Planning

Minutes HILLINGDON PLANNING COMMITTEE 2 October 2024 Meeting held at Committee Room 5 - Civic Centre Committee Members Present: Councillors Henry Higgins (Chair), Adam Bennett (Vice -Chair), Keith Burrows, Roy Chamdal, Elizabeth Garelick, Gursharan Mand and Jagjit Singh LBH Officers Present: Chris Brady – Planning Team Leader Natalie Fairclough– Legal Advisor Jimmy Walsh – Legal Advisor Anisha Teji – Democratic Services Ed Laughton – Area Planning Service Manager (C&S) Eoin Concannon – Planning Team Leader Richard Michalski – Highways Engineer 32. APOLOGIES FOR ABSENCE (Agenda Item 1) There were no apologies for absence. 33. DECLARATIONS OF INTEREST IN MATTERS COMING BEFORE THIS MEETING (Agenda Item 2) Councillor Gursharan Mand declared a pecuniary interest in agenda item 8: 152 -154 Uxbridge Road (4482/APP/2022/213) as the proposed development was opposite his home. He did not vote on the item and left the room during the discussion on the item. 34. TO RECEIVE THE MINUTES OF THE PREVIOUS MEETING (Agenda Item 3) RESOLVED: That the minutes from the meeting on 5 September 2024 be approved. 35. MATTERS THAT HAVE BEEN NOTIFIED IN ADVANCE OR URGENT (Agenda Item 4) None. 36. 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 conIt was confirmed that all item s would be heard in Part I. firmed that all items would be heard in Part I. 37. 19 BEACON CLOSE - 17969/APP/2024/845 (Agenda Item 6) Demolition of existing bungalow and erection of two pairs of semi -detached dwellings to provide 2 x 3 -bedroom dwellings and 2 x 2 -bedroom dwellings plus associated hard and soft landscaping. Officers introduced the application, took Members through the plans and made a recommendation for approval. A petitioner in objection of the application submitted a written representation for the Committee’s consideration. This was circulated to Members prior to the meeting. It was noted that this was the third application for the proposed development, with the first two being refused for multiple reasons. The curren t application, submitted in April 2024, proposed reducing the development from four three -bedroom houses to two pairs of semi-detached houses. However, it was proposed that the development still constituted overdevelopment, increasing the number of families from one to four, which would lead to increased traffic, parking issues and pr essure on the drainage system. It was highlighted that the design of the new buildings was inconsistent with the existing street scene. Additionally, the development would add 8-10 cars, exacerbating traffic and safety concerns. The petitioner requested that if the application was to be approved, strict conditions on working hours during demolition and construction should be enforced to minimise disruption. It was emphasised tha t Beacon Close was a quiet residential street and the proposed development would significantly disrupt local residents. The Committee was asked to refuse the application or at the very least impose stronger conditions. A nominated speaker on behalf of th e application addressed the Committee and noted that this application had officer support. Members heard that the report was extensive, thorough and comprehensive and took account of both local and national policies. The parking provided on the site was at maximum level and the applicant was willing to enter a legal agreement to restr ict further parking. The proposed development was in an area where there were mixed property sizes. Although Members empathised with the concerns raised by the petitioner, it was noted that the applicant had worked with officers to evolve the scheme doing their best to restrict overdevelopment. In terms of construction management and the possibility of entering a future parking management scheme in the future, it was explai ned that properties restricted from parking permits were in a database and any r equests would be rejected to avoid breaching the local plan’s maximum car parking standards. It was confirmed that a constructions logistics plan had been secured by a condition, not just an informative. During Member discussions it was noted that tandem parking was two parking spaces arranged one behind the other. This setup could cause issues if the spaces were shared by different properties but it was acceptable if both sp aces served the same property. It was also noted that the proposed development was within a 10-minute walk of Uxbridge town centre, reducing the need for additional parking. The officers’ recommendation was moved, seconded, and when put to a vote, there were six votes in favour and one abstention. RESOLVED: That the application be approved as per officer recommendation. 38. 39 PARKFIELD ROAD - 24825/APP/2023/81 (Agenda Item 7) Erection of a replacement dwelling. Officers introduced th e application, highlighted the information in the addendum and took Members through the plans. A recommendation for approval was made. A petitioner in objection of the application addressed the Committee and referred to photographs that were circulated t o Members prior to the meeting. Concerns were raised about the planning application, stating that it would be detrimental to other residents due to increased car movements and noise. It was submitted that the neighbourhood was not suitable for commercial p roperty development. The importance of preserving the 1930s bungalows, which were suitable for elderly and frail residents and the need for high daylight factors in housing for elderly was emphasised. The petitioner highlighted issues with the overshadowin g of neighbouring properties, reducing visibility and sunlight. It was submitted that the proposed development would cause a cold, gloomy, and damp environment. Concerns were also raised about the lack of privacy due to the height of the proposed developme nt and the impact on neighbouring properties front and back gardens. The Committee was urged to insist on higher standards for developments and to consider the full impact of the proposal. The importance of protecting the neighbourhood and preserving the e xisting housing stock was emphasised. The agent for the application addressed the Committee and outlined the proposal. It was submitted that the project had been under consideration for over year and the project aimed to keep the new development in line with the changing street scene. An independent verification of the daylight and sunlight assessment had been conducted. Members were assured that the property was intended to be a family home and that there were no plans for it to be used as a House of Multiple Occupancy (HMO) or hotel. The applicant planned to move into the property when the development was complete. Councillor Martin Goddard, Ward Councillor for Ickenham and South Harefield addressed the Committee and supported the points raised by th e petitioners. Parkfield Road was a road that had 66 houses or bungalows, most homes on this street were bungalows. It was submitted that the emphasis placed on larger houses was disproportionate and the considerable impact of these developments on the res idents were highlighted to the Committee. They were inconsistencies in the drawings supporting a particular developmen t. The design and intended use of a property with multiple bedrooms and facilities, suggesting it could be used as an HMO with significant implications for the area was questioned. The Committee noted that this application had been previously deferred for a site visit. At the site visit Members were surprised by the number of similar -sized developments in the area. Many of these developmen ts were approved on appeal, setting a significant precedent. The petitioners’ points were acknowledged however there w as a concern that if this went to a planning appeal and was allowed, then there would be no or limited opportunity to impose conditions. Members enquired whether a condition could be imposed restricting the change of use to a HMO. It was explained that permission would need to be granted for a HMO or hotel. If a large HMO was found to be in operation then this would be investigated under the enforcement route. During Member discussions it was noted that the daylight and sun assessment had been independently scrutinised, and the standards had been met in full including the 45 degree test on both the front and rear windows. Officers also pro vided clarification on the number of bedrooms and the location of the two kitchens. It was agreed that if a future application for change of use to a HMO and hotel were to be made by the applicant, then using the Chair's authority this would be considere d at a full Committee meeting. The officers’ recommendation, was moved, seconded, and when put to a vote, there were six votes in favour and one against. RESOLVED: That the application be approved as per officer recommendation. 39. 152-154 UXBRIDGE ROAD - 4482/APP/2022/213 (Agenda Item 8) Erection of three storey mixed use retail and 9 residential apartments with ancillary parking, amendments to dropped kerbs, refuse and bicycle storage, following the demolition of existing buildings. Officers introduced the applic ation, highlighted the information in the addendum and took Members through the plans. A recommendation for approval was made. Neither the petitioner nor applicant addressed the Committee. Concerns were raised about traf fic congestion and the availability of parking. Officers provided further information on the highway impact, stating that the development provided nine car parking spaces in a sustainable area with significant local infrastructure. It was confirmed that the development would be air quality positive. The officers’ recommendation, was moved, seconded, and when put to a vote, there were five votes in favour and one abstention. RESOLVED: That the application be approved as per officer recommendation 40. YEADING INFANT SCHOOL - 17997/APP/2024/1610 (Agenda Item 9) Installation of solar panels on the school roofs. Officers introduced the application and made a recommendation for approval. The officer’s recommendation was moved, seconded, a nd when put to a vote, was unanimously agreed. RESOLVED: That the application be approved as per officer recommendation. 41. PINKWELL PRIMARY - 11242/APP/2024/1302 (Agenda Item 10) Replacement of the existing timber fence with 3.0m hi gh V mesh security fencing. Officers introduced the application and made a recommendation for approval. The officer’s recommendation was moved, seconded, and when put to a vote, was unanimously agreed. RESOLVED: That the application be approved as per officer recommendation. 42. LBH CENTRAL DEPOT - 4501/APP/2024/1618 (Agenda Item 11) Installation of an acoustic wall around service yard. Officers introduced the application and made a recommendation for approval. The officer’s rec ommendation was moved, seconded, and when put to a vote, was unanimously agreed. RESOLVED: That the application be approved as per officer recommendation. The meeting, which commenced at 7.00 pm, closed at 8.28 pm. These are the minutes of the above meeting. For more information on any of the resolutions please contact Anisha Teji, Democratic Services on 01895 277655 or ateji@hillingdon.gov.uk. Circulation of these minutes is to Councillors, Officers, the Press and Members of the Public.

Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Application Report Case Officer: Emilie Bateman 78323/APP/2024/968 Date Application Valid: 12.06.2024 Statutory / Agreed Determination Deadline: 08.11.24 Application Type: Full Ward: Eastcote Applicant: Mr B Berisha Site Address: 140 Linden Avenue, Ruislip Proposal: Erection of 2 No. semi-detached dwellings including habitable accommodation within the roof space and one basement with associated parking and amenity space, following the demolition of existing bungalow. 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 November 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 demolition of the existing bungalow and theerection of a pair of semi-detached dwellings to provide 1 x 3-bedroom dwelling and 1 x 4-bedroom dwelling, including associated hard and soft landscaping. 1.2 During the course of the assessment, the plans have been revised with the initial two detached dwellings being replaced by two semi-detached dwellings which would be set in from both side boundaries. This would ensure that the development sits comfortably within the context of the wider street. It is considered that the proposed dwellings would not cause harm to the character and appearance of the area. The overall siting, scale, bulk, height and design of both properties would be in line with the prevailing street character which comprises a mixture of detached two storey dwellings and single storey bungalows, with a mixture of architectural styles. Condition 4 has also been included to secure the finer detail of the materials. 1.3 Given the separation distances involved, coupled with the siting, scale and height of the proposed dwellings, it is considered that the proposal would not cause undue harm on the residential amenity of neighbouring occupiers. 1.4 The proposed dwellings would provide satisfactory internal living conditions and external amenity space for future occupiers. 1.5 The on-site car ing requirements and the sed no objections to the parking provision. The Highways Officer is satisfied that the proposal would not lead to parking stress or present a risk to highway safety. 1.6 It is noted that the development would be in proximity to a tree protected by a Tree Preservation Order (TPO). An arboricultural report has been submitted with the application. The Trees Officer has reviewed this report and is satisfied that the long-term future of the TPO tree would be secured. The proposal would not adversely impact on the health of the trees on the adjoining site. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 1.7 During the process of the application, a petition in objection to the development was received. The main issues which shall be addressed within this Committee Report relate to the intensification of the site and the impact on the character and appearance of the street scene and the road. 1.8 Due regard has been given to 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 relates to a detached bungalow on the southern side of Linden Avenue, which is a cul-de-sac served by a private road. The site benefits from two garages, both accessed either side of the bungalow from the road. 2.2 The street scene on Linden Avenue is a mix of single and double storey detached dwellings, with no prevalent architectural style. The dwellings are set back from the highway with off street parking. The two dwellings to the north of the bungalowon the opposite side of the road, Numbers 177 and 179 Linden Avenue, have dual-pitched roofs with gabled side ends. One benefits from a large flat roofed rear dormer. Number 138 and 138A located adjacent to the site to the southwest are new builds with hipped crown roofs. To the northeast is a pre-school and directly to the east, abutting the site boundary, is green space (Columbia Avenue Field) managed by Hillingdon Council. 2.3 According to the Council's GIS, the site is within Flood Zone 1 and a Critical Drainage Area. The site has a Public Transport Accessibility Level (PTAL) of 3 (Moderate). The trees in the green space to the east are protected by Tree Preservation Order 327. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Figure 2: Photo of the Application Property from the street 3 Proposal 3.1 Planning permission is sought for the erection of 2no. semi-detached dwellings including habitable accommodation within the roof space and one with a basement. Alongside the associated works, parking and amenity space and demolition of existing bungalow. 3.2 Revisions have been sought throughout the application process to reduce the height and mass of the proposed dwellings. In addition, revisions sought to address the over provision of car parking, protect adjacent trees and improve soft landscaping. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Figure 3: Proposed Site Plan (please note larger version of plan can be found in the Committee Plan Pack) Figure 4: Proposed Basement and Ground Floor Plan (please note larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Figure 5: Proposed First Floor and Loft Plan (please note larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Figure 6: Proposed Elevation (please note larger version of plan can be found in the Committee Plan Pack) Figure 7: Proposed Street Scene Elevation (please note larger version of plan can be found in the Committee Plan Pack) 4 Relevant Planning History 4.1 There is no relevant planning history related to the property. Hillingdon Planning Committee 5th November 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 Eighteen neighbouring properties and the Eastcote Residents' Association were consulted on 18th June 2024. A site notice was also displayed on 8th July 2024. 6.2 It is noted that originally two detached properties were proposed, with a similar floorplan. Revised plans for semi-detached properties were received which removed the gap between the dwelling and a re-consultation took place on 26thJune 2024. A further re-consultation took place on 9th July 2024 with minor amendments. A final re-consultation took place on 7th August 2024 with an updated description. The consultation period expired on 21st August 2024. 6.3 Subsequent revisions were received which further reduced the scale of the development. Given these further reductions it was not considered necessary to re-consult. 6.4 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 was received with 22 valid signatures in objection to the proposal 1. Concerns regarding appearance (including dormers and roof profile shape/height). Discussed in Para 7.19 of this report. 2. Concerns regarding proposed basement removal of soil alone would take significant amount of time. Discussed at paragraphs 7.22- 7.26 of this report. 3. Concerns regarding depth of rear extension. Discussed at paragraph 7.17 of this report. 4. Design: Not in keeping with the character; Semi-detached is out of Discussed at paragraphs 7.13-7.21 of this report. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press character; Size and scale is imposing. 5. Overdevelopment proposed development covers 285 sqm. Discussed at paragraph 7.15 of this report. 6. Neighbour amenity issues (Loss of privacy, daylight, outlook and overshadowing). Discussed at paragraphs 7.28 -7.36 of this report. 7. Concerns regarding impact on private road due to construction; the street lacks a footpath and residents currently use the narrow road as pedestrian assess. Given the road is private, this would be a civil matter. Highways safety and parking matters is also discussed at paragraphs 7.50-7.60 of this report. 8. Concerns regarding protected trees, including pruning and wildlife concerns. Discussed at paragraphs 7.65 - 7.72 of this report. 9. Neighbouring residents were not informed. On schemes of this scale, community engagement carried out by the applicant prior to submitting an application is not required. Adjoining neighbours were notified as part of the planning process. A site notice was also displayed to the front of the site. The LPA have met the statutory consultation requirements. 10. Noise and construction impacts; length of time it will take to complete the project. Noise and disturbance from building works is governed under separate legislation and is not a material planning consideration for this application. A construction management plan would also be conditioned to ensure that the impact on neighbouring properties from traffic and Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press disturbance is minimised during the construction phase. This is discussed within paragraph 7.59 of this report. 11. Structural and foundations concerns. Should planning permission be granted, structural and foundations issues would be addressed within a subsequent building regulations application. An informative would be added to any approval reminding the applicant of other regulations that need to be complied with. 12. Drainage concerns, including no Basement Impact Assessment (BIA) submitted need to submit a comprehensive drainage plan; the plan must address how both surface water and groundwater will be managed to prevent exacerbating the existing drainage issues. It should include details of waterproofing and water management measures and evidence how groundwater will be managed. During the course of the assessment, a Basement Impact Assessment was provided by the applicant. Drainage matters are discussed at paragraphs 7.81-7.92 of this report. Six individual letters of objection have been received I. Impact on adjoining neighbours amenity (Loss of privacy, overlooking, outlook, daylight and overshadowing). Discussed at paragraphs 7.28-7.36 of this report. II. Noise and disturbance. Discussed at paragraphs 7.61-7.62 of this report. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press III. Out of character (including height, disrupts the uniform appearance with introduction of semi-detached properties). Discussed at paragraphs 7.11-7.21 of this report. IV. Concern regarding basement, including BIA lack of geotechnical survey to understand the structural impact, lack of basement management plan, drainage and flooding, structural and foundations impact from works, basement not in keeping with the existing architectural styles of neighbouring properties. Discussed in paragraphs 7.86 - 7.92 of this report. V. Impact on trees and tree works carried out without necessary permissions from the neighbours. Discussed at paragraphs 7.65 - 7.72 of this report. VI. Overcrowding. The addition of one dwelling is not considered to result in overcrowding of the area. In addition, the dwellings meet internal and external space standards. VII. Overdevelopment (the rear building line exceeds the current building line). Discussed at paragraph 7.13 7.21 of this report. VIII. Parking and congestion concerns (including pedestrian safety). Discussed at paragraphs 7.50 - 7.60 of this report. IX. Drainage and flooding of dwellings. Discussed in paragraph 7.81 - 7.92 of this report. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Improvements needed to the drainage system. Lacks a comprehensive drainage plan and connects to an inadequate system worsening flood risk. X. Safety and impact concerns for local pre-school. These concerns are noted and prior to the commencement of building works a Construction Management Plan would need to be agreed, as it is secured by condition (Condition 3). XI. Concern regarding the condition of the private road. It is acknowledged that the site is situated on a private road. The upkeep of this highway would be the responsibility of individual properties along the private road. This is a civil matter between the residents of the private street. XII. Ecological, biodiversity and wildlife concerns including reduction in green space. Discussed at paragraphs 7.73 - 7.80 of this report. XIII. Impact on environment including noise, dust and air pollution. Air quality is discussed at paragraph at 7.63 of this report. Noise and dust pollution would be mitigated and minimised by the Construction Management Plan which will be secured by Condition 3. XIV. Sustainability concerns. Discussed at paragraphs 7.93 - 7.96 of this report. XV. Impact on services such as water supply, This utilities servicing of the site is not a material Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press sewage, drainage and gas. planning consideration. It is dealt with outside the realms of the planning legislation post decision through building regs and other associated regulations. XVI. Construction concerns due to nature of private road. Potential construction impacts and disturbance would be addressed and minimised by the Construction Management Plan which will be secured by Condition 3. XVII. Lack of detailed assessment. Additional information has since been provided. The Committee Report details how the submission is adequate, subject to conditions. XVIII. Insurance and liability concerns. This is not a material planning consideration. As such this matter has not been discussed further. XIX. Sets a precedent and the cumulative impact of similar proposals. Discussed at paragraph 7.2 of this report. XX. Impact on access of emergency services. Discussed at paragraph 7.57 of this report. XXI. Incorrect certificate signed as it appears that the creation of the basement could encroach onto neighbouring property. Certificate A has been signed to declare that the owner has Sole Ownership and there is no agricultural tenants. The basement is proposed within the red line site boundary. An encroachment informative has been added. XXII. Objection via The Party Wall Act 1996. An informative has been added regarding The Party Wall Act 1996, which is not Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press a material planning consideration. Eastcote Residents Association Concerns regarding the description of development and ensuring it is accurate (summarised). representation, a re-consultation took place with a clear description which includes reference to habitable accommodation in the roofspace and the basement. Concerns regarding revised plans. Noted that the original plans showed detached dwellings. Second/third set of revisions did not include a first-floor plan. Similarly, a re-consultation took place following receipt of the revised plans on 07-08-24. It is noted that the first-floor plan only marginally varies from the first set of plans which were consulted on. The design: - The width and height of two semi-detached house, create a very bulky and overbearing effect in this corner of Linden Avenue and particularly against 138a. Discussed at paragraphs 7.11-7.21 of this report. The basement: - Apart from the basement being on the drawings, the application includes no information whatsoever to comply with the requirements of DMHD3. Discussed at paragraphs 7.22 -7.27 and 7.81 - 7.92 of this report. Trees: - The site boarders on Columbia Avenue Recreation Ground and there are a significant number of mature trees very close to the fencing which separates one side of the property from the recreation ground. Discussed in paragraphs 7.65 -7.72 of the report. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press The application seems to have had difficulty identifying the trees and the drawings give no sense of the actual number, position and size. A tree survey and a tree protection plan are urgently needed. Landscaping: - Particularly in relation to the front gardens, details of the percentage and planting of green areas and the permeability of the hard landscaping should be provided. These details are noted on the site plan. Sustainable drainage: - Relative to the size of the site, with the increased number of people accommodated, and the increased number of areas using water, there will be a significant increase in water usage. The application has not provided any information on the provision of SuDS solutions. states that now a material planning consideration for the local In addition, the government has recommended that sustainable drainage systems become mandatory for new developments in England from 2024. Whilst it is understood that this is still to be ratified, the imperative for developers Discussed at paragraphs 7.81 - 7.92 of this report. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press to be held to account to provide and, more importantly, go on to enact, effective drainage design is even greater than ever. Accessibility: - Level access thresholds were detailed in the initial detached drawings but are not shown on the ground floor semi-detached drawings. There is no information that suggests that the development will ensure the requirements of Part M4(2) are met. Discussed at paragraph 7.49 of this report. Secure by Design: - Addressing security issues seems important particularly as property 142 will be adjacent to open land on one side, creating a vulnerability. Discussed at paragraph 7.18 of this report. No Design and Access Statement A Design and Access Statement was requested and supplied. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Access Officer This proposal for the erection of two semi-detached dwellings has been reviewed with reference to London Plan Policy D7. No accessibility concerns are raised subject to the following Conditions attached to any approval: Prior to any works on site above damp proof course level, details of step free access via all points of entry and exit shall be submitted to, and approved in writing, by the Local Planning Authority. The measures implemented as approved shall be retained thereafter. Noted. These conditions have been included in this recommendation. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press REASON To ensure housing of an inclusive design is achieved and maintained in accordance with Policies D5 and D7 of the London Plan (2021). The dwellings hereby approved shall accord with the requirements of Policy D7 of the London Plan and shall not be occupied until certification of compliance with the technical specifications for an M4(2) dwelling, as set out in Approved Document M to the Building Regulations (2010) 2015, has been submitted to, and approved in writing, by the Local Planning Authority. All such provisions must remain in place for the life of the building. REASON: To not only allow the Building Control body to require the development to comply with the optional Building Regulations standards, but to also ensure the appropriate quantity and standard of accessible and adaptable housing is constructed and maintained in accordance with policy D7 of the London Plan. Tree Officer T1, T2, T3 and G1 are situated within an LBH managed open space. We would not allow residents to remove trees owned by us. T4 and T6 are both Lime trees. This species is more tolerant of pruning than other species and should be OK with the proposed crown pruning. However, the potential for root disturbance is high and I have concerns about this. REVISED COMMENTS FOLLOWING REVISED PLANS AND AMENDED TREE SURVEY 14.10.24 I have read their reply and updated documents. No objections so happy for you to approve, subject to a condition securing the formal Tree Protection Plan and Method Statement. The applicant has confirmed the trees are to remain, the report highlighted that they were Cat U. Noted that the proposed crown pruning is acceptable. Revisions were sought regarding the root disturbance which included reducing the proposed width of No.142 and providing additional information regarding the foundations (engineered floor slab supported on concrete piles) and utilities. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press It is noted that T1, T2, T3 and G1 are outside of the red line boundary and the agent has confirmed the proposal does not propose the removal of them. Highways Concerns regarding overprovision of parking REVISED COMMENTS FOLLOWING REVISED PLANS The maximum requirement for a three to four-bedroom dwelling with curtilage is in the region of 1 space to be provided on-site to comply with the overriding regional parking standard. This level of provision is proposed which conforms to the standard. In terms of cycle parking there should be a provision of 1 secure and accessible space per unit. Secure accommodation of 3 spaces per unit is indicated to the rear of the build which is considered an appropriate arrangement. In line with the London Plan (2021), within the final parking quantum there is a requirement for a minimum 20% 'active' EVCP provision with all remaining spaces being designated as 'passive' provision. In this case, the proposal should incorporate 1 'active' space per unit which the applicant has confirmed. In safety terms, any frontage boundary treatment with Linden Avenue should be avoided (as is the case at present) to help ensure satisfactory sight-line inter-visibility between vehicles and pedestrians using the roadway. There will be little discernible difference in vehicle bound activity as compared to activity linked with the existing single dwelling hence any generated activity can therefore be absorbed within the local road Noted. Revisions secured and reconsulted. Noted. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press network without notable detriment to traffic congestion and road safety. Refuse collection would continue via the roadway. In order to conform to accepted 'waste collection distances' from the public highway, the storage area should ideally be positioned within 10m of a refuse vehicle. A bin storage area for both dwellings is depicted to the rear of the build which exceeds the said parameter. However, it is accepted that it is highly likely that an informal on-plot management regime will be established to ensure that any refuse is positioned within the above distance parameter on collection days. There are no further observations. A full and detailed CMP would be a requirement given the constraints and sensitivities of the local residential road network to avoid/minimise potential detriment to the public realm. It will need to be secured under a suitable planning condition. 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 Management Plan Policies DMT 1, DMT 2 & DMT 6 and Policy T4, T5 and T6 of the London Plan (2021). Environmental Specialist Team No objections to the proposed development. The Head of Environmental Specialists is satisfied with the information submitted within the Basement Impact Assessment. The basement is not shown to be within an area with a susceptibility to groundwater flooding. Consequently, there is a low risk of harm associated with the basement in relation to flood risk. The area is not prone to any other form of flooding (i.e. at risk of flooding in a 1:100-year event). No potential concerns for groundwater impacts have been identified in recent times. This is supported by the flood mapping data which demonstrates that there is no known flooding problems mapped at the site. These comments and no objection are noted. Further assessment on the basement and concerns regarding potential flooding are addressed at Paragraphs 7.80-7.86 of this report. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press It is noted that further requirements and investigation works related to the delivery of the basement would be required within a Building Control application which would thoroughly review the stability of the structure and water tightness. 7 Planning Assessment Principle of Development 7.1 Policy DMH 1 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that the net loss of existing self-contained housing will be resisted unless the housing is replaced with at least equivalent residential floorspace. Policy DMH 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that the Council will require the provision of a mix of housing units of different sizes in residential schemes to reflect the Council's latest information on housing need. 7.2 The principle of residential use has already been established by the existing dwelling at the site. The existing bungalow is simplistic in design and of no significant architectural merit. The property is not a listed building or within a designated heritage area that would provide some level of protection in relation to demolition. The character of the area adjacent the site is two storey properties with many having received planning permission in recent times. The proposal would not lead to any precedent for similar styles or have a detrimental cumulative impact. The design section of this report (paras. 7.11-7.26) covers the development in more detail. It is also noted that the principle of demolishing the existing bungalow and replacing it with two dwellings was established on the neighbouring plot at Numbers 138 and 138A Linden Avenue (ref: 11121/APP/2012/1922). These properties are situated directly opposite the application site and provide some variance to the street scene in their overall architectural style. 7.3 Whilst an existing family sized dwelling would be demolished, it would be replaced by 1 x three-bedroom and 1 x four-bedroom dwellings. The proposal would therefore not result in a net loss of family sized housing (defined as three-bedroom or more units in the London Plan) and would contribute 1 x additional family sized dwelling to the borough's housing stock. The proposal is therefore in accordance with Policies DMH 1 and DMH 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). 7.4 Due to the position of the proposed dwellings, it is considered that the proposal would not constitute as backland or garden development. As such, Policy DMH 6 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) is not applicable, in this instance. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 7.5 It should also be noted that the Council is currently able to demonstrate at least a five-year supply of deliverable housing sites. As such, the "tilted balance" as set out in Paragraph 11d) of the NPPF (2023) is not engaged. 7.6 Notwithstanding the above, there are other planning considerations that need to be considered which are discussed in the other sections of this report, including the proposal's impact on the character and appearance of the area and neighbouring residential amenity. Consequently, the principle of residential development in this location is acceptable, subject to other planning considerations. Housing Mix 7.7 Policy H10 of the London Plan (2021) states that new development should consist of a range of unit sizes. Policy DMH 2 of the Hillingdon Local Plan: Part 2 -Development Management Policies (2020) states that the Council will require the provision of a mix of housing units of different sizes in schemes of residential development to reflect the Council's latest information on housing need. The Council's current information on housing need indicates a substantial borough-wide requirement for larger affordable and private market units, particularly 3-bedroom properties, as identified in the Strategic Housing Market Assessment 2016. 7.8 In accordance with Policy DMH 2 of the Hillingdon Local Plan: Part 2 -Development Management Policies (2020), developments should demonstrate how the provision of family housing has been optimised to address local needs. The proposed housing mix comprises 1 x three-bedroom and 1 x four-bedroom dwellings. Therefore, the proposal would consist of an appropriate housing mix in accordance with Policy DMH 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) and Policy H10 of the London Plan (2021). Density 7.9 Policy D3 of the London Plan (2021) states that all development must make the best use of land by following a design-led approach that optimises the capacity of sites. Policy DMHB 17 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that all new residential development should take account of the Residential Density Matrix contained in Table 5.2. 7.10 Numerical density levels are considered more appropriate to larger sites and are not typically used in the assessment of schemes of less than 10 units. The key consideration is therefore whether the development would acceptably integrate with the character and appearance of the locality and would respect residential amenity considerations. Please refer to the other sections of this report which assesses these planning considerations in further detail. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Design / Impact on the Character and Appearance of the Area 7.11 Policies D3 and D4 of the London Plan (2021) requires that new development is of high-quality design and responds to a site's context. Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012) states that all new developments should achieve a high quality of design in all new buildings and the public realm contributes to community cohesion and a sense of place. 7.12 Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that all development will be required to be designed to the highest standards and incorporate principles of good design. Policy DMHB 12 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) advises that development should be well integrated with the surrounding area. 7.13 This part of Linden Avenue is residential in character and includes both two-storey and single-storey dwellings. There is large variation in terms of their architectural style and detailing, with a number of newer developments on the road. The application site is situated to the south-eastern end of Linden Avenue and is the end property along the street, abutting a club and public field to the east. Within this immediate section of Linden Avenue, there is a variance in the overall design styles with two storey dwellings dominating the overall character. Whilst there are no semi-detached dwellings on this section of the road, there are multiple within the surrounding roads as well as two-storey terraced dwellings on Linden Avenue itself. The properties opposite the application site at Nos 177 and 179 Linden Avenue, whilst technically detached properties in overall design, they give the appearance of a terrace or semi-detached format from longer viewpoints along this street. Both these properties are distinctively different and add to the variance in the overall street design as can be seen in Figure 8 below. 7.14 The proposed dwellings would be set in approximately 1 to 2.3 metres from each side boundary and measure at max 7.64m in height. Notably the neighbouring dwelling at No.138a measures 7.415m in height and opposite Number 175 measures 8.27m in height. Numbers 177 and 179 measure 7.95m in height. Therefore, the overall height of the proposed building will not appear at odds with the established character. It would be modestly higher than the adjoining neighbour and given the set in from the boundary and narrow viewpoints of the building line from the street, this would not be prominent. As this is an end property along the street, there is also more scope for a modest variation in height from its neighbour. This height variance is quite evident from the properties on the opposite side of the street shown in Figure 8 below. These properties opposite the site would continue to be higher than the application site. 7.15 Revisions have been received during the course of the application ensuring the bulk, scale, mass and general appearance of the properties align with theprevailing character. Whilst it is acknowledged that the properties are largely detached along Linden Avenue, there is a variety in overall styles. The proposed dwellings would appear similar in size and design to surrounding properties and as such would integrate well with the character and appearance of the street scene. The size and positioning is proportionate and would not lead to an Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press overdevelopment of the site. Sufficient garden space is demonstrated to the front and rear property lines, with set-ins from both boundaries, thereby ensuring the buildings do not appear cramped in appearance. Figure 8: Street scene directly opposite the application site. 7.16 The proposed development has incorporated within its design finish, established features along the street. As noted above, Numbers 177 and 179 Linden Avenuebenefit from gable-end roofs and Number 175 benefits from a projecting gable bay feature, both of which are design features in the proposed dwellings. The centrallypositioned double height projecting gable bay features enhance the gable-endroofs by providing a level of visual interest to the façade. It visually breaks up the eaves to the betterment of the overall design. Decorative brickwork would be installed above the fenestration with the windows of suitable slimline glazing which further enhances the design finish. The façade would be in red brick work, which is established along the street, together with Redland plain roof tiles to match those on Number 138 Linden Avenue. These details would be secured via condition (Condition 4). Given the overall quality of the finish, the dwellings would blend into the immediate character. In turn, the development would respondpositively along the street scene when viewed from longer viewpoints, where thegable bay features would blend in with the wider street appearance and character. 7.17 In addition, the proposed dwellings respect the front and rear building lines of the adjoining dwellings, with the single storey rear element projecting 3.4m past the principal rear elevation of the proposed dwelling and that of the neighbouring dwelling. The single storey element, whilst extending beyond the neighbours rear elevation, is of a modest depth and height. Both ground and first floor windows serving the neighbours would sit comfortably outside of the 45-degree sight lines.The proposed development would maintain adequate separation distances to the surrounding properties with a 1m distance retained from the common boundary with Number 138a Linden Avenue. 7.18 Both properties would have passive surveillance to the front of the street and rear. Whilst No 142 would be the end property along the street adjacent to a green space, there is a buffer of landscaping dividing this space. The level of passive surveillance to both the front and rear provides sufficient security measures for future occupants. A landscaping condition is also attached which would secure the Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press finer details of boundary treatments which would provide further security measures. 7.19 Both proposed dwellings would benefit from rear dormers to accommodate habitable rooms within the roof. Following revisions to reduce the bulk, the dormers are set in from the sides and are considerably set up from the eaves. Number 179 also features a large rear dormer, as does Number 30 Oak Grove which is diagonal to the rear of the application site. Therefore, the proposed dormers would not be out-of-character with the area. The dormers have been revised during the course of the assessment to ensure they appear subservient within the rear roof slope. They would maintain a set in from the perimeters of the roof slopes and the overall design and use of matching materials would supportthe quality of the architectural design of the dwellings. 7.20 The proposed roof lights are centrally placed and would be in alignment with each other. It is therefore considered that the front roof lights would appear as discreet additions when viewed from the street scene. 7.21 As such, it is considered that the design is in keeping with the character and appearance of the surrounding area and its visual impact is considered acceptable, subject to the submission and approval of the details of proposed materials (Condition 4). The proposal as submitted shows that an appropriate level of landscaping can be achieved. The details and specification for the landscaping would be secured by Condition 5. Basement (Design) 7.22 Part B and C of Policy DMHD 3 of the Hillingdon Local Plan Part 2: Development Management Policies (2020) focus on the design implications of basements in terms of neighbours and local character. It states: B) Schemes should ensure that they: i) do not harm the amenity of neighbours; ii) do not lead to the loss of trees of townscape or amenity value; iii) do provide satisfactory landscaping, including adequate soil depth; iv) do not harm the appearance or setting of the property or the established character of the surrounding area, for example through the introduction of front lightwells; and v) do protect important archaeological remains. C) The Council will not permit basement schemes which include habitable rooms and other sensitive uses in areas prone to flooding. 