicle movements related to the dwelling house. Given the use would involve the care of children, the level of trip movements associated with the property would not be too dissimilar to the existing arrangement due to the reduced need for driving by occupants. Three staff members will be on-site at all times, and it is considered that adequate off-street cycle and car parking exists to accommodate any demand that arises. No objections have been received from the Highway’s Officer in regard the data and the potential level of movements. 7.47 Officers are also satisfied that the use w ould not cause significant disturbance to the wider neighbourhood from deliveries and servicing of the use. Deliveries would take place from the highway in accordance with the current practices on Moor Park Road. The level of movement associated with visitation from friends, family Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press members and other professionals is also likely to be accommodated off-street given that there are 5 vehicle spaces available with 3 staff members on site. 7.48 Owing to the relatively small- scale of the scheme combined with the ‘low traffic generator’ user profile (inclusive of infrequent visits/servicing) typically associated with care homes, the proposal would no t be expected to generate measurable traffic burden on the surrounding roadways both during and outside of the most sensitive and therefore crucial peak mo rning and late afternoon/evening hours given the anticipated low car usage levels which can, therefore can be absorbed within the local road network without notable detriment to traffic congestion and road safety. Refuse Collection 7.49 Refuse collection would continue via the roadway and bin storage placement should generally be within 10m of the collection point on the public highway to accord with the council's maximum waste collection distance standard. Although the bin store area is shown in proximity of build which exceeds the above distance parameter, it is reasonable to anticipate that refuse collection would continue, as is the case at present, without undue impediment owing to an informal arrangement whereby refuse is moved towards the highway on collection days. Details regarding the bin store would be secured by condition. Accessibility 7.50 Policy D5 of The London Plan (2021) states: Development proposal should achieve the highest standards of accessible and inclusive design. The Access Officer has raised no objections to the proposal. The dwelling was constructed prior to the adoption of accessible housing standards, and it would therefore not be reasonable to insist on provision of current accessible standards given that there is no operational development proposed that could help achieve these standards. The Access Officer also noted that there is no planning requirement to make the children’s home accessible to wheelchair users. However, an Informative is recommended reminding the applicant of the need to comply with the requirements within the Equality Act 2010. Trees and Landscaping 7.51 Policy D5 of the London Plan (2021) states that development proposals should integrate green infrastructure to contribute to urban greening, including the public realm. 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. 7.52 The trees within and surrounding the application site are subject to Tree Preservation Orders (TPOs). The application has been accompanied by a Tree Safety Report. A survey on all the trees within the site had been carried out prior to submitting the application. The report confirms that there would be no remedial works required and the trees within the site are within sound or good structural Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press condition. In terms of the application, the proposed bin and cycle storage structure would be light weight structures with no need for foundations. There are no trees within the immediate area of these structures that would be affected. 7.53 Whilst no landscaping is proposed, Officers would highlight that the site contains significant mature tree growth on site and generous garden to the rear. There are no proposed changes to this existing landscaping which is considered appropriate given the prevailing leafy character of the area. Ecology 7.54 The Environment Act 2021 has established that all planning permissions granted in England must deliver at least 10% biodiversity net gain (BNG) from January 2024. Paragraph 174 of the NPPF (2023) also states that planning decisions should contribute to and enhance the natural and local environment by: d) minimising impacts on and providing net gains for biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures. This is supported by Policy G6 of the London Plan (2021) and Policy DMEI 7 of the Hillingdon Local Plan: Part 2 (2020). 7.55 There are a number of exemptions for b iodiversity net gain requirements. This includes a development that does not impact a priority habitat and impacts less than: - 25 square metres (5m by 5m) of on-site habitat; and - 5 metres of on-site linear habitats such as hedgerows. This exemption applies to the proposed development as there is no additional floorspace proposed. The development does not deliver any biodiversity value and it is considered to be acceptable in this instance. Flooding and Drainage 7.56 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. Policy DMEI 9 and Policy DMEI 10 of the Hillingdon Local Plan: Part Two Development Management Policies (2020) require, in summary, that flood risk is mitigated and proposals that increase the risk of flooding or which fail to make adequate provision to control surface water runoff will be refused. 7.57 The application is in Flood Zone 1 (low risk) and is not in a critical drainage area. Given there is no additional floorspace proposed the proposal would remain in accordance with Policy DMEI 10. Land Contamination 7.58 The site is not located within an area ident ified as being subject to potential land contamination. Carbon Emissions and other Environmental concerns Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.59 The representation received during the consultation with the public and petition received have raised concerns regarding carbon emissions and other environmental concerns from the change of use and potential increase in number of trips generated. The Transport Statement submitted has provided some evidence that the level of trips to and from the property would not be too dissimilar to those the existing dwelling house. The Highway’s Officer has not disputed this. Whilst there would be a push towards more sustainable forms of transport including walking, cycling and non-carbon cars, it is envisaged that the modest nature of the use is unlikely to lead to a significant increase in carbon emissions over and above the current circumstances. The Planning Statement also highlights that other modes of transport including bus stops are situated within an 8-minute walk of the site. promotes forms of sustainable travel and highlights locations of nearest bus routes and other transport links. 7.60 The applicant has also provided an a dditional statement indicating their commitment to reducing carbon footprint and implementing ongoing initiatives as well as supporting Hillingdon Climate Strategy. The applicant states they will encourage the use of public transportation, carpooling, cycling and walking which will help to reduce carbon footprint and alleviate congestion. As part of incentives, they would help facilitate a carpooling scheme for staff where possible as well as promoting flexible working arrangement fo r administrative staff. Further measure which may also contribute towards reducing ca rbon footprint would include recruiting locally. These measures as well as the modest scale of the care home would ensure the use would aim reduce carb on emissions in line with both local and national policies. Noise 7.61 Policy D14 of the London Plan (2021) requires that proposals minimise noise pollution and Policy EM8 of the Hillingdon Local Plan: Part 1 - Strategic Policies (2012) promotes the maximum possible reduction in noise levels and seeks to ensure that noise impacts can be adequately controlled and mitigated. 7.62 Noise and disturbance from the proposed change of use is dealt with in detail within the amenity section of the report. Given the proposed use and separation distances between the detached dwellings along Moor Park Road together with the large enclosed front curtilage, it is unlikely that the change of use would result in any adverse impacts in terms of noise and disturbance to neighbouring dwellings. The application is supported by a ‘Noise Management Plan’ and ‘Management Statement for The Control of Noise’ which have been reviewed by the Council’s Noise Officer who has raised no objections. Other issues raised (Anti-social, security, crime and other social issues) 7.63 It is noted that a large number of representations have been received which raised concerns regarding anti-social behaviour, potential crime and community safety. Other social matters raised include the sa feguarding of children both locally and within the property itself.

Hillingdon Planning Committee 5th September 2024 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Application Report Case Officer: Emilie Bateman 24825/APP/2023/81 Date Application Valid: 10-01-23 Statutory / Agreed Determination Deadline: 06-09-24 Application Type: Full Ward: Ickenham & South Harefield Applicant: Mr L Chira Site Address: 39 Parkfield Road, Ickenham Proposal: Erection of a replacement dwelling Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 3 of the Planning Scheme of Delegation (Petition received) Hillingdon Planning Committee 5th September 2024 PART 1 Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Section 2 of the following committee report. 1 Deferred at Planning Committee on 13th March 2024 1.1 This application was deferred at the Planning Committee on 13th March 2024 for members to visit the site and for an independent review of the submitted sunlight and daylight report. Member Site Visit 1.2 A member site visit was carried out on 27th April 2023. This included viewing other properties within the street from the footpath, to gain an appreciation of thecharacter and visual amenity of the street scene. 1.3 The key matters looked at on the site visit were: The relationship between the proposal and adjacent properties and the impact on neighbouring amenity. Impact on the character and appearance of the street scene. Sunlight & Daylight Report Review 1.4 The applicant submitted a report titled Sunlight (dated February 2024) by Stinton Jones Consulting Engineers, in support of the application. This report concluded that the impact of the proposal would comply with BRE (Building Research Establishment) recommendations and was considered in planning officers recommendation. 1.5 Following the deferral at Planning Committee, this report has been independentlyreviewed by LSH (Lambert Smith Hampton). LSH have confirmed that the tested windows meet the target values for daylight and pass sunlight testing. LSH have also confirmed that they are satisfied with the methodology undertaken and the report conclusions. 1.6 Consequently, the committee report remains unchanged in its recommendation.For transparency the committee report is attached in its original form considered by members on 13th March 2024. 2 Consultation Update 2.1 Since the deferral of this application, a new petition has been received with 20 valid signatures. The outcome sought by the petition is refusal or reduction in scale and height with conditions.

Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report – Application Report Case Officer: Christos Chrysanthou 65680/APP/2023/2256 Date Application Valid: 28-07-23 Statutory / Agreed Determination Deadline: 06-09-24 Application Type: Full Ward: South Ruislip Applicant: Mr S Berekdar Site Address: 37 Edwards Avenue, Ruislip Proposal: Variation of Condition 5 (approved plans) and removal of Condition 18 (resident parking permit restrictions ) of planning permission ref. 65680/APP/2011/36 dated 04-04-2011 for 'Erection of 4 two -bedroom back-to-back two storey dwellings with associated parking and amenity space and installation of new vehicular crossover, involving demolition of existing detached dwelling' for minor material amendments to the internal and external fabric of the building. Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 3 of the Planning Scheme of Delegation (Petition received) Hillingdon Planning Committee – 5th September 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 Section 73 application seeks minor material amendments to vary Condition 5 (approved plans) and remove Condition 18 (resident parking permit restrictions) of the extant planning permission to construct 4no. 2-bed, two- storey dwellings with associated amenity space, parking and vehicular access at 37 Edwards Avenue, Ruislip (ref. 65680/APP/2011/36 dated 4th April 2011). 1.2 The minor material amendments proposed to the approved drawings principally include alterations to the fenestration and roof profiles to the main roof and canopies, as well as elevation treatments. Internal layouts have also been adjusted to conform with space standards. The proposed amendments are detailed in paragraph 3.2 of this report. 1.3 The principle of development has been es tablished through the granting of the extant parent planning permission (ref. 65680/APP/2011/36 dated 4th April 2011). The proposal would not alter the quantum or housing mix of the development. It is considered that the proposed amendments would not adversely impact on the overall character of the area. Subject to conditions, the proposal would not cause undue harm to the living conditions of neighbouring occupiers and would provide future occupiers with a high standard of living accommodation. No changes are being sought to the onsite car parking layout, previously approved under the parent permission. 1.4 Condition 18 attached to the parent permission required a scheme to be agreed to ensure no future occupiers of the proposed dwellings would obtain a resident parking permit within “any controlled parking zone which may be in force in the area at any time”. However, this negatively worded condition fails to meet the six tests contained in the N ational Planning Policy Framework (NPPF) and National Planning Policy Guidance (N PPG). Moreover, the condition is no longer considered necessary having regard to current planning policy and practice. The proposal would continue to provide four on-site car parking s paces (one for each of the two-bed dwellings). This marginally exceeds the London Plan’s maximum standards for three on-site parking spaces but is considered acceptable. There is therefore no objection to the removal of th is condition as it is unlikely that the Council would be able to defend its retention, in the event of an appeal. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 1.5 The proposed amendments are therefore considered to accord with the Development Plan, and it is recommende d that planning permission be granted. All previous conditions would be reimposed where relevant. 2 The Site and Locality 2.1 The site is situated on the western side of Edwards Avenue and used to comprise a detached bungalow, before its demolition. The site abuts the rear gardens of 3 and 5 Manor Gardens to the west. The northern boundary of the site abuts the boundary with a row of terraced houses, 39, 39a, and 41 Edwards Avenue, and the southern boundary abuts the curtilage of 35a Edwards Avenue. 2.2 Detached bungalows are located on the opposite side of Edwards Avenue. The area is characterised by a mixture of semi -detached and terraced two- storey houses and detached bungalows. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Figure 2: Street View Image of the Application Property 3 Proposal 3.1 The application proposes a 'Minor Material Amendment' to planning permission ref. 65680/APP/2011/36 dated 4 th April 2011. This permission granted the construction of 4no. two-bedroom back-to-back two- storey dwellings with associated amenity space , parking, and the installation of a new vehicular crossover, following the demolition of existing detached dwelling. 3.2 The following amendments are proposed to the approved development: x The front and side entrances have been revised, with new doors and glass side panels. x Pitched roof canopies above the entrances would be replaced with flat roof canopies. x New ground and first floor windows have been added to the side elevations. x Rear facade bi-folding doors would be provided for the living rooms. x The building and openings would be set out to metric brick sizes. x An increase to the size of the fl at roof on the crown roof profile is proposed. x Rainwater goods have been added to the drawings. x Level threshold access to the bui lding would be provided, including to the ground floor shower and toilet. x The building shell thickness has been adjusted to conform to current Approved Document Part L1 thermal performance requirements (Building Regulations), resulting in reduced unit sizes, whilst still meeting nationally described space standards. x Internal layout arrangements would be adjusted to conform to current planning policies concerning accessibility and Building Regulations Approved Document Part M 4 (2) ‘Accessible and Adaptable dwellings’. x Internal layout arrangements adjusted to conform to technical housing standards and to the nationally described space standards. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 3.3 In addition, the proposal seeks to remove Condition 18 attached to permission ref. 65680/APP/2011/36, which reads as follows: "Before the development hereby permitted is commenced arrangements shall be agreed in writing with the Local Planning Authority and be put in place to ensure that, with the exception of disabled persons, no resident of the development shall obtain a resident's parking permit with in any controlled parking zone which may be in force in the area at any time. Reason: In order to reduce pressure on existing on-street parking and to ensure that the development does not prejudice the free flow of traffic and conditions of safety along the neighbouring highway in compliance with Policies AM7 and AM14 of the Hillingdon Unitary Development Plan (Saved Policies September 2007)”. Figure 3: Proposed Site Layout (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Figure 4: Approved Site Layout of Parent Permission (ref. 65680/APP/2011/36) Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Figure 5: Proposed Elevations and Floor Plans (please note – larger version of plan can be found in the Committee Plan Pack) 4 Relevant Planning History 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. 4.2 The application site benefits from a lawful development certificate (ref. 65680/APP/2024/624 dated 17th July 2024). This certificate concludes that, on the balance of probability, the development granted under ref. 65680/APP/2011/36 Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press had commenced (by virtue of complete demolition of the bungalow) before the permission expiry pursuant to Condition 1. 4.3 The certificate application was determined after thorough consideration (including consultation with the Council’s Legal Team and neighbouring residents) . It was concluded that, on the balance of probability and in the absence of any contrary evidence, the certificate ought to be granted. The certificate clarifies that planning permission ref. 65680/APP/2011/36 (i.e. the parent permission) is therefore extant and has commenced through the demolition of the former property at the site. 4.4 It is noted that planning permission ref. 65680/APP/2011/36 was granted on 4th April 2011. All pre- commencement conditions were discharged (notwithstanding Condition 18). Although Condition 18 was not discharged, it is not considered to be enforceable or justifiable for the reasons explained in paragraphs 7.44 to 7.48 of this report. Accordingly, the deletion of this condition is proposed as part of this s.73 application. Figure 6: Approved Elevations of Parent Permission (ref. 65680/APP/2011/36) Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Figure 7: Approved Ground and First Floor Plans of Parent Permission (ref. 65680/APP/2011/36) Hillingdon Planning Committee – 5th September 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 52 neighbouring properties were originally consulted by letters dated 7th August 2023. Following the receipt of revised drawings, neighbouring properties were re- consulted on 23rd August 2023. The consultation period expired on 7th September 2023. 6.2 Objections were received from a total of 7no. households/addresses. In addition, a petition against the application with 22 signatories was received by the Council. 6.3 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses received are summarised in Table 2 (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response Objections were received from a total of 7no. households/ addresses. 1. Concerns about the implementation of the parent permission (ref. 65680/APP/2011/36) and whether it is void or extant : - The only plans approved were for 2 semi-detached houses. - Property was demolished before the discharge of conditions. - Application form states work commenced on 01.05.2014. However, the parent permission expired on 05.04.2014. - Details to pursuant to application ref. 65680/APP/2014/326 was refused. Therefore, parent permission is null and void. A lawful development certificate has been issued which establishes that, on the balance of probability, the planning permission subject of this s.73 application has begun with the demolition of the bungalow and is extant. Discussed at paragraphs 4.2 and 4.3 of this report. The granted planning permission is for 4no. back-to- back dwellings. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press - A new full planning application should be submitted. 2. Concerns about the density levels and overdevelopment: - Proposal exceeds 10% rule for sites to be redeveloped. - Overdevelopment of the site. - Higher density housing is not necessary in outer London areas. - s106 agreement should be upheld and enforced towards 1200% occupant increase. Discussed at paragraphs 7.7 and 7.8 of this report. The density remains unchanged from the parent permission. N o s106 Agreement was secured as part of the parent permission, nor is one deemed necessary as part of this s.73 application. 3. Concerns about the quality of accommodation: - Poor quality of accommodation for future occupiers. - Cramped internal space configuration. - Proposed side windows face towards neighbouring boundary fence and wall. - Development is not wheelchair accessible. - Inadequate amenity space (with land grabbed from No.5 Manor Gardens). Discussed at paragraphs 7.26, 7.32 - 7.36, and 7.50 - 7.51 of this report. The location plan remains the same as the parent permission. 4. Concerns relating to the design of the scheme: - Design is worse than refused application ref. 65680/APP/2011/36. - Two semi- detached houses would be a better design. - 'Back-to-back' terraced housing is not in keeping with the other houses in the area. - Appearance (including aluminium window frames and front canopies) is not in Planning permission was granted for ref. 65680/APP/2011/36 which this application seeks to vary. The determination of this application can only consider the proposed ame ndments. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press keeping with the character of the area. - Side gate access should be re-located. Discussed at paragraphs 7.13 to 7. 20 of this report. 5. Concerns about parking provision and highway safety: - Insufficient on-site car parking spaces. - Six to eight parking spaces are required. - Proposed vehicular crossover widening would result in the loss of street parking. - Street parking pressure, resulting in illegal and inconsiderate street parking. - Condition 18's restriction on occupants from obtaining parking permits should be enforced. - Removing Condition 18 will lead to more parked cars on the road, impacting the free flow of traffic and cause safety issues. Discussed at paragraphs 7.41 – 7.48 of this report. Petition (22 signatories) 1. Design lacks benefit from light from 'inserted' dual aspect window facing neighbouring boundary fence and wall. Design also impacts light and sunshine including thermal ‘free’ heat to 39 Edwards Avenue. Discussed at paragraphs 7.22 – 7.24 and 7.33 of this report. 2. Design does not showcase Electrical Vehicle charging points nor carbon friendly alternate 'green reducing footprint technology savings like Solar Panels, Heat Pump etc. Advised restriction of 'Loft Roof space' for Loft conversion or Window type / Discussed at paragraphs 7.18, 7.50-7.51 and 7.62 – 7.64 of this report. Of note, only the impacts of the proposed amendments can be Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Window Openings for future planned space conversion. Additional side windows added as are 'Bi-Fold doors however no ramp access shown. Also, improved side or rear garden secured gate access should be moved further up towards front. considered in this s.73 application. 3. Cosmetic appearance recorded as 'precedent image no.1' from Design and Access Statement is a different accommodation on a completely different road. Other Evidence 'from unknown location not same vicinity for Materials 3.1 section. Further failure meeting visual consistency i.e. door canopy/overhang to match surrounding properties. Note: Previous application: 65680/APP/2011/36 was more "in-keeping" with matching already established precedent. Discussed at paragraph 7.16 of this report. 4. Questionable adequate amenity space with plot size smaller than recorded - Note: Rear plot /boundary fence erected with potential 'land grabbing’. Discussed at paragraph 7.34 of this report. 5. Excessive exceeding of the 10% redeveloped properties ruling on Edwards Avenue had been breached before year 2009 (proven with previous applications objections). Discussed at paragraphs 7.7 and 7.8 of this report. 6. Section 106 legal contribution be upheld and enforced towards potential 1200% occupant increase (previously One (1) person at location No s106 Agreement was secured with the parent application, nor is one deemed Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press formerly known as 37 Edwards Avenue, HA4 6UP). necessary for this s.73 application. 7. We kindly request that the correct process and conduct be executed for a fresh, new standalone – full planning application due to the excessive years of non-action. Please account for newer 'greener' ways to reduce energy consumption due to climate change and accounting for good considerate design that benefits the occupiers and residents with limited fallout from poor 'profit' based outdated not keeping design. The parent permission is extant (discussed at paragraphs 4.2 and 4.3). Sustainability is discussed at paragraphs 7.62 to 7.64 of this report. 8. Stage One complaint raised to London Borough of Hillingdon Complaints department for investigation into 'previous application: 65680/APP/2011/36 including 65680/APP/2014/326 being null and void as Three (3) years’ time-limit was exceeded. Note: Local Government and Social care Ombudsman to be contacted accordingly. Noted. The relevant planning site history is listed in Appendix 2 of this report. Ward Councillor A Ward Councillor has objected to the application and has provided the following comments: 1. I believe this to be an overdevelopment of the site, proposing to build 4 dwellings on what was previously a single chalet bungalow. Discussed at paragraphs 7. 7 and 7.8 of this report. 2. I have concerns that the proposed level of off-street parking is inadequate for the Discussed at paragraphs 7.41- 7.48 of this report. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press proposed level of development. 3. I do not believe that the level of amenity space that each property has is sufficient for the proposed number of occupants based on the application. Discussed at paragraph 7.34 of this report. Residents Association South Ruislip Residents Association: No comments received. Noted. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Council’s Access Officer The details related to this variation application have been reviewed, with no accessibility comments to make at this time. I can confirm that the original Lifetime Homes Condition can be substituted with an M4(2) condition to be applied to all the houses. Noted. Condition 4 requires the homes to be M4(2) compliant. Council’s Highways Officer Condition 5 - Given that only internal layout and cosmetic changes are proposed, there is no further comment or rejection of the proposed variation from the perspective of transport/highway implications. Condition 18 (imposition of a 'resident permit restriction' to prevent future site occupiers from obtaining parking permits for the local controlled parking zone) - 1 on-plot parking space is to be provided for each of the two- bedroom dwellings , totalling 4 spaces. This level of parking provision was accepted in -line with regional/ local planning and transport policies prevailing at the time of determination in 2011 (ref. 65680/APP/2011/36). Under current policy, there is now a variance in the parking requirement and the overriding regional London Plan would now demand a maximum of 3 on- plot spaces for the whole development which takes into consideration the PTAL rating of the address (3). Noted. Noted. This matter is discussed at paragraph s 7.41 – 7.48 of this report. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Consequently, this results in a marginal overprovision with 4 spaces in place. It is noted that this final level of parking provision together with the loss of 2 on-street parking spaces (as highlighted by some on -line respondents) resulting from the provision of extended carriageway crossings facilitating the full on -plot provision, was fully considered at the time of the original determination in 2011. This therefore cannot be applied retrospectively as a justifiable or defendable reason to refuse this proposed variation. Furthermore, it is highlighted that it is established practice that resident permit restrictions are only applied where a deficit in on- plot parking is evident, particularly in areas of low public transport accessibility which, in both instances, is clearly not the case with this proposal. When considering all the above aspects/ circumstances, the Highway Authority considers that the imposition of condition 18 is now inappropriate and therefore supports its deletion. 7 Planning Assessment The Principle of Development 7.1 The principle of development has been es tablished through the granting of the extant parent planning permission (ref. 65680/APP/2011/36). The proposal would not alter the quantum or housing mix of the development. It is considered that the proposed amendments would not adversely impact on the overall character of the area. 7.2 For clarity, consent was given under planning permission ref: 65680/APP/2011/36 for 4 two -bedroom back-to-back dwellings on 4th April 2011 (i.e. referred to throughout this report as the parent permission). The resident representation stating only two semi-detached properties were approved at the site is incorrect. 7.3 Condition 1 attached to the parent permission required development to commence by 4th April 2014. The corrected commencement date stated on the updated application form coincides with this timeframe. 7.4 The extant status of the parent permissi on has been established by the granting of a lawful development certificate ref. 65680/APP/2024/624 dated 17th July 2024. This is discussed in paragraphs 4.2 and 4.3 of this report concerning the relevant planning history. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.5 Subject to the imposition of conditions, the proposed variations would not cause undue harm to the living conditions of neighbouring occupiers and would provide future occupiers with an acceptable standard of living accommodation. 7.6 No changes are being sought to the onsite car parking layout, previously approved under the parent permission. As highlighted by the Highways Officer, Condition 18, which prohibited future occupiers from obtaining street parking permits, is no longer deemed appropriate or necessary. The provision of four on-site car parking spaces would result in a marginal overprovision based on current London Plan policies but is considered acceptable. There is therefore no objection to the deletion of Condition 18. Density of the Proposed Development 7.7 Under the terms of a Section 73 application, only the impact of the proposed minor material changes is under consideration. The principle of the residential development (including the Local Plan's threshold of no more than 10% of properties being redeveloped into flats), density levels and housing mix cannot be revisited as these aspects have already been established through the granting of planning permission ref: 65680/APP/2011/36 (i.e. the parent permission). 7.8 The density levels and housing mix of the development would remain the same as the original scheme approved under the parent permission 65680/APP/2011/36. Impact on the Character and Appearance of the Area 7.9 Paragraph 131 of the NPPF (2023) seeks the creation of high quality, beautiful and sustainable buildings. Parts b) and c) of paragraph 135 of the NPPF (2023) states that planning policies and decisions should ensure that developments are visually attractive as a result of good architecture and are sympathetic to local character and history, including the surrounding built environment. 7.10 Policies D3 and D4 of the London Plan (2021) require development proposals to be of a high quality and to enhance the local context by delivering buildings and spaces that positively respond to local distinctiveness. 7.11 Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that all developm ent will be required to be designed to the highest standards and incorporate principles of good design. It should consider aspects including the scale of the development considering the height, mass and bulk of adjacent structures; building plot sizes and established street patterns; building lines and streetscape rhythm and landscaping. 7.12 Policy DMHB 12 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) re-emphasises the need for new development to be well integrated with the surrounding area and provides de sign criteria as to how this would be achieved. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.13 The proposed amendments would involve a minor decrease to the width of the building from 12.8 metres to 12.5 metres. There would also be a reduction to the height of the building from 7.9 metres to 7.7 metres. However, the siting, depth and form of the building would generally remain unchanged, compared to the original permission. 7.14 The reduction to the width of the building would result in an increase in the set-in from the side boundaries, which would provide a comfortable separation and permit views to the side of the building. The proposed flat roof section would have a greater footprint. However, its size would be comparable to the crown roof profile at Nos. 35/35A Edwards Avenue. As such, it is considered that the proposed roof profile would not appear out of character with the surrounding street scene. 7.15 The proposed amendments include fenestration changes, a new solider course to all four walls and flat roof canopies above the entrance doors. Whilst these proposed changes would represent a more modern design approach, given the variety of existing architectural styles on the street scene, the proposal would not appear at odds with development in the area. 7.16 The submitted Materials Schedule states Dark Red Vandersanden bricks for the external walls, grey aluminium windows and glazed door framing, Oak or stained Oak entrance doors, dark red Marley Clay Pain roof tiles and black rainwater goods. Whilst the grey aluminium windows and door frames would be moderately different, the overall choice of materials would be residential in appearance and overall would not appear out of character with the area. 7.17 As previously stated, the only matters that can be considered under this S.73 application are the minor material changes being proposed to the original scheme granted under the parent permission (ref . 65680/APP/2011/36). The point raised in the resident representation about the 'back-to-back' housing type not being in keeping with the character of the area cannot be re- considered, as this arrangement was approved under the parent permission. 7.18 Revised drawings have been received showing the side gate re-located to the same position as approved under the di scharge of condition application ref: 65680/APP/2014/2485. This is acceptable. 7.19 It is highlighted that the site is not des ignated within a Conservation Area or an Area of Special Local Character. Whilst of a modern appearance, it is considered that the proposed aluminium grey window frames/bi- folding doors and flat roof canopies above the entrances would provide a degree of added visual interest to the property and would not cause harm to the visual amenities of the area. 7.20 It is considered that the proposed amendments would not impact on the overall character, appearance or design quality of the development, in accordance with Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012), Policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part 2 - Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Development Management Policies (2020), Policy D3 of the London Plan (2021) and Chapter 12 of the National Planning Policy Framework (2023). Impact on Neighbours 7.21 Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states: B) Development proposals should not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 7.22 The physical siting of the proposed building would be identical to the original scheme approved under the parent permission (ref . 65680/APP/2011/36) (albeit the dimensions of the building are slightly altered as noted above). The proposed front and rear building lines would not project any further beyond Nos. 35A and 39 Edwards Avenue, compared to the original scheme. 7.23 As part of the proposed amendments, th e width of the proposed building has marginally decreased by 30 centimetres. Consequently, it would be set in from the mutual boundaries shared with Nos.35A and 39 by 1.2 metres, respectively. Also, the ridge height of the proposed building has decreased from 7.9 metres to 7.7 metres. 7.24 Taking these factors into account, it is considered that the proposed amendments would not result in a loss of light, outlook or sense of dominance for the neighbouring occupiers at Nos. 35A and 39 Edwards Avenue. 7.25 The current proposal would introduce new side windows. The ground floor side windows would be high-level obscure glazed secondary windows, with the primary windows serving the open plan kitchen/dining/living rooms of Dwelling 1 and Dwelling 2 being in the front elevation of the building. The first-floor side windows serve bathrooms and would be conditioned to be obscure glazed and non-opening up to 1.8m of the finished floor level. 7.26 It is noted that new high-level ground floor glazed panels and first-floor windows are being proposed in the side elevations of the building. In the event of an approval, a condition would be secured requ iring these features to be obscure glazed and non -opening up to 1.8 metres of the finished floor leve l. Subject to such condition, the proposal would not give rise to a loss of privacy or overlooking for Nos. 35A and 39 Edwards Avenue. 7.27 The proposed building would not be positioned any closer to the neighbouring properties at Nos. 52 and 54 Edwards Avenue and Nos. 3 and 5 Manor Gardens, compared to the original scheme. As such, the proposal would not cause undue harm to the residential amenities of these neighbouring properties. 7.28 It is therefore considered that the proposed amendments would not adversely impact on the living conditions of neighbo uring occupiers, in accordance with Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), Policy D3 of the London Plan (2021) and the NPPF (2023). Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Living Conditions for Future Occupiers 7.29 Policy D6 of the London Plan (2021) sets out the requirements for the gross internal floor area of new dwellings at a defined level of occupancy. 7.30 Policy DMHB 16 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that all hous ing development should have an adequate provision of internal space to provide an appropriate living environment. 7.31 Table 3.1 of Policy D6 of the London Plan (2021) states that: A two-storey dwelling with 2-bed, 3-person occupancy must have a minimum GIA of at least 70sqm. 7.32 All four of the proposed dwellings would have a Gross Internal Area (GIA) of 70sqm, thereby meeting the minimum internal space standards found in Table 3.1 of the London Plan (2021). 7.33 Although the proposed dwellings would essentially be single aspect with no defensible space adjacent to the ground -floor front elevation windows, this arrangement would be no different to the scheme approved under the parent permission. 7.34 No changes are being proposed to the private amenity space provision approved under the parent permission (all of which exceed the Local Plan's minimum standard of 25sqm for a 2-bedroom flat). 7.35 The current proposal is not seeking any changes to the footprint of the internal and external amenity space provision that was originally approved through the granting of the 2011 parent permission. A refusal on the grounds of the quality of living accommodation afforded to fu ture occupiers would therefore be unjustifiable. 7.36 It is therefore considered that future occupiers would be provided with adequate internal and external amenity space, in accordance with Policies DMHB 16 and DMHB 18 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) and Policy D6 of the London Plan (2021). Highways and Parking 7.37 Policy T6 of the London Plan (2021) stat es that new residential development should not exceed the maximum parking standards set out in Table 10.3. 7.38 Policy DMT 1 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that development proposals will be required to meet the transport needs of the development a nd address its transport impacts in a sustainable manner. 7.39 Policy DMT 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that proposals must ensure that safe and efficient vehicular access to the highway network is provided. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.40 Policy DMT 6 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) requires that propos als comply with t he Council's parking standards to facilitate sustainable development and address issues relating to congestion and amenity. 7.41 The on-site provision of 4 car parking spaces (1 space per dwelling) would be a marginal overprovision, compared to the London Plan's maximum standards for 3 car parking spaces. However, this provision is considered acceptable on an individual basis, given that the same number of on -site car parking spaces was granted under the parent permission (ref. 65680/APP/2011/36). 7.42 It is acknowledged that the proposed on-site car parking provision would result in the loss of 2 on-street car parking spaces, due to the proposed extended vehicle crossover required to facilitate the development. However, the Council's Highways Officer has confirmed that this was fully considered at the time of the original determination in 2011. It would therefore be unjustifiable to refuse this current application on the grounds of the loss of on-street car parking spaces. 7.43 The proposed amendments would not involve any changes to the site access arrangements. In the event of an approval, compliance conditions would be attached in respect of the construction management plan, car parking layout, visibility sight lines and cycle storage to ensure the development is carried out in accordance with the details approved under application ref. 65680/APP/2014/2485. 7.44 With regards to the removal of Condition 18 attached to the parent permission, the Council's Highways Officer has commented th at it is "established practice that Resident Parking Restrictions are only applied where a deficit in on-plot parking is evident, particularly in areas of low public tr ansport accessibility which, in both instances, is clearly not the case with this proposal." 7.45 To add to the above, Condition 18 requires arrangements to be in place prior to the commencement of development, to prevent occupiers of the development, subject to certain exceptions, from being entitled to obtain parking permits from the Council. 7.46 The National Planning Practice Guidance advises that in exceptional circumstances a negatively worded condition requiring a planning obligation or other agreement to be entered into before certain development can commence may be appropriate in the case of more complex and strategically important development where there is clear evidenc e that the delivery of the development would otherwise be at serious risk. Given the scale of the scheme, the proposal is not a complex or strategically important development. 7.47 Furthermore, it is not clear what such an agreement referred to in Condition 18 would require from the applicant or how such a control would be effective in the absence of a planning obligation. Moreover, it is not clear from the wording of the condition how this would relate to a restriction on the site rather than on an Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press individual undertaking an act. Therefore, Condition 18 would fail the tests of precision, reasonableness and be unrelated to the planning permission. It is also uncertain how such a condition would be enforced. For these reasons, there is no objection to the removal of Condition 18. 7.48 The proposal would provide four on-sit e car parking spaces, which is the same number of spaces approved under the par ent permission. This level of provision exceeds the London Plan’s maximum standards of three on- site car parking spaces. It would therefore be unjustifiable to refuse this current application on the ground of insufficient car parking. Disabled Access 7.49 Policy D5 of the London Plan (2021) se eks to ensure development proposals achieve the highest standards of accessible and inclusive design. Policy D7 of the London Plan (2021) requires at least 10% of dwellings to meet Building Regulation requirement M4(3) 'wheelchair user dwellings', with all other dwellings meeting Category M4(2) 'accessible and adaptable dwellings'. 7.50 In terms of inclusive design, Condition 4 attached to the parent permission required the dwellings to be built in accordance with 'Lifetime Homes' Standards. These standards have since been replaced by Building Regulations Approved Document M. In the event of an approval, a condition would be secured requiring step-free access via the main entrance points and for the dwellings to meet Category M4(2) of Approved Document M. 7.51 The development proposal would therefore be acceptable to inclusive access considerations, having regard to the nature of this application being a variation of conditions rather than a full planning application. Trees and Landscaping 7.52 Policy G1 of the London Plan (2021) states that development proposals should incorporate appropriate elements of green infrastructure that are integrated into London's wider green infrastructure network. 7.53 Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that landscaping and tree planting should enhance amenity, biodiversity and green infrastructure. 7.54 This is supported by Policy DMHB 14 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2 020) which states: B) Development proposals will be required to provide a landscape scheme that includes hard and soft landscaping appropriate to the c haracter of the area, which supports and enhances biodiversity and amenity particularly in areas deficient in green infrastructure. 7.55 The site is not covered by a TPO, nor within a Conservation Area. There are no trees on or adjacent to the site. A compliance condition would be secured to Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press ensure the landscaping and boundary treatment is carried out in accordance with the details approved under ref. application 65680/APP/2014/2485. This condition is necessary to protect the verdant charac ter of the area, in accordance with Policies DMHB 11 and DMHB 14 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Ecology 7.56 The site does not contain any ponds , open woodland or dense scrub and shrubbery. There are no protected sites of ecological interest adjacent to the site. It is therefore considered that the likelihood of protected species being present at the site is low, and as such, an ecology assessment is not required. This position would be in accordance with 'Circular 06/05: Biodiversity and Geological Conservation- Statutory Obligations and their Impact within the Planning System' which states that, "...bearing in mind th e delay and cost that may be involved, developers should not be required to undertake surveys for protected species unless there is a reasonable likelihood of the species being present and affected by the development." 7.57 In the event of an approval, an informative would be secured advising that should protected species be found at the site, the applicant(s) must fulfil their duties under the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitations and Species Regulations 2017 (as amended). 7.58 The proposal therefore accords with Policy DMEI 7 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), in terms of not causing harm to protected species. Sustainable Waste Management 7.59 Policy DMHB11 part (d) of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states th at 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. 7.60 In the event of an approval, compliance conditions regarding bin storage facilities would be attached to ensure the development is carried out in accordance with the details approved under application ref. 65680/APP/2014/2485. Subject to this condition, the proposal would accord with Policy DMHB 11 (d) of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Renewable Energy / Sustainability 7.61 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 th e 2016 London Plan targets. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.62 Condition 13 attached to the parent permission (ref. 65680/APP/2011/36) required the development to meet Level 3 of the Code for Sustainable Homes. 7.63 Although the government has withdrawn the Code for Sustainable Homes requirement, a compliance condition has been included in this recommendation, requiring the development to be carried out in accordance with the energy efficiency measures approved under application ref. 65680/APP/2014/2485. 7.64 As such, the proposal would accord with Policy DMEI 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Flooding and Drainage 7.65 Policy SI 12 of the London Plan (2021) states that development proposals should ensure that flood risk is minimised and mitigated, and that residual risk is addressed. 7.66 Policy SI 13 of the London Plan (2021) states that development proposals should aim to achieve greenfield run -off rates and ensure that surface water run- off is managed as close to its source as possible. 7.67 Policy DMEI 9 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that proposals that fail to make appropriate provision for flood risk mitigation, or which would increase the risk or consequences of flooding, will be refused. 