7.23 The application proposes the creation a basement beneath one of the proposed dwellings. In terms of the overall design of the basement, it would be sited under the footprint of the two-storey element of proposed Number 140 Linden Road and would measure approximately 49sqm in floorspace with a floor to ceiling height of 2.5m. It would be set in from the boundary of the existing adjoining neighbours and as such would not cause any harm to this neighbours amenity given the set in and subterranean location. The proposed use would be as a hobby room or Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press home gym for the proposed dwelling; therefore, no concerns are raised regarding outlook from and light to this proposed space. 7.24 A basement is not proposed for the eastern dwelling (shown as Number 142 on the proposed drawings) due to the proximity to trees. The basement is proposed only under the western dwelling to ensure it is outside of root protection areas. The basement visually would not be seen from the street scene and does not feature a light well. Therefore, there would not be any harmful impact on the visual amenity or character of the area and street scene. 7.25 Concerns have been raised regarding the construction management of the basement, potentially leading to surface flooding and structural issues. A construction management plan would be secured by condition in relation to the development. Whilst soil would be removed from the site to facilitate the basement, this would be a modest basement in the context of the overall site. A construction management plan is sufficient to ensure that its construction would be carried out with minimal impacts on the wider neighbourhood. As the proposed dwelling would not be attached to any existing neighbouring dwellings, it would not cause any structural concern from a planning perspective. It would however be required to meet building regulations criteria which would look thoroughly into any structural and drainage matters. An informative is attached reminding the applicant of the need to comply with other regulations including building control and environmental regs outside the realms of the planning assessment. 7.26 The overall size, positioning and design of the basement would therefore comply with Parts B and C of Policy DMHD 3 of the Hillingdon Local Plan Part 2: Development Management Policies (2020). Part A of this policy (Drainage, flooding and groundwater conditions) are discussed further within paragraphs7.85-7.91 of this report below. Conclusion (Design/Character and Appearance) 7.27 Overall, the proposed design of the development would fit in with the character and appearance of the street scene. Whilst it would create a pair of semi-detached properties towards the end of the street, their overall style, design features and roof form would ensure both properties blend into the wider streetscape. The proposed massing and layout are comparable with the prevailing character along this part of Linden Avenue and visually would appear proportionate to the site. In light of the above, it is considered that the proposed development would not cause harm to the character and appearance of the area, in accordance with Policies D3 and D4 of the London Plan (2021), Policy BE1 of the Hillingdon Local Plan: Part 1 - Strategic Policies (2012) and Policies DMHD 3 , DMHB 11 and DMHB12 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Residential Amenity 7.28 Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that all development will be required to be designed to the highest standards and incorporate principles of good design. It Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press should also not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 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 or onto private open spaces. 7.29 Numbers 138 and 138A Linden Avenue are adjacent to the site along its side boundary to the southwest. These are new builds with hipped crown roofs, with No.138A sharing the mutual boundary with the application site. To the north of the site, across the road, are numbers 177 and 179 Linden Avenue. Number 2 Beech Avenue is located to the southeast of the site, adjoining the rear boundary of the application site. Given separation distances, there are no other neighbouring properties considered potentially affected. Number 138A Linden Avenue 7.30 The proposed development would be set in an appropriate distance from the common boundary with No 138A Linden Avenue. The proposed dwelling at 140 would be set approximately 1m off the mutual boundary with Number 138A and would be over 2m from the side wall of the neighbouring dwelling. No138A benefits from two side windows which serve bathrooms. To the front, the building lines generally align with a slight projection forward for the proposed gable feature. The gable feature would be set in further from the boundary and generally aligns with the entrance door to No. 138A. Given this arrangement to the front, Officers are satisfied that the nearest front elevation window serving the kitchen at Number138A would not be impacted in terms of loss of outlook, daylight, sunlight or sense of enclosure. This nearest window would also comfortably pass the 45-degreetest. 7.31 To the rear, the proposed development would be part single storey, part two storey. The two-storey rear building line (the principle rear building line) would align with No.138A. The proposed single storey rear projection would extend 3.4m past the rear elevation of No.138A. The depth of this projection is widely accepted in local policy for residential dwellings (notably 3.6m in the local plan with respect to single storey rear extensions for semi-detached properties such as these proposed). The proposed single storey rear extension/element would clear the 45-degree sight line at both ground and first floor level windows of this neighbouring dwelling. The nearest window at ground floor of No 138A would serve a living area. Given that the single storey element is set in from the common boundary, it would not lead to a loss of outlook or sense of enclosure or overbearing impact. As the window is also outside the 45-degree line of the development, it would meet the BRE Daylight Sunlight guidance and as such would not cause any harmful loss of daylight, sunlight or overshadowing concerns. 7.32 Officers are also satisfied that the neighbouring garden would meet BRE guidance set out in para 3.3.7 which recommended that at least half of the amenity areas or garden can receive at least 2 hours of sunlight on 21 March. Due to the overall size of the neighbours garden, it would comply with this criteria. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 7.33 The proposed dwellings would benefit from side windows which would serve bathrooms. A condition (Condition 14) would secure this as obscured glazing and non-opening below 1.8m. The first-floor rear windows would face onto the rear garden with no direct overlooking of immediate private amenity space of the neighbours. Therefore, it is not considered that this would cause any loss of privacy or overlooking. Numbers 177 and 179 Linden Avenue 7.34 Directly opposite the site to the north lies Nos. 177 and 179 Linden Avenue. The views from the front elevation windows of the application site would not be too dissimilar to that of the existing arrangement, and it is generally expected that fenestration arrangements fronting a highway would have less reliance on protecting amenity space. These windows provide a level of security onto a street and are already compromised by passing pedestrians and traffic. Notwithstanding this, the proposal would maintain approximately 21m distance between the first-floor windows and the front windows of both these neighbouring properties. This is in the line with the policy requirements. Consequently, there would be no harm to the residential amenity of these neighbouring properties. Number 2 Beech Avenue 7.35 The proposed development abuts the rear garden of No.2 Beech Avenue to the south. It is acknowledged that the proposed first floor rear windows would provide oblique views into the rear garden of Number 2 Beech Avenue. However, a mutual degree of overlooking between first floor windows from Number 2 and the rear garden of the application site already exists, which is not uncommon in suburban locations such as this. In addition, at first floor there is approximately 30m separation distance between the first-floor windows at No.2 and the application site. It is therefore considered that the proposed first floor rear windows would not result in such a material loss of privacy as to warrant a reasonable ground for refusal on this basis. This property is also sufficient distance away to not adverselyimpact on the daylight, sunlight or sense of enclosure experienced by residents of Number 2 Beech Avenue, 7.36 Consequently, the proposal is not considered to result in an unneighbourly form of development, or to adversely affect neighbouring residential amenity. Having regard to the above, it is considered that the proposed development would not unduly impact on the living conditions of neighbouring occupiers. It would therefore comply with Policy DMHB 11 part B) of the Hillingdon Local Plan: Part 2-Development Management Policies (2020). Quality of Residential Accommodation (Internal and External) Internal 7.37 Regarding internal accommodation, 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. Table 3.1 of the London Plan (2021) sets out the Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press same gross internal area space standards set out in the technical housing standards - nationally described space standard (2015). Policy DMHB 16 of the Local Plan (2020) aligns with this policy. 7.38 Policy DMHB 16 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that all housing development should have an adequate provision of internal space to provide an appropriate living environment. The space standards set out in Table 5.1 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) are the same as those found in Table 3.1 of the London Plan (2021). 7.39 The London Plan and nationally described space standard (2015) requires double bedrooms to have a floor area of at least 11.5 square metres and be 2.55m wide, and for single bedrooms to have a floor area of at least 7.5 square metres and be 2.15m wide. 7.40 The proposed development comprises 2 new dwellings (1 x three-bedroom and 1 x four-bedroom). Within Table 3.1 of London Plan (2021) Policy D6 requires the following: Two storey, three-bedroom and 6 person = 102sqm + 2.5sqm storage Two storey, four-bedroom and 7 person = 115sqm + 3sqm storage 7.41 The proposed development would provide the following: Number 142 Linden Avenue: 131.1sqm (two storey, three-bedroom and 6 person)Number 140 Linden Avenue: 200.4sqm (two storey, four-bedroom and 7 person) 7.42 As demonstrated above and on the plans, both proposed units would meet the minimum space standard requirement set out in Policy D6 of the London Plan (2021). Each of the proposed double bedrooms would have a floor area of at least 11.5 square metres, and the single bedrooms have a floor area of at least 7.5 square metres. In addition, they would have adequate storage and room widths.All the habitable rooms would be served by windows fitted in the front or rear elevation, thereby providing adequate levels of light and outlook. 7.44 On the above basis, it is considered that the proposed development would provide satisfactory internal living conditions for future occupants, in accordance with Policy DMHB 16 of the Hillingdon Local Plan: Part 2 -Development Management Policies (2020) and Policy D6 of the London Plan (2021). External 7.45 Policy DMHB 18 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that all new residential development and conversions will be required to provide good quality and usable private outdoor amenity space. Amenity space should be provided in accordance with the standards set out in Table 5.3, which requires flats with three bedrooms to provide a minimum of 30 square metres of private useable amenity space. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 7.46 The proposed development would provide the following private amenity space provision: Number 140 = 112 sqm Number 142 = 119sqm 7.47 The figures quoted above do not include the side passageways leading to the rear gardens because these areas do not constitute 'useable private amenity space'. There is an acceptable provision of private amenity space that would be afforded to the future occupiers of the proposed dwellings. 7.48 The proposal would be in accordance with Policy DMHB 18 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Accessibility 7.49 This proposal for the erection of two semi-detached dwellings has been reviewed with reference to London Plan Policy D7. No accessibility concerns are raised subject to the two conditions securing step free access (Condition 9) and compliance with the technical specifications for an M4(2) dwelling (Condition 10). Highways and Parking Site Characteristics and background 7.50 The site is located at the end of a cul-de-sac positioned within a private (unadopted) section of Linden Avenue in Ruislip. In the main, the surrounding properties exhibit frontages with on-plot parking. The area is devoid of parking controls and exhibits a public transport accessibility level (PTAL) rating of 2 which is considered , heightens dependency on private car ownership and usage Parking Provision & Internal Parking Layout 7.51 Hillingdon Local Plan: Part 2 Policy - DMT 6 requires that new development will only be permitted where it accords with the council's adopted parking standards unless it can be demonstrated that a deviation from the standard would not result in a deleterious impact on the surrounding road network. London Plan (2021)Policy T6.1 (Residential Parking) requires that new residential development should not exceed the maximum parking standards as set out in table 10.3. 7.52 The requirement for a three/four bedroom dwelling with curtilage is for 1 space to be provided on-site to comply with the overriding regional parking standard. Revisions were sought to reduce the two spaces per unit to one space per unit, toconform with planning policy. The revisions provided now show one vehicle space Officer has raised no objection to this parking provision and does not envisage highway safety or traffic concerns to the wider street scene. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Electric Vehicle Charging Points (EVCPs) 7.53 In line with the London Plan (2021), within the final parking quantum there is a requirement for a minimum 20% 'active' EVCP provision with all remaining spaces being designated as 'passive' provision. In this case, the proposal should incorporate 1 'active' space per unit which the applicant has confirmed on the proposed site plan. Cycle Parking 7.54 In terms of cycle parking there should be a provision of 1 secure and accessible space per unit to conform to the adopted borough cycle parking standard. Secure accommodation of 3 spaces per unit is indicated to the rear of the build which is considered an appropriate arrangement. The details and specification of the cycle store will be secured by Condition 5. Vehicular Access Provision/ Access Visibility Requirements 7.55 There are currently two carriageway crossings emerging onto the roadway and it Linden Avenue, the Highway Authority (HA) has no direct jurisdiction over any amendments that may be required and therefore cannot impose appropriate scale or construction design parameters/standards. 7.56 Notwithstanding this point, these crossings are to remain but with minor realignment for the purposes of the new build which is considered acceptable in principle subject to satisfying the safety requirement. In safety terms, any frontage boundary treatment with Linden Avenue should be avoided (as is the case at present) to help ensure satisfactory sight-line inter-visibility between vehicles and pedestrians using the roadway. This would be secured by Condition 15. Vehicular Trip Generation 7.57 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. There will be little discernible difference in vehicle bound activity as compared to activity linked with the existing single dwelling.Hence any generated activity can therefore be absorbed within the local road network without notable detriment to traffic congestion and road safety. Sufficient room for manoeuvring would remain for emergency service vehicles. Given the sites location towards the end of a private road, sufficient space would be maintained for emergency vehicles to access the site without causing any road safety issues. Refuse Collection 7.58 Refuse collection will continue via the roadway. To conform to accepted 'waste collection distances' from the public highway, the storage area should ideally be Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press positioned within 10m of a refuse vehicle. A bin storage area for both dwellings is depicted to the rear of the build which exceeds the said parameter. However, it is accepted that it is highly likely that an informal on-plot management regime will be established to ensure that any refuse is positioned within the above distance parameter on collection days. The details and specification for the bin stores will be secured by Condition 5. Construction Management Plan (CMP) 7.59 A full and detailed CMP would be a requirement given the constraints and sensitivities of the local residential road network to avoid/minimise potential detriment to the public realm. This would be secured by Condition 3. Conclusion (Highways and Parking) 7.60 The Highways Authority have been consulted on the application and are satisfied that the proposal would not discernibly exacerbate congestion or parking stress and would not raise any measurable highway safety concerns, subject to appropriate conditions as discussed above. 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 The site would be used in an exclusively residential capacity. As such, in terms of the operational phase of the proposed development, no significant issues are considered to be raised by the proposal, in respect to noise. Condition 3 has been added requiring the submission of a Construction Management Plan to minimise noise and other emissions caused during the construction phase as far as practicable. Air quality 7.63 The application site is not located within an Air Quality Management Area nor Focus Area. Security 7.64 The proposed development is not considered to compromise the security of the application site or adjoining sites. The overall design of the building is satisfactory and would provide natural surveillance on the street scene to the wider benefit of the area.

Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Application Report Case Officer: Alan Corcoran 57328/APP/2024/345 Date Application Valid: 08.03.24 Statutory / Agreed Determination Deadline: 31.10.24 Application Type: Full Ward: Hayes Town Applicant: F&C Commercial Property Holdings Site Address: 3 The Square, Furzeground Way, Stockley Park Proposal: Change of use of existing office building (Use Class E) to a post-operative care facility (Use Class C2), including external works to the building, landscaping, parking, and all associated works. Summary of Recommendation: GRANT planning permission subject to section 106 legal agreement and conditions Reason Reported to Committee: Required under Part 1 of the Planning Scheme of Delegation (Major application recommended for approval) Hillingdon Planning Committee 05.11.2024 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. Air Quality Mitigation contribution of £271,320. 2. A Healthy Streets/Active Travel Zone contribution of £105,720. 3. Cycle Hire Contribution of £21,000. 4. Carbon Offset contribution of £359,100. 5. Energy performance monitoring (be seen). 6. An Employment/ Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD. 1 Executive Summary 1.1 This proposal seeks to change the use of an office building (Use Class E) to a post-operative medical care facility (Use Class C2). No structural changes are required and no additional floorspace is proposed. The proposal mostly retains and renovates the existing building, with internal reconfiguration, refurbishment of the existing external glazing, and extensive soft landscape works. 1.2 The office has been vacant for over three years since August 2021, despite ongoing marketing since 2020. The site is designated as an Office Growth Location and Locally Significant Employment Location and within the Heathrow Opportunity Area. As such, a post-operative medical care facility would be a departure from the local development plan. Notwithstanding, the Applicant has submitted robust evidence to the Greater London Authority (GLA) have reviewed the submission and raise no objections. Council and GLA planning officers support the upgrading and reuse of the underutilised site. 1.3 replacing 100 existing car parking spaces with planting and landscaping across the west of the site. The remaining retained car parking spaces would be fitted with Electric Vehicle Charging Points and an additional 46 cycle parking spaces would be installed on the site. 1.4 The site is within Stockley Park: Business Park, country park and golf course. This is a designated Grade II Listed Park and Garden. No harm is identified to heritage assets and no objection or concerns have been raised by the Council, the GLA, or The Gardens Trust. The proposal to remove hardstanding car parking and replace it with a landscaped garden would enhance the Listed Park and Garden. Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 1.5 No public comments have been received. 1.6 The proposed change of use from an office (Use Class E) to a post-operative medical care facility (Use Class C2) is considered appropriate. 1.7 Therefore, approval is recommended subject to the completion of a satisfactory section 106 legal agreement and recommended conditions in Appendix 1. 2 The Site and Locality 2.1 The 1.37-hectare application site (3 The Square) is east of Furzeground Way, within Stockley Business Park. The existing five-storey over basement (8,550 sq. m.) building has been vacant for over three years since August 2021. The permitted use of the building is as offices. The structure has a glazed envelope housing a cruciform internal second skin and is surrounded by a large expanse of hardstanding car parking. 2.2 The site is designated as an Office Growth Location and Locally Significant Employment Location. It is also within the Heathrow Opportunity Area, designated by The London Plan (2021). 2.3 The site is in Flood Zone 1 the lowest probability of flooding from rivers and the sea. Further to this, the surrounding Stockley Park land is also Flood Zone 1. 2.4 No Statutory or Locally Listed buildings are on or near the site. Notwithstanding, the site and surrounding area is designated as Grade II Listed Park and Garden (Stockley Park: Business Park Phases I and II, and the country park and golf course). 2.5 Tcovers the southern half of the borough, and an Air Quality Focus Area is approximately 290 metres southeast of the site. 2.6 The site has a Public Transport Accessibility Level (PTAL) of 2, on a scale of 0 to 6b, where 6b is the highest. 2.7 Green Belt land neighbours the site to the north, containing the Stockley Park Golf Club. Land to the south, east, and west are within Stockley Business Park and contains similar, large office buildings. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press Figure 2: Street View Image of the Application Property Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press Figure 3: The Application Site in Context 3 Proposal 3.1 The proposal seeks to change the use of the unoccupied building from an office (Use Class E) to a post-operative medical care facility (Use Class C2). No structural changes are required and no additional floorspace is proposed. The proposal seeks to mostly retain and renovate the existing building, with internal reconfiguration, refurbishment of the existing external glazing, and removal of car parking to be replaced by additional tree planting and landscaping. 3.2 The proposal seeks to accommodate approximately 100 one-bed patient rooms, examination rooms, MRI, radiology equipment, and hydrotherapy pools within the existing building envelope. 3.3 Notably, the proposal includes reducing the on-site car parking provision by 100 spaces, from 350 to 250, and removing hardstanding to increase on-site tree planting and soft landscaping. The existing car park spaces would be upgraded to include active and passive electric vehicle charging infrastructure. Also, 46 on-site cycle parking spaces are proposed to be added to the site. 3.4 The Applicant anticipates that there would typically be 145 full-time equivalent (FTE) staff members on-site at any given time 57 full-time, 157 part-time, and 17 freelancers. Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press Figure 3: Proposed 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. 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 Council sent consultation letters to 12 neighbouring properties on 13-03-24. The Council also advertised the application with a site notice and press notice on 21-03-24. 6.2 The consultation period expired on 13-04-24. Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 6.3 No comments have been received from the public. 6.4 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 Greater London Authority: No objection. The proposal raises no strategic planning issues and there is no need for it to be referred back to the Mayor. The revitalisation of the site by virtue of the proposed change in land use from office to post-operative care facility does not raise strategic concern. The applicant has overcome London Plan Policy E1 and S2 conflicts related to the loss of office in Stockley Park, and it is a logical site for the intended end use and easily accessible. Conditions recommended regarding Circular Economy Post-Construction Monitoring, Whole Life-Cycle Carbon Assessment, and Digital Connectivity Infrastructure Be Seento be secured within the S106 legal agreement. Appropriate planning conditions suggested and the be seen energy monitoring has been included within the heads of terms for the proposed legal agreement. London Fire Brigade: No objection. Noted. Metropolitan Police Designing Out Crime Group: No Comments. Noted. Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press Thames Water Utilities: No objection. Informative recommended. Informative suggested The Gardens Trust: No Comments. Noted. Transport for London: No objection. Noted. Internal Consultee Comments Urban Design Officer Comments: No objection. Noted. Economic Development Officer: No objection subject to securing an appropriate Employment and Skills Strategy. The Employment and Skills Strategy will be included in the legal agreement. Accessibility Officer Comments: No objection subject to conditions regarding disabled person car parking, accessible changing facilities, and accessible fire evacuation lift. Appropriately worded conditions proposed. Refuse and Recycling Officer Comments: No objection. Noted. Planning Policy Officer Comments: No objection. Noted. Highways Officer Comments: No objection subject to conditions regarding a Travel Plan, Construction Logistics Plan, Service and Delivery Plan, Parking Design and Management Plan, and cycle parking, and a Section 106 contribution of £105,720 to provide public realm improvements and £21,000 towards a Bike Hire docking station with bicycles. Appropriate highways planning conditions are proposed, and the financial contribution would be included in the legal agreement. Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press Air Quality Officer Comments: No objection subject to conditions regarding a Low Emission Strategy and Delivery Plan, Construction Logistics Plan, and Non-Road Mobile Machinery, and a Section 106 air quality contribution of £271,320. Appropriate air quality planning conditions are attached, and the financial contribution will be included in the legal agreement. Noise Pollution Officer Comments: No objection. Noted. Environmental Specialist (Energy and Biodiversity) Comments: No objection subject to conditions regarding energy strategy, energy monitoring, and biodiversity net gain, and a Section 106 carbon offsetting payment of £359,100. Appropriate renewable energy and biodiversity conditions are attached, and the and the financial contribution will be included in the legal agreement alongside the energy monitoring (be seen) requirement. 7 Planning Assessment Principle of Development 7.1 The site is designated as an Office Growth Location and Locally Significant Employment Location. It is also within the Heathrow Opportunity Area, designated by The London Plan (2021). 7.2 Policy S2 of The London Plan (2021) states that development proposals that support the provision of high-quality new and enhanced health and social care facilities to meet identified need and new models of care should be supported. Policy SD1 seeks to ensure that Opportunity Areas fully realise their growth and regeneration potential. Policy E1 specifically mentions Stockley Park as an area of London where offices should be consolidated and where viable extended. 7.3 will accommodate 9,000 new jobs during the plan period. Most of this employment growth will be directed towards suitable sites in the Heathrow Opportunity Area, Strategic Industrial Locations (SILs), Locally Significant Employment Locations (LSEL), Locally Significant Industrial Sites (LSIS), Uxbridge Town Centre, and Hayes Town Centre. Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 7.4 Policy DME 3 of Local Plan Part 2 (2020) resists non-office uses within Stockley Business Park and states that proposals involving loss of office floorspace in preferred locations for office growth, which fall outside of existing permitted development procedures, should include information to demonstrate that the site has been actively marketed for two years, the site is no longer viable for office use, taking account of the potential for internal and external refurbishment and surrounding employment uses will not be undermined. 7.5 To overcome this policy conflict, the Applicant has submitted robust evidence and justification to address criteria within these policies, including market trends in the office space and economic benefits assessment in line with paragraph 6.1.7 of The London Plan (2021). The existing space has been marketed since 2020 and has been unsuccessful as the existing condition is not fit for purpose due to the building layout being difficult to reconfigure to suit multiple occupancies and an EPC rating of G. The Applicant has submitted evidence regarding various office spaces available within Stockley Park and vacancy rates. FurthermoreEmployment Land Review (2023) supports alternative (non-office) uses within Stockley Business Park that benefit the park's overall viability and vitality. Whilst the site is in a Locally Significant Employment Location, it does not currently offer any employment opportunities since Canon terminated their tenancy. The proposed healthcare use would typically have 145 full-time equivalent (FTE) staff members on-site at any given time, returning employment to the underutilised building. 7.6 In accordance with Policy S2 of The London Plan (2021), the proposal would support the provision of high-quality new healthcare facilities. Considering Part C of Policy S2, whilst the site has a low PTAL rating, the facility would be easily accessible via -additional bike share docking station and bicycles would be secured through this permission (secured by the S106 legal agreement), contributing towards sustainable transport access. Furthermore, local convenience facilities, including food and beverages, can be accessed within a 15-minute walk of the site. Moreover, it is noted that given the intended rehabilitation nature of the facility, in-patients will likely arrive via private means (ambulance), which is catered for via service bays. The proposal thus complies with Policy S2 of The London Plan (2021) and is acceptable. 7.7 healthcare use within the vacant building. 7.8 The GLA has also raised no objection to the loss of office space and deems the proposed post-revitalisation of the site by virtue of the proposal change in land use from office to post-operative care facility does not raise strategic concern. The applicant has overcome London Plan policy conflicts related to the loss of office in Stockley Park, and it is a logical site for the intended end use and is easily accessible. 7.9 The proposal complies with Policy S2 of The London Plan (2021). Considering the robust supporting justification for the proposed change of use, the Applicant has appropriately addressed Policies SD1 and E1 of The London Plan (2021), Policy E2 Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press ), and Policy DME 3 of Local Plan Part 2 (2020), and in this instance, the principle is accepted. Heritage 7.10 The National Planning Policy Framework (2023) states that when considering the impact of the proposal on the significance of a heritage asset, great weight should be given to the asset's conservation, and the more important the asset, the greater the weight should be. 7.11 Policy HC1 of The London Plan (2021) states that proposals affecting heritage assets, and their settings should conserve their significance, avoid harm, and identify enhancement opportunities. 7.12 Policy HE1 of the Hillingdon Local Plan Part 1 (2012) states that the Council will conserve and enhance Hillingdon's distinct and varied environment, settings, and the broader historic landscape. 7.13 Policy DMHB 1 of the Hillingdon Local Plan Part 2 (2020) states that the Council will expect development proposals to avoid harm to the historic environment. 7.14 The site is within Stockley Park: Business Park Phases I and II, and country park and golf course, a designated Grade II Listed Park and Garden. 7.15 The Applicant submitted a Heritage Statement. The proposal would incorporate modest changes to the external appearance of the building, which would not impact the Listed Park and Garden. The proposal to remove hardstanding car parking and replace it with a landscaped garden would enhance the Listed Park and Garden. No harm is identified to heritage assets. 7.16 The Gardens Trust was consulted, and their conservation officer raised no concerns or objections. Likewise, the GLA has raised no heritage concerns. 7.17 The proposal complies with the National Planning Policy Framework (2023) and Policy HC1 of The London Plan (2021), Policy HE1 of the Hillingdon Local Plan Part 1 (2012), and Policy DMHB 1 of the Hillingdon Local Plan Part 2 (2020). Impact on Character and Appearance 7.18 Policy BE1 of the Hillingdon Local Plan Part 1 (2012) seeks a quality of design in all new development that enhances and contributes to the area in terms of form, scale, and materials; is appropriate to the identity and context of the townscape; and would improve the quality of the public realm and respect local character. 7.19 Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020) states that new development will be required to be designed to the highest standards and incorporate principles of good design. Policy DMHB 12 states that development should be well integrated with the surrounding area. Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 7.20 No additional floor space is proposed, and the building would retain its elevations, form, and appearance. The replacement of a relatively large expanse of car parking with landscaping would enhance the quality of the public realm and respect local character. The Council's Urban Design Officer has been consulted, and they are supportive of the proposed development. 7.21 The proposal complies with Policy BE1 of the Hillingdon Local Plan Part 1 (2012) and Policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan Part 2 (2020). Pedestrian Safety, Cycle and Car Parking, and Traffic Impact 7.22 Paragraph 115 of the NPPF (2023) states that development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety or the residual cumulative impacts on the road network would be severe. 7.23 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 where people choose to cycle. Policy T6 states that car parking should be restricted in line with levels of existing and future public transport accessibility and connectivity. Appropriate disabled persons parking for Blue Badge holders should be provided, and where car parking is provided in new developments, provision should be made for infrastructure for electric or other Ultra-Low Emission vehicles. Policy T7 states that development proposals should facilitate safe, clean, and efficient deliveries and servicing. Provision of adequate space for servicing, storage, and deliveries should be made off-street, with on-street loading bays only used where this is not possible. 7.24 Policies DMT 1 and DMT 2 of Hillingdon Council's Local Plan Part 2 (2020) 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. 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. 7.25 The site has a Public Transport Access Level (PTAL) of 2, on a scale of 0 to 6b, where 6b is the highest. 7.26 The Council's highways team has reviewed the proposal and raised no concerns or objections subject to conditions regarding a Travel Plan, Construction Logistics Plan, Service and Delivery Plan, Parking Design and Management Plan, and cycle parking, and a Section 106 obligation of £126,720 to contribute towards highways and public realm improvements and the installation of a bike hire docking station with bicycles. 7.27 The proposal includes a significant reduction in on-site car parking provision by 100 spaces, from 350 to 250, removing hardstanding to increase on-site tree planting Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press and soft landscaping. This substantial car parking reduction will assist in encouraging sustainable and active travel to and from Stockley Park, whilst retaining appropriate carparking provision for the proposed use. The considerable reduction of car parkiTeam. 7.28 The existing car parking spaces would be upgraded to include active and passive vehicle charging infrastructure, which is secured through conditions. 7.29 There is a proposed provision of 46 on-site cycle parking spaces, which exceeds The London condition. 7.30 Sixteen car parking spaces shall be designated for disabled person parking only, with a further ten car parking spaces to be enlarged parking bays capable of accommodating disabled person parking. 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 and retained. 7.31 A condition is attached to secure the submission and approval of an appropriate Delivery and Servicing Plan to ensure compliance with Policy T7 of The London Plan (2021). 7.32 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 recommended to be secured by a planning condition. 7.34 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 2, DMT 5, and DMT 6 of Hillingdon Council's Local Plan Part 2 (2020). Disabled Persons Access 7.35 Policy D5 of The London Plan (2021) states that development proposals should achieve the highest standards of accessible and inclusive design. Developments should be designed to incorporate safe and dignified emergency evacuation for all building users. In all developments where lifts are installed, at least one lift per core (or more subject to capacity assessments) should be a suitably sized fire evacuation lift suitable to be used to evacuate people who require level access from the building. Policy D12 of The London Plan (2021) states that in the interests of fire safety and to ensure the safety of all building users, all development proposals must achieve the highest standards of fire safety. 7.36 The Council's Accessibility Officer has reviewed the proposed development and raised no objection subject to conditions regarding the provision of appropriate disabled person car parking, accessible changing facilities, and accessible fire evacuation lift. Accordingly, suitable conditions are attached to this planning permission. Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 7.37 Subject to adherence to the attached conditions, the proposal complies with Policies D5 and D12 of The London Plan (2021). Biodiversity Net Gain 7.38 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 ten per cent. This means a development will result in more or better-quality natural habitats than there were before development. 7.39 Policy 15 of the National Planning Policy Framework (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. 7.40 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 biodiversity 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. 7.41 Paragraph 6.28 of Hillingdon Council's Local Plan Part 2 (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. 7.42 The Applicant submitted a Biodiversity Net Gain Assessment (dated February 2024). The assessment identifies a relatively low-quality baseline position due to the ornamental and urban planting with low ecological value. The submitted Ecological Assessment confirms that the site has low to negligible value for protected species. The proposal would create additional onsite habitats that would result in a ten percent BNG. 7.43 The Council's Environmental Specialist (Energy and Biodiversity) has reviewed the scheme and raised no objections subject to a Habitat Management Plan condition and the development adhering to the submitted plans and documents. These are recommended to be secured through Condition 15. 7.44 Subject to the above 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 (2020). Waste Management Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 7.45 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 effectively for residents, management, and collection services. 7.46 Waste management within the building would be through dedicated sluice and disposal hold rooms. Waste and recycling would be collected from these spaces and moved to the external bin store towards the site's northeast corner. The bin store would have a capacity for 15 (1700-litre) waste containers that a closeboard timer structure would enclose. 7.47 The Council's Refuse Recycling Officer was consulted and raised no objections to the proposed change of use. 7.48 The scheme is therefore considered to comply with Policy D6 of The London Plan (2021). Renewable Energy and Sustainability 7.49 Policy SI 2 of the London Plan (2021) states 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. 7.50 Policy DMEI 2 of the Hillingdon Local Plan Part 2 (2020) states that all developments are required to make the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan targets. 7.51 change of use proposal and raised no objections regarding energy and sustainability subject to conditions regarding the Energy Strategy and energy monitoring and a Section 106 carbon dioxide offsetting payment of £359,100. 7.52 The submitted Energy Strategy is acceptable and demonstrates an effective re-use of a building whilst refurbishing it to a high standard of energy savings. 7.53 The proposed development would achieve an approximate minimum 72 per cent reduction in carbon dioxide emissions, following the Energy Hierarchy methodology. The remaining 126 tonnes of carbon dioxide per annum of non-domestic emissions from the development will be offset through a cash-in-lieu contribution of £359,100 secured within the legal agreement. 7.54 A condition is attached to ensure the development is implemented in accordance with the Energy Strategy. 7.55 Subject to condition and legal agreement, the proposal complies with Policy SI 2 of The London Plan (2021) and Policy DMEI 2 of the Hillingdon Local Plan Part 2 (2020). Circular Economy and Whole Life-Cycle Carbon Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 7.56 Policy SI 7 of The London Plan (2021) states that referable applications should promote circular economy outcomes and aim to be net zero-waste. Policy SI 2 states that development proposals referable to the GLA should calculate whole life-cycle carbon emissions through a nationally recognised Whole Life-Cycle Carbon Assessment and demonstrate actions taken to reduce life-cycle carbon emissions. 7.57 The Applicant has submitted a Circular Economy Statement and Whole Life-Cycle Carbon (WLC) Assessment in accordance with the GLA guidance. The GLA has recommended a condition to require the Applicant to submit a post-construction monitoring report to maximise the re-use of materials in the interest of sustainable waste management and to complete the post-Life-Cycle Carbon Assessment template in the interests of sustainable development and to maximise on-site carbon dioxide savings. 7.58 Subject to condition, the proposal complies with Policies SI 7 and Policy SI 2 of The London Plan (2021). Air Quality 7.59 Policy SI 1 of The London Plan (2021) states that development proposals should ensure that where emissions need to be reduced 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. 7.60 Policy DMEI 14 of Hillingdon Council's Local Plan Part 2 (2020) states that development proposals should demonstrate appropriate reductions in emissions to sustain compliance with and contribute towards meeting EU limit values and national air quality objectives for pollutants. The London Borough of Hillingdon requires developments to incorporate air quality positive design measures from the outset and suitable mitigation measures to reduce pollution, especially with impacts in areas where the air quality is already poor (LBH Air Quality Local Action Plan 2019-2024), namely Focus Areas. 7.61 Quality Management Quality Focus Area. 7.62 The Applicant submitted an Air Quality Assessment. The proposed development would be air quality neutral but not air quality positive. The Council's Air Quality Officer has reviewed the proposal and raised no objection subject to conditions regarding a Low Emission Strategy and Delivery Plan, Construction Logistics Plan, and Non-Road Mobile Machinery, and a Section 106 air quality improvements payment of £271,320. Appropriate air quality conditions are attached, and the financial contribution will be included in the legal agreement. 7.63 Subject to conditions and the legal agreement, the proposal complies with Policies SI 1 and D3 of The London Plan (2021) and Policy DMEI 14 of Hillingdon Council's Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press Local Plan Part 2 (2020), and Hillingdon Council's Air Quality Local Action Plan 2019-2024. Noise 7.64 Policy D14 of The London Plan (2021) states that development proposals should reduce, manage, and mitigate noise to improve health and quality of life. 7.65 Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020) states that development proposals should not adversely impact the amenity. 7.66 The Applicant submitted a Noise Impact Assessment. The Council's Noise Pollution Officer has reviewed the submitted details and confirmed they have no objections to the development. 7.67 The proposed development would comply with Policy D14 of The London Plan (2021) and Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). Trees, Landscaping, and Urban Greening Factor 7.68 Policy G5 of The London Plan (2021) states that major development proposals should contribute to the greening of London by including urban greening as a fundamental element of site and building design, and by incorporating measures such as high-quality landscaping (including trees), green roofs, green walls and nature-based sustainable drainage. Policy G5 recommends a target Urban Greening Factor (UGF) score of 0.3 for predominately commercial development. Policy G7 of The London Plan (2021) states development proposals should ensure that, wherever possible, existing trees of value be retained. 7.69 Policy DMHB 14 of Hillingdon Council's Local Plan Part 2 (2020) states that all developments will be expected to retain or enhance existing landscaping, trees, biodiversity, or other natural features of merit. Planning applications for proposals that would affect existing trees will be required to provide an accurate tree survey showing the location, height, spread, and species of trees. Where the tree survey identifies trees of merit, tree root protection areas and an arboricultural method statement will be required to show how the trees will be protected. Where trees are to be removed, proposals for replanting of new trees on-site must be provided or include contributions to offsite provision. 7.70 The Applicant submitted an Urban Greening Factor Assessment, a Tree Survey, and an Arboricultural Impact Assessment and Method Statement. 7.71 The proposed development presents a well-considered approach to integrating green infrastructure and urban greening. Seventy-one trees are proposed to be retained. Six category U trees, two groups of trees, five entire hedges and a section of seven further hedges would be removed to enable the proposed development. proposed trees would increase the species diversity and age range of trees in the local area and contribute toward Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press Delivery of the onsite BNG is secured by condition 15 and 0.3 UGF score is secured by condition 16. Tree planting and protection is secured through adherence with the submitted Arboricultural Impact Assessment and Method Statement and landscape plan (condition 2 and 3). The reduction in hardstanding, increase in soft landscaping, increase in on-site trees, and 0.3 UGF score are acceptable. 7.72 The proposal would comply with Policies G5 and G7 of The London Plan (2021) and Policy DMHB 14 of Hillingdon Council's Local Plan Part 2 (2020). Fire Safety 7.73 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. 