7.68 Policy DMEI 10 states that development within areas identified at risk from surface water flooding which fail to make adequate provision for the control and reduction of surface water runoff rates will be refused. 7.69 The site is in Flood Zone 1 (lowest probability of flooding). However, it is noted that a western section of the site is designated within a Surface Water Management Zone. The proposed amendments would not involve material changes to the physical siting of the building, nor would they increase its ground floor footprint. 7.70 A compliance condition would be attached requiring the development to be carried out in accordance with the Surface Water Management/ Sustainable Urban Drainage Systems (SuDS) details approved under application ref. 65680/APP/2014/2485. Noise 7.71 Policy D14 of the London Plan (2021) states that to reduce, manage and mitigate noise to improve health and quality of life, residential and non -aviation development proposals should manage noise by avoiding significant adverse noise impacts on health and quality of life. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.72 The site would be used exclusively for re sidential purposes. As such, in terms of the operational phase of the proposed development, no significant issues are raised by the proposal, in respect to noise and disturbance. 7.73 Notwithstanding the above, a compliance condition would be secured requiring the development to be carried out in accordance with the Construction Management Plan approved under application ref. 65680/APP/2014/326. This condition is necessary to ensure that noise and pollution are minimised as far as practicable during the construction phase. Air Quality 7.74 Policy SI 1 of the London Plan (2021) and Policy DMEI 14 Hillingdon Local Plan: Part 2 - Development Management Policies (2020) require development proposals to be at least Air Quality Neutral. 7.75 The proposal would not be able to achieve Air Quality Neutral status due to the number of car parking spaces margin ally exceeding maximum London Plan standards. However, as previously stated, the proposed on- site car parking provision is identical to the scheme granted under the parent permission (ref. 65680/APP/2011/36). There is a realistic fall -back option where the applicant could construct the previously approved scheme, which would have a similar impact on air quality as the current proposal. 7.76 Considering the above factors, in the over all planning balance, it is considered that the development is acceptable in respect to air quality considerations. Airport Safeguarding 7.77 Policy DMAV 1 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that the Council will ensure that uses such as housing, education and hospitals are not located in areas significantly affected by aircraft noise without acceptable mitigation measures. 7.78 The application site is within 3km of the RAF Northolt Zone. However, as the site is within an established residential area within this zone, it is considered that visibility and audibility of aircraft operations associated with RAF Northolt would not be of significant harm to the living conditions of future occupiers, as per the scheme that was originally granted permission. 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 Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press the applicant's reasonable development rights and expectations which 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 regarding 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 The Council adopted its own Community Infrastructure Levy (CIL) on 1st August 2014. The Hillingdon CIL charge for resi dential developments is £95 per square metre of additional floor space. This is in addition to the Mayoral CIL charge of £60 per square metre. CIL rates are in dex linked. The proposal involves the erection of new dwellings and is therefore CIL liable. 8.4 No s106 Legal Agreement was secured as part of the parent permission, nor is one deemed necessary as part of this s.73 application. Expediency of Enforcement Action 8.5 It is noted that a planning enforcement complaint has been received in relation to the stationing of a temporary building on site. The matter has been referred to the Planning Enforcement Team for investigation . However, it should be noted that this is a separate matter and would not constitute reasonable grounds to delay the determination of this planning application. 9 Conclusion / Planning Balance 9.1 For the reasons set out in this Committee Report, it is considered that the proposal would comply with the objectives of national , regional and local planning policies and guidance. It is therefore recommended that the application be approved, subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 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. AAPPENDICES Planning Application 65680/APP/2023/2256 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 14 AAppendix 1: Recommended Conditions and Informatives Conditions 1. RES3 T Time Limit (deleted) (deleted condition) 2. NONSC M Materials The development shall be constructed strictly in accordance with the materials and external surface details specified in the document titled 'External Material Schedule Updated: 18/08/2023 Revision: 1'. Thereafter the development shall be retained 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). 3. NONSC B Boundary treatment The development hereby approved shall be carried out strictly in accordance with the boundary treatment details granted on 11th September 2014 under application reference 65680/APP/2014/2485. Thereafter the development shall be retained in accordance with the approved details. REASON To safeguard the visual amenities of the area in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 4. NONSC C Category M4(2) The dwellings hereby approved 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. 5. RES4 A Accordance with Approved Plans The development hereby permitted shall not be carried out except in complete accordance Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 14 with the details shown on the submitted plans, numbers 1158_EXS01_I1, 1158_S01_I2, 1158_GA01_I1, 1158_GE01_I1, 1158_GAR1_I1, 1158_GS01_I2 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). 6 6. NONSC N No extensions, outbuildings, garages or sheds Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no extension to any dwellinghouse(s) nor any garage(s), shed(s) or other outbuilding(s) shall be erected without the grant of further specific permission from the Local Planning Authority. REASON To protect the character and appearance of the area and amenity of residential occupiers in accordance with policies DMHB 11 and DMHD 2 of the Hillingdon Local Plan Part 2 (2020) 7. NONSC N No roof extensions Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no addition to or enlargement of the roof of any dwellinghouse shall be constructed. REASON To protect the character and appearance of the area and amenity of residential occupiers in accordance with policies DMHB 11 and DMHD 2 of the Hillingdon Local Plan Part 2 (2020). 8. RES12 N No additional windows or doors Notwithstanding the provisions of the Town and Country Planning (General Permitted Development)(England)Order 2015 (or any order revoking and re-enacting that Order with or without modification), no additional windows, doors or other openings shall be constructed in the walls or roof slopes of the development hereby approved facing number 35A and 39 Edwards Avenue. REASON To prevent overlooking to adjoining properties in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 9. NONSC F Finished levels The development hereby approved shall be carried out in accordance with the finished levels specified on drawing number 1158_GS01_I2. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 14 REASON To ensure that the development relates satisfactorily to adjoining properties, in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 1 10. NONSC V Vehicular access sight lines The development hereby approved shall be carried out in accordance with the vehicular access sight line details under application reference 65680/APP/2014/2485 and granted on 11th September 2014. Thereafter the development shall be retained in accordance with the approved details. REASON To ensure that adequate sight lines are provided and thereafter retained in the interests of highway safety in accordance with Policies DMT 1, DMT 2 and DMT 6 of the Hillingdon Local Plan Part 2 (2020). 11. NONSC F Front garden details The front garden area of the development hereby approved, including hard surfacing for car parking, landscape buffers on each side of the front boundaries, pedestrian access, bin stores and surface drainage shall be carried out in accordance with the details approved under application reference 65680/APP/2014/2485 and granted on 11th September 2014. Thereafter the development shall be retained in accordance with the approved details. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality, in the interests of highway safety and to ensure that surface water runoff is handled as close to its source as possible in accordance with Policies DMEI 9 DMHB 11, DMHB 12, DMHB 14 and DMT 2 of the Hillingdon Local Plan Part 2 (2020) and Policy G5 of the London Plan (2021). 12. NONSC C Cycle storage The development hereby approved shall be carried out in accordance with the cycle storage details granted on 11th September 2014 under application reference 65680/APP/2014/2485. Thereafter the development shall be retained in accordance with the approved details. REASON To ensure the provision and retention of facilities for cyclists to the development and hence the availability of sustainable forms of transport to the site in accordance with Policy DMT 5 of the Hillingdon Local Plan Part 2 (2020). 13. NONSC E Energy efficiency The development hereby approved shall be carried out in accordance with the energy efficiency details granted on 11th September 2014 under application reference Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 14 65680/APP/2014/2485. Thereafter the development shall be retained in accordance with the approved details. REASON To ensure the objectives of sustainable development in accordance with Policy DMEI 2 of the Hillingdon Local Plan Part 2 (2020). 1 14. NONSC S Surface water management The development hereby approved shall be carried out in accordance with the surface water management details granted on 11th September 2014 under application reference 65680/APP/2014/2485. Thereafter the development shall be retained in accordance with the approved details. REASON To ensure that surface water run off is handled as close to its source as possible in compliance with Policy DMEI 9 of the Hillingdon Local Plan Part 2 (2020). 15. RES9 L Landscaping scheme The development hereby approved shall be carried out in accordance with the landscaping scheme (hard and soft landscaping works, including car parking layout) and details granted on 11th September 2014 under application reference 65680/APP/2014/2485. Thereafter the development shall be retained in 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 and DMT 2 of the Hillingdon Local Plan Part 2 (2020) and Policy G5 of the London Plan (2021). 16. NONSC P Planting schedule All hard and soft landscaping shall be carried out in accordance with the approved landscaping scheme and shall be completed within the first planting and seeding seasons following the completion of the development or the occupation of the buildings, whichever is the earlier period. The new planting and landscape operations should comply with the requirements specified in BS 3936 (1992) 'Nursery Stock, Part 1, Specification for Trees and Shrubs' and in BS 4428 (1989) 'Code of Practice for General Landscape Operations (Excluding Hard Surfaces)'. Thereafter, the areas of hard and soft landscaping shall be permanently retained. Any tree, shrub or area of turfing or seeding shown on the approved landscaping scheme which within a period of 5 years from the completion of development dies, is removed or in the opinion of the Local Planning Authority becomes seriously damaged or diseased shall be replaced in the same place or, if planting in the same place Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 14

Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report – Application Report Case Officer: Alan Corcoran 585/APP/2024/1558 Date Application Valid: 11.06.24 Statutory / Agreed Determination Deadline: 11.09.24 Application Type: Full Ward: Hillingdon West Applicant: Anchor Hanover Group Site Address: Land off Thompson Road and St Luke's Road Proposal: Change of use of site containing 72 assisted living units (Use Class C2) with ancillary communal facilities, parking, and landscaped areas, to residential accommodation for primary occupiers aged over 55 (Use Class C3) Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 1 of the Planning Scheme of Delegation (Major application recommended for approval) Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the completion of a satisfactory section 106 legal agreement to secure the heads of terms set out below, and subject to the conditions as set out in Appendix 1. Section 106 Heads of Terms are as follows: 1. 100 per cent affordable housing provision (72 Social Rent Units). 2. Occupation restrictions to ensure the primary resident of each unit is over 55 years old. 1 Executive Summary 1.1 1.2 1.3 1.4 1.5 1.6 1.7 This proposal seeks to change the use of the consented, constructed, and unoccupied development previously approved under planning application reference 585/APP/2019/829. The applicant proposes changing the use of the building from 72 assisted living apartments (Use Class C2) to 72 residential units for primary occupiers aged over 55 (Use Class C3), together with communal facilities. All units are proposed to be Social Rent ed affordable housing units. The building and development of the broader site have been completed under previous approvals, and no physical works are proposed to the site through this application, except for the provision of additional cycle parking to respond to the proposed C3 use. The Council’s Housing Team has reviewed and fully supports the proposal, stating it is ‘critical to meeting the borough’s housing needs.’ The Council’s Planning Policy Team raise no objection, subject to a condition restricting primary occupiers to being over 55 years old. This would be included within a S106 legal agreement. The Council’s Highways Team raise no objection subject to conditions, which have been attached. No public comments have been received. The proposed change of use from 72 assisted living apartments (Use Class C2) to 72 residential units for primary occupiers aged over 55 (Use Class C3) to include 100 per cent affordable housing is considered appropriate. Therefore, approval is recommended subject to the conditions in Appendix 1. Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 2 The Site and Locality 2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.8 The 0.62-hectare application site forms part of St Andrew's Park (the former RAF Uxbridge Site), located within Uxbridge Town Centre. The site is bounded by St Andrew's Road to the south and west, by St Luke's Road to the north, and by Thompson Road to the east. The site is designated within a Hotel a nd Office Growth Location (Uxbridge Town Centre), as 'New Homes: St Andrews Park (Formerly RAF Uxbridge),' and within a Developed Area as identified in Hillingd on Local Plan Part 1 Strategic Policies (2012). The Council granted planning permission in 2020 (reference 585/APP/2019/829) for the following development on the site: 'Erection of a building containing 72 assisted living apartments and communal facilities (Use Class C2) with associated parking and landscaping.' Following the discharge of the relevant conditions and several Council -approved minor amendments, the planning permission was implemented, and the building is now complete, though it remains unoccupied. The existing development contains 16 one-bedroom and 56 two-bedroom units (72 units). The building is arranged in an 'L' shape along the southern and eastern site boundaries, with car parking and landscaping to the north. The building ranges from seven storeys in height at the southwestern corner, stepping down to five storeys to the north and east along the boundary with St Andrew's Road. Undercroft car, motorcycle, and cycle parking, refuse storage, and a plant area are located at the lower ground floor level. There are communal facilities such as a café, lounge, and hair salon on the ground floor. The site is not located within a Conservation Area, and there are no Listed Buildings within or adjacent to the subject site. The application site lies within Flood Zone 1, the area least at risk from flooding. It is not within a Critical Drainage Area or impacted by surface water flooding. The area north of the site comprises unoccupied and semi -derelict former RAF accommodation, which is likely to be re developed in the future. To the east and south of the site is the Dowding Public Park and new residential development. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press Figure 2: Street View Image of the Application Property 3 Proposal 3.1 The applicant seeks to change the use of the unoccupied 9,225 sq. m. (gross internal floor area) building from 72 one - and two-bedroom assisted- living apartments (Use Class C2) to 72 age -restricted residential accommodation (Use Class C3) for primary residents over 55 years old. Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 3.2 3.3 3.4 3.5 The proposed scheme would provide 100 per cent affordable housing, all Social Rent apartments. Use Class C2, which is for care home accommodation, provides both personal care and accommodation as a single package. In contrast, Use Class C3, with a restriction for people over 55, is 'special ist older persons housing,' specifically designed and manage d for older people, with no element of care provided. The application does not propose physical changes to the building or broader site, except for additional cycle parking, electric vehicle charging infrastructure, mobility scooter storage and charging facilities, and landscaping. The ancillary communal areas comprising the café, lobby, and hairdressers would be retained as previously approved. Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) 4 Relevant Planning History Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. 4.2 4.3 4.4 4.5 4.6 4.7 The Council granted planning permission for 585/APP/2019/829 on 18 February 2020 for the following development: ‘Erection of a building containing 72 assisted living apartments and communal facilities (Use Class C2) with associated parking and landscaping.’ This permission granted a Class C2 use subject to a S106 Agreement specifying a range of occupancy restrictions and requirements for the ongoing occupation of the development to ensure that the site is occupied in a Class C2 use. No affordable housing or CIL contributions were secured through this application due to the nature of the C2 Use Class accommodation. Following the approval of this applicati on, all details reserved by condition have been approved by the Council. These include the landscaping, external materials, and site management. Slight amendments have been made to the previously approved scheme through non -material amendments (NMA). The Council granted permission for NMA reference 585/APP/2022/131 for changes to the internal layout, changes to the external elevations, and the introduction of roof terraces. Following this, the specific requirements for parking at the site were amended through an NMA (reference 585/APP/2023/1204) to alter the wording of condition 6, which specifies the number of parking spaces and provision for disabled bays and EV charging. The Council approved this on 24 April 2023. The Council also granted planning permission on 22 May 2023 under planning application reference 585/APP/2023/811 for the installation of rooftop plant and acoustic enclosures on the approved building. 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 6.2 The Council sent consultation letters to 366 local residents as well as The Mall Pavilions Shopping Centre on 27 -06-24. The Council also advertised the application with a site notice and press notice on 10-07-24. The consultation period expired on 31 -07-24. No comments have been received from the public. Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 6.3 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses received are summarised in Table 2 (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response N/A N/A N/A Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response External Consultee Comments London Fire Brigade: No Comments. Metropolitan Police Designing Out Crime Group: No Comments. Thames Water Utilities: No Comments. Internal Consultee Comments Housing Team: Fully support this proposal that is critical to meeting the borough’s housing needs. Urban Design Officer Comments: No objection. Economic Development Officer: No objection. Accessibility Officer Comments: Noted Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press No objection. Refuse Recycling Officer Comments: No objection. Planning Policy Officer Comments: No objection subject to the 100 per cent Social Rent affordable housing provision being secured within a Section 106 legal agreement and restricting occupation to those aged over 55 years to ensure that no new on -site child play facilities would be required. Highways Officer Comments: No objection subject to conditions regarding cycle parking provision, car parking lease, delivery and servicing plan, parking design and management plan, and electric vehicle charging points. Air Quality Officer Comments: No objection. Noise Pollution Officer Comments: No objection. Environmental Health Officer (Contamination) Comments: No objection. Environmental Specialist (Energy and Biodiversity) Comments: No objection. The affordable housing provision and age restriction are to be included within the S106 legal agreement. Appropriate highways planning conditions are attached. 7 Planning Assessment 7.1 Principle of Development The application site forms part of St Andrew's Park (the former RAF Uxbridge Site), located within Uxbridge Town Centre. The site is designated within a Hotel and Office Growth Location (Uxbridge Town Centre), as 'New Homes: St Andrews Park Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.2 7.3 7.4 7.5 (Formerly RAF Uxbridge),' and within a Dev eloped Area as identified in Hillingdon Local Plan Part 1 Strategic Policies (2012). Policy H13 of The London Plan (2021) states that research has identified a potential demand in London across all tenures for just over 4,000 specialist older persons units a year between 2017 and 2029. Table 4.3 states that Hillingdon's annual borough benc hmarks for specialist older persons housing 2017-2029 are 180 units per annum. The policy further states that these benchmarks are designed to inform local-level assessments of specialist housing needs. Boroughs should plan proactively to meet the identified need for older persons' accommodation. Policy H13 continues that boroughs should work positively and collaboratively with providers to identify sites which may be suitable for specialist older persons housing, taking account of: 1) local housing needs information incl uding data on the local type and tenure of demand, and the indicative benchmarks set out in Table 4.3. 2) the need for sites to be well -connected in terms of contributing to an inclusive neighbourhood, having access to relevant facilities, social infrastructure, and health care, and being well served by public transport. 3) the increasing need for accommodation suitable for people with dementia. Specialist older persons housing provision should deliver: 1) affordable housing in accordance with Policy H4 Delivering affordable housing, and Policy H5 Threshold approach to applications 2) accessible housing in accordance with Policy D7 Accessible housing 3) the highest standards of accessible and inclusive design in accordance with Policy D5 Inclusive design 4) suitable levels of safe storage and ch arging facilities for residents’ mobility scooters 5) pick up and drop off facilities close to the principal entrance suitable for taxis (with appropriate kerbs), minibuses and ambulances. Paragraph 4.13.5 of The London Plan (2021) states that specialist older persons housing does not provide an element of care but is specifically designed and managed for older people (minimum age of 55 years). Paragraph 4.13.6 states that the requirements of Policy H13 also cover specialist older persons housing that has the following attributes: i. where care is provided or available; a. there are separate contracts/agreeme nts in place for the personal care and accommodation elements, and/or b. residents have a choice as to who provides their personal care ii. housing is occupied under a long leas e or freehold, or a tenancy agreement, licensing agreement, license to occupy premises or a leasehold agreement iii. housing provided is specifically designed and managed for older people (minimum age of 55 years) iv. likely CQC-regulated activity will be 'personal care' Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.6 7.7 7.8 7.9 7.10 7.11 7.12 Policy DMTC 1 of the Hillingdon Local Plan Part 2 Development Management Policies (2020) states that the Council will support 'main town centre uses' where the development proposal is consistent with the scale and function of the centre. Policy DMH 1 of the Hillingdon Local Plan Part 2 Development Management Policies (2020) states that the net loss of existing self-contained housing, including affordable housing, will be resisted unless the housing is replaced with at least equivalent residential floorspace. Policy DMH 8 of the Hillingdon Local Plan Part 2 Development Management Policies (2020) details th e circumstances in which sheltered housing and care homes will be permitted. Notably, it does not seek to protect existing care facilities from changes of use . Policy SA 28 of Hillingdon Council's Local Plan Part 2 Site Allocations and Designations (2020) covers St Andrews Pa rk, Uxbridge, including the application site. It states that in accordance with the approved planning permission (585/APP/2009/2752), the Council will support the following development on the site of 1,340 residential units; 14,0 00 sq. m. of office floorspace; a 90 -bedroom hotel; associated commercial uses; education facilities; and associated landscaping, car parking, and amenity spac e provision. The Counc il will seek to secure the development of the site in accordance with this permission. Paragraph 5.25 of RAF Uxbridge Supplementary Planning Document (2009) states that 'as part of the affordable housing requirements, provision will be required for specialist housing for extra care housing fo r older people…further liaison will be required with the Development Team in the Council's Social Services and Housing Department as specialist housing priorities may change over time.' The provision of specialist retirement accommodation on this site was established through the outline planning consent fo r the wider site (585/APP/2009/2752). The decision notice permitted the 'Creation of up to 77 one -bedroom assisted living retirement accommodation of between 3 to 4 storeys.' The Council granted full planning permission in 2020 (585/APP/2019/829) for 72 assisted living apartments (Use Class C2), which has been completed on the site but remains unoccupied. These permissions established the principle of supported/extra care housing for older people (Use Class C2). The proposal is similar to the 585/APP/2009/2752 outline consent and full planning consent (585/APP/2019/829) as it would also accommodate older residents over the age of 55, though the proposed use would not provide care. C3 -Use Residents could purchase care packages as needed, allowing for a tailored approach to support. There would be no net loss of housing as all 72 units would be retained as pr eviously approved. The RAF Uxbridge Supplementary Planning Document (2009), st ating 'specialist housing priorities may change over time', did account for specialist housing priorities changing over time and flexibility. Additionally, there is no policy protection against the loss of specia list housing, or Class C2 uses. The Council's Housing Team has reviewed the proposed change of use from assisted living apartments (Use Class C2) to residential accommodation for primary Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.13 7.14 7.15 7.16 7.17 7.18 occupiers aged over 55 (Use Class C3) and have stated that they fully support the proposal as they state that it is 'critical to meeting the borough's housing needs.' The Council's Planning Policy Team has been consulted and raised no objection subject to the affordable housing provision being secured within a Section 106 legal agreement and a condition to restrict occupation to those aged over 55 years. These would be secured within a Section 106 legal agreement. The proposed development caters for an identified need for specialist older person accommodation and broadly complies with the site designations to accommodate older residents over the age of 55 in accordance with the aims of Policy H13 of The London Plan (2021), Policy DMTC 1 of the Hillingdon Local Plan Part 2 Development Management Policies (202 0), Policy SA 28 of Hi llingdon Council's Local Plan Part 2 Site Allocations and Designations (2020), and RAF Uxbridge Supplementary Planning Document (2009). Affordable Housing Paragraph 66 of the NPPF (2023) stat es where major development involving the provision of housing is proposed, planning policies and decisions should expect at least ten per cent of the total number of homes to be available for affordable home ownership, unless this would exceed the level of affordable housing required in the area, or significantly prejudice the abilit y to meet the identified affordable housing needs of specific groups. Policy H5 of The London Plan (2021) outlines that development that provides 75 per cent or more affordable housing may follow the Fast Track Route where the tenure mix is acceptable to the borough or the Mayor where relevant. Policy H6 states that affordable residential development products should be split a minimum of 30 per cent low -cost rented homes, as either London Affordable Rent or Social Rent, allocated according to need and for Londoners on low incomes, a minimum of 30 per cent intermediate products which meet the definition of genuinely affordable housing, including London Living Rent and London Shared ownership, and the remaining 40 per cent to be determined by the borough as low -cost rented homes or intermediate products (defined in Part A1 and Part A2) based on identified need. Policy H2 of Hillingdon Council's Local Plan Part 1 Strategic Policies (2012) states that housing provision is expected to include a range of housing to meet the needs of all types of households, and the Council will seek to maximise the delivery of affordable housing from all sites. For sites with a capacity of ten or more units, the Council will seek to ensure that the af fordable housing mix reflects housing needs in the borough, particularly the need for larger family units. Policy DMH 7 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020) states that developments with a capacity to provide ten or more units will be required to maximise the delivery of on -site affordable housing. Subject to viability and if appropriate in all circum stances, a minimum of 35 per cent of all new homes on sites of ten or more units should be delivered as affordable housing, Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.19 7.20 7.21 7.22 7.23 7.24 7.25 with the tenure split 70 per cent Soc ial or Affordable Rent and 30 per cent Intermediate. As detailed in the submitted Affordable Housing Statement, the applicant proposes that 100 per cent of the apartments would be delivered as affordable housing. This far exceeds the number of affordable dwellings required by policy and would be a significant public benefit to be weighed in favour of the proposed development. The Council's Housing Team has been consulted and stated they fully support the proposal and provision of all units on this site being socially rented dwellings. They further stated that the proposal is 'critical to meeting the borough's housing needs.' The Council's Policy Team has been consulted and stated that the C2 to C3 use change requires affordable housing provision. The submitted affordable housing statement clarifies that it is proposed to be a 100 per cent Social Rent Scheme. Social Rent is a tenure acceptable by the borough, and therefore, this would be accepted, subject to it being secured via a Section 106 legal agreement. Whilst this would be a departure from the housing mix detailed in planning policy, it responds appropriately to the Council's housing needs. The Council will secure the proposed 100 per cent affordable Social Rent units within a Section 106 legal agreement . The proposal is in accordance with the aims of the NPPF (2023), Policies H5 and H6 of The London Plan (2021), Policy H2 of Hillingdon Council's Local Plan Part 1 Strategic Policies (2012), and DMH 7 of Hill ingdon Council's Local Plan Part 2 Development Man agement Policies (2020). Pedestrian Safety, Cycle and Car Parking, and Traffic Impact Paragraph 115 of the NPPF (2023) st ates that development should only be prevented or refused on highways grou nds if there would be an unacceptable impact on highway safety or the residual cumulative impacts on the road network would be severe. Policy T4 of The London Plan (2021) states that development proposals should not increase road danger. Policy T5 states that development proposals should help remove barriers to cycling and create a healthy environment in which people choose to cycle. Policy T6 states that new residential development should not exceed the maximum parking standards detailed in Table 10.3. Car -free development should be the starting point for all development proposed in places that are well-connected by public transport or that are planned to be. All residential car parking spaces must provide infr astructure for electric or Ultra -Low Emission vehicles. At least 20 per cent of spaces should have active charging facilities, with passive provision for all remaining spaces. Disabled person parking should be provided for new residential developments in accordance with Policy T6. Policy T7 states that development proposals should facilitate safe, clean, and efficient deliveries and servicing. Provision of adequate space for servicing, storage, and Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.26 7.27 7.28 7.29 7.30 7.31 7.32 7.34 deliveries should be made off-street, with on-street loading bays only used where this is not possible. Policies DMT 1 and DMT 2 of Hillingdon Council's Local Plan: Part 2 Development Management Policies (2020) require the Co uncil to consider whether the traffic generated by proposed developments is acceptable in terms of the local highway and junction capacity, traffic flows, and conditions of general highway or pedestrian safety. Policy DMT 5 states that development proposals will be required to meet the Council's cycle parking standards as set out in Appendix C Table 1. Policy DMT 6 requires that proposals comply with the Council's parking standards to facilitate sustainable development and address issues relating to congestion and amenity. The Council's highways team has reviewed the proposal and raised no concerns or objections subject to conditions regarding cycle parking provision, car parking leasing, delivery and servic ing plan, parking design and management plan, and electric vehicle c harging points. The site is situated in Uxbridge Town Centre and has a Public Transport Accessibility Level (PTAL) of 3, where a sc ore of 0 indicates very poor access to public transport and 6b indicates excellent access. Whilst the site has a PTAL of 3, PTAL 4 is within 50 metres of the site, PTAL 5 is within 275 metres, and PTAL 6a is within 400 metres, indicating very good public transport access. The completed and unoccupied 72-unit development in C2 use comprises 16 one- bedroom and 56 two-bedroom units with 53 car parking spaces and two motorcycle spaces. Ten car parking spaces are designated disabled parking bays. Under The London Plan (2021), up to 1 08 car parking spaces could be permitted for the proposed C3 use and unit mix. The applicant proposes to retain the previously approved 53 car parking spaces. This level of provision is supported by the Council's highwa ys team, who advise that it is policy-compliant and acceptable. In accordance with Policy T6.1, a condition is attached to ensure communal car parking (including basement parking) would be leased and not sold. In accordance with Policy T6.1 of The London Plan (2021), the Council's highways team requires that at least 20 per cent of the car parking spaces (ten car parking spaces) shall have active electric vehicle charging facilities, with passive electric vehicle charging facilities for all remaining 43 car parking spaces. This requirement is secured by condition. Ten disabled person parking spaces are proposed on -site to serve the 72 residential units. This level of provision adheres to the requirements of The London Plan (2021) and is accepted. A condition is attached to ensure they are available upon occupation a nd retained. A condition is attached to secure the submission and approval of an appropriate Delivery and Servicing Plan to ensure co mpliance with Policy T7 of The London Plan (2021). Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.35 7.36 7.37 7.38 7.39 7.40 7.41 7.42 The previously approved and as-built C2-use development includes eight cycle parking spaces. The applicant proposes an uplift in on-site cycle parking provision with eight more spaces proposed to be provided at lower ground level, fourteen more spaces provided at ground level, and two further Sheffield stands providing four cycle parking spaces proposed at the entrance. This would be a total of 34 cycle parking spaces (including the eight existing spaces). Given that the development would be specialist housing for older persons, the Council's highways team considers the proposed increase in cycle parking provision to be acceptable. Policy T6 of The London Plan (2021) requires the submission of a Parking Design and Management Plan alongside all applications, which include car parking provision. This is secured by a pl anning condition to ensure London Plan compliance. The proposed development complies with Paragraph 115 of the NPPF (2023), Policies T4, T5, T6, and T7 of The London Plan (2021), and Policies DMT 1, DMT 5, DMT 6, and DMT 2 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020). Disabled Persons Access Policy D7 of The London Plan (2021) stat es that residential development must ensure that at least ten per cent of dwellings (which are created via works to which Part M volume 1 of the Building Regulat ions applies) meet Building Regulation requirement M4(3)' wheelchair user dwelli ngs' and 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.' These requirements seek to ensure suitable housing and genuine choice for London's diverse population, including disabled people, older people, and families with young children. Policy H13 of The London Plan (2021) states that boroughs should work positively and collaboratively with providers to identify sites which may be suitable for specialist older persons housing taking acco unt of suitable levels of safe storage and charging facilities for residents' mobility scooters. The supporting Design and Access Statement confirms that all 72 units would comply with M4(2) standards, and the developer would provide seven mobility scooter storage spaces on the ground floor. The Council's Accessibility Officer has reviewed the proposed development and stated that the proposal meet ing M4(2) standards is acceptable for this change of use application. They support the provision of on-site mobility scooter storage. Both are secured by condition. Whilst not strictly in accordance with Policy D7 of The London Plan (2021), as the building has already been constructed as per its recent planning permission (585/APP/2019/829), reconfiguring the building's internal layout to incorporate the M4(3) standards at the expense of a second bedroom would not be considered Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.43 7.44 7.45 7.46 7.47 7.48 7.49 appropriate on balance. In this instance, the existing level of accessibility is considered acceptable. Play Space Provision Policy S4 of The London Plan (2021) states that residential development proposals likely to be used by children and young people should incorporate good- quality, accessible play facilities for all ages. At least ten square metres of playspace should be provided per child. Policy DMCI 5 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020) states that for all majo r development proposals, the Council will apply Hillingdon's child yields and the Lond on Plan SPG; 'Providing for Children and Young Peoples Play and Informal Recreation', which specifies that ten square metres of play space should be provided for each child and an accessibility standard of 400 metres to equipped playgrounds. In areas of deficiency, there will be a requirement for new provision to be made to meet the benchmark standards for acce ssibility to play provision. The proposed residential development would be restricted so that the primary resident of each unit would be over 55 years old. As such, it is not a typical residential development, and there would be a much -diminished need for on -site child play space. On balance, in this inst ance, the lack of proposed playspace is considered to be acceptable when the adjacent existing play facilities in Dowding Park are taken into consideration. The Council's Planning Policy Officer has been consulted and has agreed that in the context of the existing use for assisted living and the proposed use for primary residents over 55 years old, no additional on -site play space is required subject to ensuring primary residents would be over 55 years old. This stipulation would be secured in the S106 legal agreement. Whilst the proposal would be contrary to Policy S4 of The London Plan (2021) and Policy DMCI 5 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020), it is considered acceptable in this instance, given the proposed use of all res idential units as specialist older persons' accommodation. Living Conditions of Future Occupiers Policy D6 of The London Plan (2021) sets out the requirements for new dwellings’ gross internal floor area at a defined occupancy level. Housing development should maximise the provision of dual-aspect dwellings and avoid the provision of single- aspect dwellings. A minimum of five sq. m. of private outdoor space should be provided for one-two person dwellings. It must achieve a minimum depth and width of 1.5 metre. The Mayor’s Housing Design Standards LP G further states that ‘deep, narrow, single-aspect studios will not provide a suitable quality of accommodation; homes Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.50 7.51 7.52 7.53 7.54 7.55 7.56 7.57 7.58 7.59 are, therefore, expected to be dual-aspect unless there are compelling reasons why that cannot be achieved.’ Policy DMHB 15 of the Local Plan Part 2 Development Management Policies (2020) states that 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 Desi gn principles. Policy DMHB 16 of the Local Plan Part 2 Development Management Policies (2020) states that all housing developments shou ld provide adequate internal space to provide an appropriate living environment. The proposed development is considered to create an acceptable environment for future C3 use occupiers. The apartments have been designed provide acceptable levels of outlook with no purely north facing flats. No concerns are raised in terms of internal privacy levels. The apartments are generously proportioned and meet the minimum space standards required for residential developments. The external amenity space remains over 1,720 sq. m., which is considered acceptable for the proposed C3 use. Each unit would benefit from private external amenity space in the form of a large terrace or private balcony. This is acceptable for the proposed C3 use. In terms of internal amenity space, the ancillary lounge, cafe, garden room, hair/nail salon, and wellness suite are retained within the development at ground level. Dowding Park is also located 60 metres ea st of the site, providing significant additional levels of amenity for residents. The Council’s Urban Design Officer has been consulted and stated that the scheme incorporates good quality private amenity and high -quality outdoor communal amenity incorporating high-quality landscaping, greening, and mature trees. It is therefore considered that the proposal would provide suitable accommodation for its residents and comply with Policy D6 of The London Plan (2021), The Mayor’s Housing Design Standards LPG, and Policies DMHB 15 and DMHB 16 of the Local Plan Part 2 Dev elopment Management Policies (2020). Biodiversity Net Gain In England, Biodiversity Net Gain (BNG) is mandatory under Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021). Developers must deliver a BNG of 10%. This means a development will result in more or better-quality natural habitats than there were before development. Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.60 7.61 7.62 7.63 7.64 7.65 7.66 7.67 Policy 15 of the National Planning Policy Fr amework (2023) states that planning decisions should contribute to and enhance the natural and local environment by minimising impacts on and providing net gains for biodiversity. Paragraph 8.6.6 of The London Plan (2021) states that biodiversity net gain is an approach to development that leaves biodiversity in a better state than before. This means that where biodiversity is lost due to development, the compensation provided should be of an overall greater bi odiversity value than that which is lost. This approach does not change the fact that losses should be avoided, and biodiversity offsetting is the option of last resort. Paragraph 6.28 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020) states that it is important that planning decisions are appropriately informed by the right level of survey and information on ecology features. Where appropriate, the Council will require the use of the approved DEFRA biodiversity impact calculator to inform decisions on no net loss and net gain. The Council's Environmental Specialist (Energy and Biodiversity) has reviewed the scheme and raised no objections. The proposed development is not required to meet BNG standards as it would be below a de minimis threshold given the change of use would not impact an onsite priority habitat, would impact less than 25 sq. m. of onsite habitat that has biodiversity value greater than ze ro, and would impact less than five metres in length of onsite linear habitat. The proposal complies with Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021), Policy G6 of The London Plan (2021), Policy EM7 of the Hillingdon Local Plan Part 1 (2012), and Policies DMEI 7 and DMHB 14 of the Hillingdon Local Plan Part 2 Development Management Policies (2020). Waste Management Policy D6 of The London Plan (2021) states that developments should ensure that recycling and waste disposal, storage, and any on -site management facilities are convenient in operation and location, appropriately integrated, and designed to work effectivel y for residents, management, and collection services. The development change of use would retain the same number of units and residents. The waste storage arrangement would remain as previously approved. The Council's Refuse Recycling Officer was consulted and raised no objections to the proposed change of use. The scheme is therefore deemed to comply with Policy D6 of The London Plan (2021). Renewable Energy and Sustainability Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.68 7.69 7.70 7.71 7.72 7.73 7.74 7.75 7.76 7.77 7.78 Policy SI 2 of the London Plan (2021) st ates that major development proposals should include a detailed energy strategy to demonstrate how the zero -carbon target will be met within the framework of the energy hierarchy. Policy DMEI 2 of the Hillingdon Local Plan Part 2 Development Management Policies (2020) states that all developments are required to make the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan targets. The Council’s Environmental Specialist (Energy and Biodiversity) has reviewed the change of use proposal and raised no objections regarding energy and sustainability. A condition is attached to ensure the development is implem ented and retained/maintained in accordance with the Energy Assessment, plans, and specifications previously approved. The proposal complies 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 Policy SI 13 of The London Plan (2021) states that development proposals should aim to achieve greenfield run -off rates and ensure that surface water run- off is managed as close to its source as possible. Policy DMEI 10 of the Hillingdon Local Plan Part 2 Development Management Policies (2020) states that a SuDs system should drain developments and include appropriate methods to avoid polluting the water environment. A condition is recommended to be attached to ensure the development is retained/maintained in accordance with the Sustainable Water Management scheme previously approved. The proposed development complies with Policy SI 13 of The London Plan (2021) and DMEI 10 of the Hillingdon Local Plan Part 2 Development Management Policies (2020). Air Quality Policy SI 1 of The London Plan (2021) states that development proposals should ensure that where emissions need to be re duced to meet the requirements of Air Quality Neutral or to make the impact of development on local air quality acceptable, this is done on-site. Policy DMEI 14 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020) states that development proposals should demonstrate appropriate reductions in emissions to sustain compliance with and Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.79 7.80 7.81 7.82 7.83 7.84 7.85 7.86 7.87 7.88 contribute towards meeting EU limit value s and national air quality objectives for pollutants. The Council's Air Quality Officer has reviewed the proposal and raised no objections. The proposed development is located within an Air Quality Management Area and the Uxbridge Air Quality Focus Area. Th e proposal is not air quality neutral or positive. Therefore, the Council would expect further appropriate mitigation. However, an offsetting payment of £75,3 86 has already been paid based on the calculated excess emissions of the consented scheme (585/APP/2019/829). This amount previously paid to the Council exceeds the updated offsetting payment of £50,507.08. Therefore, no further payment is required. The proposal complies with Policies SI 1 and D3 of The London Plan (2021) and Policy DMEI 14 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020). Noise Policy D3 of The London Plan (2021) states that development proposals should help prevent or mitigate noise impacts. Policy DMHB 11 of the Hillingdon Local Plan Part 2 Development Management Policies (2020) states that development proposals should not adversely impact the amenity. The Council's Noise Pollution Officer has reviewed the submitted details and confirmed they have no objections to the development. The proposed C3 use of the building would be similar to the consented C2 use. Furthermore, the development site is not adjacent to any unusual activities or uses that would create additional noise attenuation measure requirements. As per the original consent, a condition is attached to ensure the ancillary unaltered commercial premises shall operate during restricted opening times to protect residential amenity. Subject to condition, the proposed development would comply with Policy D3 of The London Plan (2021) and Policy DMHB 11 of the Hillingdon Local Plan Part 2 Development Management Policies (2020). Trees, Landscaping, and Urban Greening Factor The trees, landscaping, and ecological enhancement measures have been implemented in accordance with the landsca ping details approved by the Council on 10 September 2020 under the discharge of condition application reference 585/APP/2020/1229. Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.89 7.90 7.91 7.92 7.93 7.92 7.93 Subsequently, The London Plan (2021) was adopted and introduced Policy G5, which stipulates that major development proposals, should include urban greening as a fundamental element of site and building design by incorporating measures such as high -quality landscaping (including trees), green roofs, green walls, and nature-based sustainable drainage. The consented and constructed scheme incorporate d the retention of two large mature oak trees that are covered by a Tree Preserved Order , which significantly constrained the developable area of the site. Despite this constraint the scheme incorporates high-quality landscaping and greening. Given the unique nature of the site and the fact that no physical alterations are proposed it is considered that the proposals are in compliance with Policy G5 of The London Plan (2021). Fire Safety Policy D12 of The London Plan (2021) states that all development proposals must achieve the highest standards of fire safety . 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 applicant submitted a Fire Statement Form detailing how the proposal meets the intent of Building Regulations B1-B5. The report states that Hillingdon Council granted planning permission for the building’s construction in 2020, confirming its compliance with the planning policies applicable at the time. The building was constructed under that planning permission and received Building Control sign off. There are no physical changes to the building proposed under this planning application, which proposes a change of use from one Use Class of one type of residential accommodation to another type of residential accommodation. According to the Fire Statement ’s author, the building has been assessed and constructed on the basis that it met the intent of Building Regulations B1-B5. Based on the submitted Fire Statement Form, the proposal is considered to comply with Policy D12 of The London Plan (2021). Development Density There would be no increase in residential density following the change of 72 assisted living apartments (Use Class C2) to 72 residential units for primary occupiers aged over 55 (Use Class C3). The development’s density remains acceptable. Impact on Character and Appearance The building has been built in accordance with the consented 2020 planning permission (585/APP/2019/829) and associated approvals of details. No alterations are proposed to the building’s exterior. As such, its impact on character and appearance remains acceptable. Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 7.94 7.95 7.96 7.97 Impact on Neighbouring Amenity The building has been built in accordance with the consented 2020 planning permission (585/APP/2019/829). Whilst the building’s assisted living units (Use Class C2) would change to residential accommodation for primary occupiers aged over 55 (Use Class C3), this would not materially affect neighbouring amenity. As such, this aspect remains acceptable. Planning Obligations Policy DMCI 7 of the of the Hillingdon Local Plan Part 2 Development Management Policies (2020) states that to ensure development is sustainable, planning permission will only be granted for development that clearly demonstrates there will be sufficient infrastructure of all types to support it. 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 to secure the provision of affordable housing in relation to residential development schemes; where a development has infrastructure needs that are not addressed through CIL; and to ensure that development proposals provide or fund improvements to mitigate site specific impacts made nece ssary by the proposal. Applications that fail to secure an appropriate Planning Obligation to make the proposal acceptable will be refused. Should the application be approved, planning obligations would be sought to mitigate the impact of the development, in accordance with Policy DMCI 7 of the of the Hillingdon Local Plan Part 2 Development Management Policies (2020). The obligations sought are as follows: 1. To secure on- site affordable housing, to include the provision of 100% by habitable room being as social rented units. 2. Occupation restrictions to ensure the primary resident of each unit is over 55 years old. The Council has adopted its own Community Infrastructure Levy (CIL) with a charge of £95 per square metre of gross internal re sidential floor area. This application is CIL liable with respect to residential floorspace being created. In addition to the London Borough of Hillingdon CIL, the Mayor of London's CIL has a charging system within Hillingdon of £60 per square metre (as of the 1st of April 2019) of gross internal floor area to be paid to the GLA to go towards the funding of Crossrail. This application is CIL liable with respect to new residential floorspace being created. It is expected that the proposed development will qualify for social housing relief from CIL. 8 Other Matters Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 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 which 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 The Council has adopted its own Community Infrastructure Levy (CIL) with a charge of £95 per square metre of gross internal re sidential floor area. This application is CIL liable with respect to residential floorspace being created. 9 Conclusion / Planning Balance 9.1 9.2 9.3 9.4 The developer has completed the construction of their 72 assisted living apartments and communal facilities (Use Class C2) with associated parking and landscaping that the Council granted planning permission for in 2020 (see planning application reference 585/APP/2019/829). The development is unoccupied. The applicant proposes to change the use of the development from assisted living accommodation (Use Class C2) to resi dential accommodation for primary occupiers aged over 55 (Use Class C3), with 100 per cent of the housing provided as affordable Social Rented units. Except for minor alterations to car and cycle parking provision, no further works are proposed as part of this change of use application. The Council's Housing Team fully support the C2 to C3 change of use and provision of 100 per cent affordable Social Rented units (72 units), stating it is 'critical to meeting the borough's housing needs.' The Council's Planning Policy Team raised no objections or concerns about the proposed change of use subject to ensuring primary occupiers would be aged over 55. As a S106 agreement has already been completed in respect of the original permission (585/APP/2019/829), the obligations within that agreement will remain enforceable regardless of this change of use application. The original (585/APP/2019/829) S106 obligations will continue to run with the land. A new S106 is required for this change of use application to ensure it is secured for older people Hillingdon Planning Committee – 05.09.2024 PART 1 – Members, Public & Press 9.5 9.6 and to secure the 72 residential units as 100 per cent affordable Social Rented units. The provision of a Use Class C3 specialist older persons housing is supported in this location to meet the borough's housing needs. The proposal is considered to comply with the Development Plan and no material considerations indicate that a contrary decision should be taken. Consequently, the application is recommended for approval subject to a Section 106 legal agreement and the conditions set out in Appendix 1 (below). 10 Background Papers 10.1 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. AAPPENDICES Planning Application 585/APP/2024/1558 - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 15 11. COM3 T 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. COM4 A Accordance with Approved Plans The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: 5125-TFP-ZZ-B1-DR-A-2042-SO- Rev-P7; SAP-TFP-ZZ-00-DR-A-3009-Rev-C4-D3; 2-Rev-P; 5125-TFP-ZZ-ZZ-DR-A-2044- Rev-P03; 5125-TFP-ZZ-ZZ-DR-A-2045-Rev-P02; 5125-TFP-ZZ-ZZ-DR-A-2046-Rev-P03 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 London Plan (2021) and the Hillingdon Local Plan Parts 1 (2012) and 2 (2020). 3. COM5 G General compliance with supporting documentation The development hereby permitted shall not be occupied until the following has been completed in accordance with the specified supporting plans and/or documents: Planning Statement-V1, Ref: P17-2203, prepared by Pegasus Group, dated June 2024; Travel Plan, ref: MT/6104/TP.2, prepared by Bellamy Roberts, dated 10.05.2024; Transport Statement, ref: MT/6104/TS.2, prepared by Bellamy Roberts, dated 10.05.2024; Design and Access Statement, ref: 5125-TF-ZZ-XX-RP-A-1101-DesignAndAccessStatement-P02, prepared by Tooley Foster, dated June 2024; Air Quality Assessment Update, ref: J10/15582A/10, prepared by Air Quality Consultants, dated June 2024; Fire Statement Form, ref: AFF_01_0123456789012345_FSR_01, prepared by J Ockenden, dated 17.07.24. Thereafter the development shall be retained/maintained in accordance with these details for as long as the development remains in existence. REASON To ensure that the development complies with the objectives of The London Plan (2021) and the Hillingdon Local Plan Parts 1 (2012) and 2 (2020). 4. H15 C Cycle Storage - In accordance with approved plans Prior to the first occupation of the development hereby approved, at least 34 cycle parking spaces shall be installed in accordance with the approved plans and available for use. The - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 15 34 cycle parking spaces shall thereafter be permanently retained on site, maintained, and be kept available for use. REASON To ensure appropriate cycle parking provision in accordance with Policy T5 of The London Plan (2021) and Policies DMT 2 and DMT 5 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020). 5 5. NONSC N Non Standard Condition - Car Parking Lease All car parking spaces within communal car parking facilities (including basements) shall be leased and not sold. REASON To ensure residential car parking spaces shall be lease and not sold in accordance with Policy T6.1 of The London Plan (2021). 6. NONSC N Non Standard Condition - Electric Vehicle Charging Points (i) Prior to the first occupation of the development hereby approved, active electric vehicle charging facilities shall be installed and available for use at ten car parking spaces. The active electric vehicle charging infrastructure shall thereafter be permanently retained on site, maintained, and be kept available for use. (ii) Prior to the first occupation of the development hereby approved, passive electric vehicle charging facilities shall be installed at 43 car parking spaces. The passive electric vehicle charging infrastructure shall thereafter be permanently retained on site and be available for upgrading to active electric vehicle charging. REASON To ensure an appropriate level of onsite electric vehicle charging facilities are provided in accordance with Policy T6.1 of The London Plan (2021). 7. NONSC N Non Standard Condition - Disabled Person Parking Provision Prior to the first occupation of the development hereby approved, ten disabled person parking spaces shall be provided in accordance with approved plans and available for use. The ten disabled person parking spaces shall thereafter be permanently retained on site and be kept available for their use. REASON To ensure an appropriate level of onsite disabled person parking is provided in accordance with Policy T6.1 of The London Plan (2021). 8. NONSC N Non Standard Condition - DSP and Car Park Design and Mgmt Prior to the first occupation of the development hereby approved, Delivery and Servicing - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 15 Plan and Car Parking Design and Management Plan measures shall be implemented in accordance with the details approved under application reference 585/APP/2022/3311, dated 24.03.23. The approved Delivery and Servicing Plan and Car Parking Design and Management Plan measures shall be adhered to for as long as the development remains in existence. REASON To ensure the site is appropriately designed and managed in accordance with Policies T6 and T7 of The London Plan (2021). 9 9. NONSC N Non Standard Condition - Mobility Scooter Storage and Charge Prior to the first occupation of the development hereby approved, storage and charging facilities for seven residents' mobility scooters shall be provided in accordance with approved plans and available for use. The storage and charging facilities for seven residents' mobility scooters shall thereafter be permanently retained on site, maintained, and be kept available for use. REASON To ensure appropriately mobility scooter storage and charging facilities are provided on site in accordance with Policy H13 of The London Plan (2021). 10. NONSC N Non Standard Condition - M4(2) Compliance Prior to the first occupation of the development hereby approved, all residential units shall comply with Building Regulation requirement M4(2) 'accessible and adaptable dwellings' and be retained in perpetuity. REASON To ensure appropriate levels of accessible and adaptable dwellings are provided in accordance with Policy D7 of The London Plan (2021). 11. COM15 S Sustainable Water Management Prior to the first occupation of the development hereby approved, it shall be implemented and retained/maintained in accordance with the Sustainable Water Management approved under application reference 585/APP/2020/1229, dated 10.09.20, for as long as the development remains in existence. REASON To ensure that surface water run off is controlled to ensure the development does not increase the risk of flooding contrary to SI 13 of The London Plan (2021), Policy EM6 of the Hillingdon Local Plan Part 1 Strategic Policies (2012) and Policy DMEI 10 of the Hillingdon Local Plan Part 2 Development Management Policies (2020). 12. COM22 O Operating Hours - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 15

Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report – Application Report Case Officer: Rhian Thomas 59652/APP/2024/1459 Date Application Valid: 06-06-24 Statutory / Agreed Determination Deadline: 13/09/24 Application Type: Householder Ward: Hillingdon Applicant: Mr Satnam Kloty Site Address: 3 St Margarets Avenue, Hillingdon Proposal: Conversion of roof space to habitable use, raising the roof ridge, 4 x side dormers, and 1 x side roof light Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 7 of the Planning Scheme of Delegation (the applicant is related to a Council officer) Hillingdon Planning Committee – 5th September 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 Planning permission is sought for the Con version of roof space to habitable use, raising the roof ridge, 4 x side dormers, and 1 x side roof light. 1.2 Cumulatively, the proposed extensions are considered to comply with the objectives of the relevant planning policies and the proposal would not give rise to any significant harm to the charac ter and appearance of the host dwelling, streetscene or Area of Special Local Character in which the site is situated. 1.3 The proposal would have an acceptable impact on neighbouring residential amenity and would not adversely affect highway safety, or cause harm in other respects. 1.4 Due regard has been given to local residents’ objection; however, it is concluded that the proposal complies with the Development Plan and no material considerations indicate that a contrary decision should be taken. 1.5 The planning application is therefore recommended for approval subject to the conditions set out in Appendix 1. 2 The Site and Locality 2.1 The application site comprises a single st orey bungalow property located on the Northern side of St Margarets Avenue, Hillingdon. To the front of the site is an area of hardstanding and small front garden with soft landscaping and a tree. To the rear of the site is an enclosed garden which acts as private amenity space. 2.2 The site lies within a critical drainage area and on potentially contaminated land. 2.3 The surrounding area is residential in c haracter comprising mainly single storey bungalow properties, many of which have benefitted from extensions. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Figure 2: Street View Image of the Application Property 3 Proposal 3.1 Planning permission is sought for the Con version of roof space to habitable use, raising the roof ridge, 4 x side dormers, and 1 x side roof light. 3.2 During the process of the application revised drawings were sought to include the neighbour’s rear conservatory structure, to provide existing and proposed street scene elevation drawings and to add annotations onto the drawings ensuring the side dormer windows would be obscurely glazed. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Figure 3: Proposed Plans (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 4 Relevant Planning History 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. 4.2 On 02-08-04 planning permission was granted for the ‘erection of a single storey rear extension’ under application reference 59652/APP/2004/1575. This permission has been implemented. 5 Planning Policy 5.1 A list of planning policies relevant to th e consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 Eight neighbouring properties were consulted on the application by letter dated 13-06-24. The consultation period expired 04-07- 24, One representation was received. 6.2 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses re ceived are summarised in Table 2 (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response One individual letter of objection 1. The neighbour’s existing conservatory is Revised drawings have been received to show the Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press has been received. not shown on the drawings. neighbours conservatory on the plans. 2. The proposed dormers will remove all privacy. Discussed at paragraphs 7.11 - 7.16 of this report. 3. The proposed first floor rear window will create overlooking to neighbour’s garden and a loss of privacy. Discussed at paragraphs 7.11 - 7.16 of this report. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response N/A N/A 7 Planning Assessment Principle of Development 7.1 The site is located in the developed area of the Borough, where the extension and alteration of an existing residentia l property is acceptable in principle , subject to compliance with other relevant policies as set out in this report. Design / Impact on the Character and Appearance of the Area 7.2 The proposed development involves the conversion of roof space to habitable use including the raising of ridge height, the erection of 3 dormers on the eastern side of the property and the erection of one dormer and one rooflight on the western side of the property. The development would also include the installation of one new upper floor front facing window and one new rear facing upper floor window. 7.3 The surrounding area is residential in character comprising mainly detached bungalow properties where many have benefited from extensions , including raising of ridge height and side dormers. 7.4 Policies D3 of the London Plan (2021), BE1 of the Hillingdon Local Plan Part 1 (2012) and DMHB 11, DMHB 12, DM HD 1 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 secure a high quality of design that enhances and contributes to the area in terms of form, scale and materials, is appropriate to th e 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 the NPPF at Chapter 12. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.5 Although Policy DMHD 1 states that raising the main roof above the existing ridgeline of a house will generally not be supported, it is important to note that the neighbouring properties at numbers 1 and 1A St Margarets Avenue both have a higher ridgeline than the application site. The proposed development would match the ridge height of these neighbouring properties and would not appear out of character within the street scene. A site visit has conf irmed this to be the case (see Figure 4). Figure 4: Street View Image of No.1and 1A St Margarets Avenue 7.6 Number 11 St Margarets Avenue has also benefitted from a similar development under application reference 63849/APP/2007/3433 including the raising of ridge height , new upper floor front facing windows and side dormer extensions, showing that this type of development is common within the immediate surrounding area (See Figure 5). Figure 5: Street View Image of No.11 St Margarets Avenue Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.7 The proposed development would raise the ridge height by approx.1.70m and would be characterised with a pitched roof design similar to existing. The eaves height of the property will increase by 1m. As discussed in the above paragraphs, the development would be similar in appearance to numbers 1, 1A and 11 St Margarets Avenue and would not cause harm to the character and appearance of the street scene or the original dwelling. A condition requiring matching materials has been added to the decision notice. 7.8 The proposed dormer extensions would measure approx. 2.64m in width, 1.80m in height characterised with pitched roofs, and 2m in depth. They would be set down from the main ridge line and set up from the eave’s height appearing subordinate on the roof slope. The dormers would be visible from the street scene; however, side dormer extensions are common within the surrounding area, therefore they would not appear out of character. 7.9 The proposed fenestrations are consider ed appropriate and would integrate well with the architectural style of the property. 7.10 As such, although not technically complaint with Policy DMHD 1 of the Local Plan Part 2 (2020) , it is considered that the proposed development would not cause harm to the character and appearance of the street scene , complying with the overarching objectives of Policies BE1 of the Local Plan Part 1 (2012), Policies DMHB 11, DMHB 12 and DMHD 1 of the Local Plan Part 2 (2020), Policy D3 of the London Plan (2021) and the NPPF (2023). Residential Amenity Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.11 Policy DMHD 1 of the Hillingdon Local Plan: Part 2 (2020) states that planning applications relating to alterations and extensions of dwellings will be required to ensure that: ii) a satisfactory relationship with adjacent dwellings is achieved; and v) there is no unacceptable loss of outlook to neighbouring occupiers. 7.12 Policy DMHB 11 of the Hillingdon Local Plan: Part 2 (2020) seeks to ensure that development proposals do not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 7.13 Number 5 St Margarets Avenue is located east of the application site and is detached from the host property. This neighbour benefits from a single storey rear conservatory structure which has been shown on the revised drawings. During the process of the application revised drawings were sought to include annotations on the proposed drawings ensuring the side dormer windows facing this neighbour are obscurely glazed to prevent any overlooking and loss of privacy to this neighbour. A condition is proposed to be added to the decision notice to this effect. The proposed development would include a new upper floor rear facing window and whilst it is acknowledged that this new window would provide some views of the neighbour’s rear garden, this relationship is not uncommon within residential dwellings and it is not considered to be so harmful as to warrant refusal. It is not considered that the proposed raising of th e ridge height and side dormers would cause any unacceptable level of overshadowing or loss of light. 7.14 Number 1A St Margarets Avenue is located west of the application site and is detached from the host property. The proposed raised ridge height would match the height of this property. There would be one new side facing dormer and rooflight facing the flank wall of this neighbouring property, there is an existing side facing rooflight within the neighbouring property however the proposed side dormer would include obscurely glazed glass to ensure there is no harmful overlooking or loss of privacy. The proposed roofligh t would serve a staircase and would not create any overlooking to warrant re fusal. It is not considered that the proposed development would cause any substantial loss of light, overshowing, loss of outlook, loss of privacy, nor would it be overbearing. 7.15 Number 4 St Margarets Avenue is located south of the application site opposite the host property. The properties are separated by St Margarets Avenue Road. The proposed development would include a new first floor front facing window. The window would serve a habitable room (bedroom), however the two properties are separated by approx. 30m therefore it is not considered that there would be any significant overlooking or loss of privacy created. 7.16 For the reasons outlined above, it is concluded that the proposal would have an acceptable impact on neighbouring residential amenity in compliance with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part 2 (2020). Quality of Residential Accommodation Internal accommodation Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press 7.17 It is considered that all of the proposed habitable rooms, and those altered by the proposed development, would maintain an adequate outlook and source of natural light, therefore complying with the requirements of Policy D6 of the London Plan (2021). 7.18 The proposed study room would be served by an obscurely glazed window. However, due to its internal size (8.90sqm) and location within the eaves of the property it is not considered to be a habitable room, therefore it would not need to comply with Policy D6 of the London Plan (2021). External accommodation 7.19 A sufficient amount of private amenity space would be retained post development to meet the standards set out in Tab le 5.3 (Private Outdoor Amenity Space Standards) of the Hillingdon Local Plan Part 2 (2020). The proposal, therefore, would not undermine the provision of external amenity space, in accordance with Policy DMHB 18 and Policy DMHD 1 of the Hillingdon Local Plan Part 2 (2020). Highways and Parking 7.20 Policy DMT 6 of the Hillingdon Local Plan: Part 2 (2020) states that development proposals must comply with the parking standards outlined in Appendix C Table 1 in order to facilitate sustainable development and address issues relating to congestion and amenity. 7.21 The existing dwelling has a vehicle crossover and area of hardstanding to provide off street parking. This would remain in place and as such there would be adequate parking for the dwelling complying with Policy DMT 6 of the Hillingdon Local Plan: Part 2 (2020). Trees and Landscaping 7.22 The existing dwelling has an area of soft and hard landscaping to the front of the site that includes a cherry tree. The applicant has confirmed that the tree will be removed as part of the proposed development. The tree is not covered by a Tree Preservation Order, and it is considered this can be removed without planning permission. Due to its position and overall site coverage the tree takes up a lot of room within the front garden and blocks natural sunlight to the front facing rooms. The removal of this tree is not resisted; however a landscape plan condition has been added to ensure the resultant front landscaping and boundary treatment integrates with the character and appearance of the surrounding area and that a replacement tree is planted at site. Air Quality 7.23 The site lies within the Hillingdon Air Quality Management Area; however the proposal raises no significant issues in this regard due to the nature of the proposed householder development. Hillingdon Planning Committee – 5th September 2024 PART 1 – Members, Public & Press Drainage 7.24 The application site lies within a critical drainage area. The relevant informative is recommended to be added to the decision to ensure water runoff is minimised. 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 which 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 Not applicable. The proposed development is not CIL liable. 9 Conclusion / Planning Balance 9.1 The proposal is considered to comply with the Development Plan and no material considerations indicate that a contrary de cision should be taken. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 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 nu mber at the top of this report and using the search facility. Planning applic ations 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. AAPPENDICES Planning Application 59652/APP/2024/1459 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 6 AAppendix 1: Recommended Conditions and Informatives Conditions 1. HO1 T 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. HO2 A Accordance with approved The development hereby permitted shall not be carried out except in complete accordance with the details shown on Drawing No.s 3/SMA/01 3/SMA/02/A 3/SMA/03C 3/SMA/04A 3/SMA/05 REASON To ensure the development complies with the provisions of the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020), and the London Plan (2021). 3. RES9 L Landscaping (car parking & refuse/cycle storage) No development 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 a replacement tree including specification, maintenance and details of its position within the site. 2. Details of front landscaping works including boundary treatments. 4. HO4 M Materials All external materials, colours and finishes shall match the existing building and thereafter retained. REASON: To conserve the character and appearance of the Area of Special Local Character in accordance with policy HE1 (Hillingdon Local Plan Part 1, November 2012) and policies DMHB 1 and 5 (Hillingdon Local Plan Part 2, January 2020). Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 6 55. HO6 O Obscure Glazing The upper floor side facing dormer windows facing No. 1A and 5 St Margaret's Avenue shall be glazed with permanently obscured glass to at least scale 4 on the Pilkington scale and be non-opening below a height of 1.8 metres taken from internal finished floor level 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. HO5 N No additional windows or doors Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) 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 constructed in the walls or roof slopes of the development hereby approved. REASON To prevent overlooking to adjoining properties in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). Informatives 1. I47 D Damage to Verge - For Council Roads: The Council will recover from the applicant the cost of highway and footway repairs, including damage to grass verges. Care should be taken during the building works hereby approved to ensure no damage occurs to the verge or footpaths during construction. Vehicles delivering materials to this development shall not override or cause damage to the public footway. Any damage will require to be made good to the satisfaction of the Council and at the applicant's expense. For further information and advice contact - Highways Maintenance Operations, Central Depot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB3 3EU (Tel: 01895 277524). For Private Roads: Care should be taken during the building works hereby approved to ensure no damage occurs to the verge of footpaths on private roads during construction. Vehicles delivering materials to this development shall not override or cause damage to a private road and where possible alternative routes should be taken to avoid private roads. The applicant may be required to make good any damage caused. 2. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 6 The site lies in a Critical Drainage Area (CDA) as identified in the Surface Water Management Plan (SWMP) for Hillingdon. A CDA is the catchment area from which surface water drains and contributes to drainage problems. All developments in this area must contribute to managing the risk of flooding from surface water by reducing surface water runoff from the site. Therefore the applicant should minimise the water from your site entering the sewers. No drainage to support the extension should be connected to any existing surface water sewer, other than as an overflow. Water run off from any roof or hard paving associated with the development should be directed to a soakaway, or tank or made permeable. This includes any work to front gardens not part of the planning application, which must be permeable or be collected and directed to a permeable area, otherwise it would need an additional permission. A water butt should be incorporated. H Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 6 AAppendix 2: Relevant Planning History 59652/APP/2004/1575 3 St Margarets Avenue Hillingdon ERECTION OF SINGLE-STOREY REAR EXTENSION Decision: 02-08-2004 Approved Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 6 AAppendix 3: List of Relevant Planning Policies The following Local Plan Policies are considered relevant to the application:- Part 1 Policies: PT1.BE1 (2012) Built Environment Part 2 Policies: DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHB 18 Private Outdoor Amenity Space DMHD 1 Alterations and Extensions to Residential Dwellings DMEI 10 Water Management, Efficiency and Quality LPP SI13 (2021) Sustainable drainage LPP D4 (2021) Delivering good design LPP D3 (2021) Optimising site capacity through the design-led approach LPP D6 (2021) Housing quality and standards LPP D8 (2021) Public realm NPPF12 -23 NPPF12 23 - Achieving well-designed and beautiful places Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 6