7.74 The scheme is non-residential and does not exceed 18 metres in height. The application is supported by a Fire Safety Strategy prepared by Bespoke, a qualified third-party consult. The report outlines that fire service appliances can park within 18 metres of the building's access points and details that the building would be refurbished and upgraded to an improved fire safety standard, including a detection and alarm system, smoke detectors, fire-resistant walls, and an evacuation lift. 7.75 Based on the submitted Planning Fire Safety Strategy, the proposal is considered to comply with Policy D12 of The London Plan (2021) and Fire Safety draft LPG. Digital Connectivity Infrastructure 7.76 Policy SI 6 of The London Plan (2021) states that development proposals should ensure that sufficient ducting space for full fibre connectivity infrastructure is provided to all end users within new developments, unless an affordable alternative 1GB/s-capable connection is made available to all end users. 7.77 The GLA advised that a planning condition should be secured, requiring the submission of detailed plans demonstrating the provision of sufficient ducting space for full fibre connectivity infrastructure. A planning condition has been attached. 7.78 Subject to condition, the proposal would comply with Policy SI 6 of The London Plan (2021). Impact on the Green Belt 7.79 Policy 13 of the National Planning Policy Framework (2023) attaches great importance to Green Belts. Green Belt policy aims to prevent urban sprawl by keeping land open permanently; its essential characteristics are openness and permanence. 7.80 Policy G2 of The London Plan (2021) states that planning authorities should protect the Green Belt from inappropriate development. Development proposals that would Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press harm the Green Belt should be refused except in very special circumstances. The policy further states that openness and permanence are essential characteristics of the Green Belt. 7.81 Paragraph 8.20 of Hillingdon Council's Local Plan Part 1 (2012) states the most crucial attribute of Green Belts is their openness. 7.82 Policy DMEI 4 of Hillingdon Council's Local Plan Part 2 (2020) states inappropriate development in the Green Belt will not be permitted unless there are very special circumstances. 7.83 The proposed development is adjacent to the Green Belt. Given the nature of the proposed development to change the existing building's use, it would not harm the openness or visual amenity of the adjoining Green Belt. 7.84 The proposal would comply with Policy 13 of the National Planning Policy Framework (2023), Policy G2 of The London Plan (2021), Hillingdon Council's Local Plan Part 1 (2012), and Policy DMEI 4 of Hillingdon Council's Local Plan Part 2 (2020). Flooding and Drainage 7.85 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. 7.86 Policy DMEI 10 of the Hillingdon Local Plan Part 2 (2020) states that a SuDs system should drain developments and include appropriate methods to avoid polluting the water environment. 7.87 The site is in Flood Zone 1 the lowest probability of flooding from rivers and the sea. Further to this, the surrounding Stockley Park land is also Flood Zone 1. mapping shows tThe proposed development would not create any additional floor space. 7.88 The Applicant submitted a Flood Risk Assessment (FRA). It identifies that the proposed healthcare use is 'More Vulnerable' and confirms that Flood Zone 1 is an appropriate location for 'More Vulnerable' uses without the need for an Exception Test. The FRA further demonstrates that there is an acceptable level of flood risk to the site if its recommended mitigation strategies are implemented in the scheme and the development does not increase flood risk off site or to the wider area. A condition is attached to ensure the development is carried out in accordance with the submitted FRA. 7.89 The proposed development complies with Policy SI 13 of The London Plan (2021) and DMEI 10 of the Hillingdon Local Plan Part 2 (2020). Planning Obligations Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 7.90 Policy DMCI 7 of the of the Hillingdon Local Plan Part 2 (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 necessary by the proposal. Applications that fail to secure an appropriate Planning Obligation to make the proposal acceptable will be refused. 7.91 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 (2020). 7.92 The obligations sought are as follows: 1. Air Quality Mitigation contribution of £271,320. 2. A Healthy Streets/Active Travel Zone contribution of £105,720. 3. Cycle Hire Contribution of £21,000. 4. A Carbon Offset contribution of £359,100. 5. Energy performance monitoring (be seen). 6. An Employment/ Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD. 7.93 The Council has adopted its own Community Infrastructure Levy (CIL) with a charge of £95 per square metre of gross internal residential floor area. This application is not CIL liable as no residential floorspace would be created and no additional floorspace would be constructed. 7.94 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 not CIL liable as no residential floorspace would be created and no additional floorspace would be constructed. 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 Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 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 residential floor area. This application is not CIL liable as no residential floorspace would be created and no additional floorspace would be constructed. 9 Conclusion / Planning Balance 9.1 The existing office development has been vacant for over three years since August 2021, despite ongoing marketing since 2020. The applicant proposes to change the use of the office (Use Class E) to a post-operative medical care facility (Use Class C2). The proposal seeks to mostly retain and renovate the existing building, with internal reconfiguration, refurbishment of the existing external glazing, and removal of 100 car parking spaces to be replaced by additional tree planting and landscaping. There would typically be 145 full-time equivalent (FTE) staff members on-site at any given time and the proposal would accommodate approximately 100 one-bed patient rooms, examination rooms, MRI, radiology equipment, and hydrotherapy pools within the existing building envelope. Additional Electric Vehicle Charging Points and cycle parking would be installed on the site. 9.2 The provision of a healthcare facility is supported, and in this instance, given the robust submission evidence, the loss of office space is accepted. Council planning officers support the upgrading and reuse of the underutilised site. 9.3 The Council's Planning Policy Team raised no objections or concerns about the proposed change of use. 9.4 The Greater London Authority raised no objections or concerns about the proposed development. 9.5 The proposal would not harm heritage assets. Replacing 100 car parking spaces with extensive landscaping would enhance the Grade II Listed Park and Garden. 9.6 The proposal is considered acceptable. Consequently, the application is recommended for approval subject to a Section 106 legal agreement and the conditions set out in Appendix 1 (below). Hillingdon Planning Committee 05.11.2024 PART 1 Members, Public & Press 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.

Hillingdon Planning Committee 5 November 2024 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Part 2 Application Report Case Officer: Daniel Ambrose 38948/APP/2024/1666 Date Application Valid: 27.06.2024 Statutory / Agreed Determination Deadline: 16.10.2024 Application Type: Full Ward: Yiewsley Applicant: Mr Merrick Knight Site Address: Barr Lodge 1-32, Bond Close Proposal: The replacement of existing windows and doors with new UPVC windows, fire rated windows and timber doors Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 6 of the Planning Scheme of Delegation (the Council is the Applicant) Hillingdon Planning Committee 5 November 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 full planning application proposes the replacement of existing windows and doors with new UPVC windows, fire rated windows and timber doors to number Barr Lodge 1-16. 1.2 Cumulatively, the proposed works 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 character and appearance of the host building or streetscene in which the site is situated. 1.3 The proposal would have no impacts on neighbouring residential amenity and would not adversely affect highway safety, or cause harm in other respects. 1.4 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 property is a two-storey multiple units sheltered housing scheme for retirees built in 1990, located on the western side of Bond Close - a cul-de-sac situated in Yiewsley, just off Royal Lane (refer to figure 1 below). 2.2 The surrounding area is residential. Dwellings within this character area are predominantly of uniform design / appearance and either semi-detached or terraced in form. The application building is finished in render and has a black tiled pitched roof and currently consists of blue timber windows and doors. 2.3 The application property benefits from an expansive site offering the residents ample amenity space. 2.4 The site lies does not lie within any designated areas or have applicable constraints relevant to the application. Hillingdon Planning Committee 5 November 2024 PART 1 Members, Public & Press Figure 1: Location Plan (application site edged red) Figure 2: Street View Image of the Application Property 3 Proposal 3.1 The application seeks permission for the replacement of existing windows and doors with new UPVC windows, fire rated windows and timber doors (proposed plan shown at Figure 3 & 4 below). 3.2 On the submitted plans drawing numbers 6658-ACC-00-XX-DR-A-120 & 6658-ACC-00-XX-DR-A-210, the aluminium curtain wailing at the northern and southern ends of the building will be repainted in anthracite grey, within the centre of the building fire rated windows will be installed and the remaining timber windows will be replaced for UPVC anthracite grey windows. Hillingdon Planning Committee 5 November 2024 PART 1 Members, Public & Press Figure 3: Proposed Floor Plans (please note larger version of plan can be found in the Committee Plan Pack) Figure 4: Proposed Elevations (please note larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee 5 November 2024 PART 1 Members, Public & Press 4 Relevant Planning History A list of the relevant planning history related to the property can be found in Appendix 2. 5 Planning Policy A list of planning policies relevant to the consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 51 neighbouring properties were consulted on 15th of July 2024. A further consultation to notify the existing tenants at Barr Lodge was carried out on 20thAugust. The public consultation period expired 11th October 2024. As noted below there were no responses received. 6.2 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 Hillingdon Planning Committee 5 November 2024 PART 1 Members, Public & Press Representations Summary of Issues Raised Planning Officer Response N/A 1. N/A N/A Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Access Officer No impact on accessibility Noted Highways Officer No highways objections Noted Conservation and Urban Design Officer No significant objections as the performance benefits are clearly outlined in the technical report. Noted 7 Planning Assessment Principle of Development 7.1 The proposal is for replacement and alteration to existing fenestration. The existing use as a sheltered housing scheme for older people is to remain with no change to the use of the building. As such, the principle of development is supported by national, regional and local planning policies, subject to the considerations set out below. Design / Impact on the Character and Appearance of the Area 7.2 Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (November 2012) states that all new developments should achieve a high quality of design in all new buildings and the public realm contributes to community cohesion and a sense of place. 7.3 Policy DMHB 11 of the Local Plan: Part Two - Development Management Policies (2020) advises that all development will be required to be designed to the higheststandards and incorporate principles of good design. It should take into account 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. Hillingdon Planning Committee 5 November 2024 PART 1 Members, Public & Press 7.4 Policy DMHB 12 advises that development should be well integrated with the surrounding area. It should ensure public realm design takes account of the established townscape character and quality of the surrounding area. 7.5 The application proposes replacing windows and doors and the repainting of window panels, fascia, gutters and downpipes. No extensions are proposed to thebuilding; therefore, it is not considered that the proposal would have a detrimental impact on the character and appearance of the building or the surrounding area. The proposed new windows and doors will be painted in Anthracite Grey and of UPvc material which will be a departure from the current wooden windows painted in blue. The new subtle choice of colour be more in keeping with the wider areaas surrounding properties are majority white UPvc, whilst not grey, it is of the same colour palette being greyscale. 7.6 For these reasons the proposal is considered to have an acceptable impact on the character and appearance of the area and host dwelling. The proposal is considered to meet the overarching aims of Policies DMHD1, DMHB 11 and DMHB 12 of the Hillingdon Local Plan Part Two (2020). Residential Amenity 7.7 Policy BE1 of the Hillingdon Local Plan: Part 1 - Strategic Policies (2012) states that all new development should seek to protect the amenity of surrounding land and buildings, particularly residential properties. 7.8 Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that development proposals should not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 7.9 Given the nature of the proposal and the separation from residential properties, it is considered that the proposal would not adversely affect the amenities of neighbouring occupiers, in accordance with Policy BE1 of the Hillingdon Local Plan: Part One Strategic (2012) and Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Highways and Parking 7.10 The parking provision and traffic generation would remain unaffected by the proposal, in accordance with Policy DMT 6 of the Hillingdon Local Plan Part 2: Development Management Policies (2020). Furthermore, the Highways Officer has no objections to the proposal. 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 Hillingdon Planning Committee 5 November 2024 PART 1 Members, Public & Press 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 The proposed development is not CIL liable. 9 Conclusion / Planning Balance Overall, the application proposals are minor in scale and will not detract from the character or setting of the immediate area surrounding the site. The proposal would not result in harm upon neighbour amenity or the local highway network. The development would see upgrades to the building and units within which should allow for its continued use into the future while also offering a better thermal energy performance. For these reasons and those set out in the body of this report, the application is recommended for approval. 10 Background Papers Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk.

Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Part 2 Application Report Case Officer: Emilie Bateman 78960/APP/2024/2107 Date Application Valid: 05.08.24 Statutory / Agreed Determination Deadline: 08.11.24 Application Type: Full Ward: Ickenham & South Harefield Applicant: Hillingdon Council Site Address: 59 Boniface Road Proposal: Conversion of existing refuse storage area to provide disabled access to 1st Floor Flat with amendments to fenestration and provision of bin stores. Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 6 of the Planning Scheme of Delegation (the Council is the Applicant) Hillingdon Planning Committee 5th November 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 The application site is located on Boniface Road and forms part of The Buntings sheltered housing scheme. 1.2 The scheme proposes the relocation of the front door to flat No.59 to the front elevation, which currently serves as a refuse storage area. The purpose of this alteration is to provide disabled access and facilitate the implementation of a stair lift. The stairlift and revised access arrangements is essential for a current resident with a disability. Due to the nature of the disability, the Therapy Team have recommended a curve track stairlift which requires more space for manoeuvring. The current landing requires adaptation to facilitate this stairlift and as such, sufficient justification has been provided for the minor alteration to the front elevation. 1.3 The existing front door would be replaced with UPVc solid panels to provide privacy. The new proposed entrance would be fitted with a low threshold allowing access for wheelchair users. Two replacement refuse storage shelters would be provided on the hard standing either side of the entrance. 1.4 The Conservation, Access and Highways Teams have raised no objections. In addition, there are no neighbouring amenity concerns. 1.5 The proposal would not cause harm to the character and appearance of the host dwelling, the surrounding area and would preserve the heritage values of theIckenham Village Conservation Area. Furthermore, it would provide essential access to the existing resident, thereby ensuring compliance with accessibility regulations. 1.6 It is concluded 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 is located on Boniface Road and forms part of The Buntings sheltered housing scheme, which consists of 36 one-bedroom flats, each with lounge, kitchen and bathroom. The flats are set within two-storey terraces, with Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press maisonette style flats inside. Each pair of dwellings benefit from a large enclosedbin storage area next to the entrance way. 2.2 The area to the front is a mix of soft and hard surfacing and parking. To the rear is a communal garden. Number 57 Boniface Road shares the access entrance with the application site and shares the bin storage. Numbers 53 and 55 are located to the north of the site and forms part of the adjoining property. Numbers 61 and 63 are located to the south of the site and forms part of the adjoining property. 2.3 The application site is designated within Ickenham Village Conservation Area. The site also has a Tree Preservation Order. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Figure 2: Street View Image of the Application Property Figure 3: Street View Image of the Application Property 3 Proposal 3.1 The application proposes the conversion of the existing refuse storage area to provide disabled access to the first floor flat. This involves amendments to the fenestration with the inclusion of a new door on the front elevation to serve the upper floor flat. The scheme also includes the provision of two bin stores which would replace the current bin storage. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 3.2 Revisions were sought to revise the location plan to include the provision of the replacement bin storage. Figure 4: Proposed Elevations (please note larger version of plan can be found in the Committee Plan Pack) Figure 5: Proposed Floorplan (please note larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 4 Relevant Planning History 4.1 No relevant planning history. 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 Five neighbouring properties and the Ickenham Residents Association were consulted on 19th August 2024. A site and press notice were displayed on 30th of August 2024. 6.2 A re-consultation took place following the receipt of a revised Location Plan which includes the proposed bin stores within the red line boundary. The neighbours were reconsulted for 21 days and a new site and press notice were issued,expiring on 30th of October 2024. 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 1 individual letter of objection has been received. Concerns regarding loss of refuse storage and impact on pest control. The proposal includes the reprovision of two refuse storage areas which would be enclosed to minimise vermin. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Access Officer No objection is raised from an accessibility standpoint. It is noted that the applicant does not require wheelchair access. The amendments will Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press It is noted that the door swing would restrict access for a wheelchair. provide additional floorspace to facilitate the installation of an incline chairlift. Conservation Officer This is a modern house within a modern development. We would not object. Noted. Highways Officer There is no objection to the proposal. Noted. 7 Planning Assessment Principle of Development 7.1 The principle of altering or adapting the property is acceptable in principle, subject to compliance with other relevant polices. Design / Impact on the Character and Appearance of the Area and Heritage 7.2 Policy HC1 part C of the London Plan states that: 'Development proposals affecting heritage assets, and their settings, should conserve their significance, by being sympathetic to the assets' significance and appreciation within their surroundings. The cumulative impacts of incremental change from development on heritage assets and their settings should also be actively managed. Development proposals should avoid harm and identify enhancement opportunities by integrating heritage considerations early in the design process'. 7.3 Policy HE1 of the Hillingdon Local Plan: Part One Strategic Policies (2012) seeks to conserve and enhance Hillingdon's distinct and varied environment, its settings and the wider historic landscape, which includes: Locally recognised historic features, such as Areas of Special Local Character and Locally Listed Buildings. Policy DMHB 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that the Council will expect development proposals to avoid harm to the historic environment. 7.4 Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that new development will be required to be designed to the highest standards and incorporate principles of good design.Policy DMHB 12 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that development should be well integrated with the surrounding area. 7.5 In terms of Conservation Areas, policy DMHB 4 states that new development, including alterations and extensions to existing buildings, within a Conservation Area or on its fringes, will be expected to preserve or enhance the character or Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press appearance of the area. It should sustain and enhance its significance and make a positive contribution to local character and distinctiveness. In order to achieve this, the Council will: A) Require proposals for new development, including any signage or advertisement, to be of a high quality contextual design. Proposals should exploit opportunities to restore any lost features and/or introduce new ones that would enhance the character and appearance of the Conservation Area. B) Resist the loss of buildings, historic street patterns, important views, landscape and open spaces or other features that make a positive contribution to the character or appearance of the Conservation Area; any such loss will need to be supported with a robust justification. C) Proposals will be required to support the implementation of improvement actions set out in relevant Conservation Area Appraisals and Management Plans. 7.6 The application proposes the relocation of the entrance door to flat No.59 to the front elevation, which currently serves as a refuse storage area. The existing front door would be replaced with UPVc solid panels to provide privacy. Two replacement refuse storage units would also be provided on the hard standing either side of the entrance. 7.7 Sufficient justification has been provided by the applicant for the proposed alteration to the front elevation. The proposal seeks to provide an existing tenant with appropriate accessible arrangements to their upper floor flat. The Occupational Therapy Team have provided supporting information on the need for a stair lift to serve the existing tenant. 7.8 To accommodate and install the recommended stair lift, further internal landing room is required at ground floor to serve the upper floor flat. To achieve this landing space, a panel would be installed between the existing external lobby. The existing refuse storage area would be incorporated as a new hallway serving the upper floor flat. This would create sufficient internal space for the installation of the recommended stair lift without compromising the entrance arrangement to No.57 Boniface Road. 7.9 It should be noted that from a design perspective, the elevations give the appearance of two front doors on the elevation. However, the front door for flat No.57 is set back 4m from the façade within the external lobby area. This lobby and entrance would continue to serve the neighbouring ground floor resident. As both entrances maintain a sufficient visual separation, it would ensure that the proposed alteration would not cause harm to the architectural composition of the building or harm the wider conservation area. The visual separation ensures that the new door would retain a sympathetic appearance. 7.10 The modification to the façade would not look overly different to a modern terrace with a singular main entrance on the front elevation. In addition, No.59 Boniface Road is set at the end of the close and only glimpsed views can be seen from adjacent roads and the wider street scene. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 7.11 The Conservation Officer has raised no objection, given that The Buntings sheltered housing development is modern. The inclusion of bin storage arrangements to the side of the entrance are also considered acceptable. These would ensure that a bin storage space remains available to both properties without compromising the overall design to the front. The bin storage structure would be modest in overall height (approximately 0.9m) and would be finished in an ornate design that retains a sympathetic appearance along the front of the site. It is also noted that the properties within the estate have adopted the areas to the front and sides with furniture and flowerpots which add to the character. The location of these additional structures would therefore not appear out of character with the existing arrangement along the street. 7.12 Section 72 of the Planning (Listed Buildings and Conservation Act 1990 requires Local Planning Authorities to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas. It is considered that the proposal would not cause harm to the character and appearance of the host dwelling, the surrounding area and Ickenham Village Conservation Area. The proposal would therefore accord with Policies BE1 and HE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012), Policies DMHB 4, DMHB 11, DMHB 12 and DMHD 1 of the Hillingdon Local Plan: Part Two- Development Management Policies (2020), Policy HC1 of the London Plan and National Planning Policy Framework (2023). Residential Amenity 7.13 Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that planning applications relating to alterations and extensions of dwellings will be required to ensure, amongst other matters, that: ii) a satisfactory relationship with adjacent dwellings is achieved; and v) there is no unacceptable loss of outlook to neighbouring occupiers. Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) seeks to ensure that development proposals do not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 7.14 Number 57 Boniface Road shares the access entrance with the application site and shares the existing bin storage area. Numbers 53 and 55 are located to the north of the site and forms part of the adjoining property. Numbers 61 and 63 Boniface Road are located to the south of the site and forms part of the adjoining property. 7.15 The relocation of the front door itself would not give rise to any amenity issues. The proposed reprovision of two storage bins would be sited either side of the entrance. The location of the bin storage has been placed to ensure it would notbe blocking any windows to adjoining properties or accessibility. 7.16 It is noted that concerns have been raised from the representation received regarding potential impact on pest control on the wider street. The refuse would continue to be stored in a secure location. It is envisaged that its location wouldnot give rise to an increase in vermin given it would remain securely stored. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 7.17 Therefore, given the proposal and site context, it is considered it would not unduly impact the residential amenity of the adjoining properties, in terms of daylight/sunlight, outlook and overbearing effect, in accordance with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Highways and Parking 7.18 The proposal would remain in accordance with Policy DMT 6 of the Hillingdon Local Plan Part 2: Development Management Policies (2020). There would be no changes to existing street parking arrangements or highway safety concerns. In addition, Highways Officer has raised no objections. Trees and Landscaping 7.19 There are no trees located within the site boundary. The reprovision of bin stores would be sited on existing hard standing. Air Quality 7.20 The application site is located within Hillingdon Air Quality Management Area. Given the scale and nature of the proposal, it would not impact upon this. Drainage 7.21 The reprovision of the bin storage would be sited on existing hardstanding and would not impact upon the drainage onsite. 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. Rather the proposed adaptations would improve accessibility to the flat. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Local Finance Considerations and CIL 8.3 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 decision should be taken. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1 (below). 10 Background Papers Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk.

Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Application Report Case Officer: Becky Smith 17709/APP/2024/1802 Date Application Valid: 05.07.2024 Statutory / Agreed Determination Deadline: 08.11.2024 Application Type: Full Ward: Harefield Village Applicant: Hillingdon Council Capital Programme Works Service Site Address: The Harefield Academy, Northwood Way, Harefield Proposal: Erection of a substation Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 6 of the Planning Scheme of Delegation (the Council is the Applicant) Hillingdon Planning Committee 5th November 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 The site forms part of the Harefield Academy, a secondary school and sixth form, located in Harefield. More specifically, the site comprises an area of existing soft landscaping to the south easterly boundary, adjacent to Northwood Way. Construction is currently in progress at the site for the demolition of the existing Lord Adonis House and the erection of a new academic building (Use Class F1). 1.2 This application proposes the installation of a substation. The substation would be sited to the southeast of the existing school building adjacent to the highway of Northwood Road. Following the approval of the previous planning application for the demolition of the existing Lord Adonis House and erection of new academic building, it has been confirmed by UK Power Networks that there is insufficient ting electricity infrastructure to serve the proposed school without risking continuous supply to other properties in the area. 1.3 Whilst the proposed substation would represent inappropriate development within the Green Belt, it has been established that very special circumstances exist meaning that the public benefit of the proposed substation outweighs the harm to the Green Belt by reason of inappropriateness. It is also considered that there would be no significant harm to the character or appearance of the street scene, no significant harm to residential amenity of neighbouring occupiers and no additional impact to the nearby trees which are located along the site boundary. 1.4 During the course of the application, no neighbouring objections or comments were received following public consultation including a site and press notice. No objections were received from any internal consultees. 1.5 Given the proposal would represent very special circumstances for inappropriate development within the Green Belt, and there are no other concerns in terms of design, residential amenity or trees, the main body of the report demonstrates that the proposed development complies with the objectives of the relevant policies set out in the Hillingdon Local Plan: Part 1 Strategic Policies (2012), Part 2 - Development Management Policies (2020), the London Plan (2021) and the NPPF (2023). 1.6 The planning application is therefore recommended for approval, subject to the conditions set out in Appendix 1. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 2 The Site and Locality 2.1 The site forms part of the Harefield Academy, a secondary school and sixth form, located in Harefield. More specifically, the site comprises an area of existing soft landscaping to the south easterly boundary, adjacent to Northwood Road. Construction is currently in progress at the site for the demolition of the existing Lord Adonis House and the erection of a new academic building (Use Class F1). 2.2 Notably, the site forms part of designated Green Belt land. The site is subject to some surface water flooding. Transport for London's WebCAT planning tool also indicates that the site has a poor Public Transport Accessibility Level (PTAL) of 1a. Figure 1: Location Plan (application site edged red and wider site ownership edged in blue) Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Figure 2: Photographs of the Application Site (Photo from street scene showed on top and photo from inside the site shown on bottom) Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 3 Proposal 3.1 The application proposes the installation of a substation. The proposed substation would have a width of 2.80m, a depth of 3.00m and a height of 2.30m. The substation would be sited on a concrete base which would have a width of 3.00m and a depth of 3.00m. There would also be an area of hardstanding for access which would have a width of 3.00m and a depth of 3.00m. The substation would benefit from double doors to the front elevation and be green in appearance with stainless steel hinges. The substation would be sited to the southeast of the existing school building adjacent to the highway of Northwood Road. Figure 3: Proposed Site Plan (please note larger version of plan can be found in the Committee Plan Pack) Figure 4: Proposed Elevation Extract (please note a larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 4 Relevant Planning History 4.1 17709/APP/2023/2673 Planning permission was approved in February 2024 for the demolition of former residential school and erection of academic building (Use Class F1) and ancillary structures including heat pump and substation enclosures, construction of a multi-use games area, revised vehicular access, landscaping, car and cycle parking and associated works. 4.2 A full list of the relevant planning history related to the property can be found in Appendix 2. 5 Planning Policy 5.1 A list of planning policies relevant to the consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 20 neighbouring properties were consulted by letter dated 15th July 2024. The consultation period ended on 5th August 2024 and no neighbouring representations were received during the consultation period. 6.2 A site notice was displayed on 25th September 2024 and expired on 17th October 2024. A press notice was advertised on 2nd October 2024 and expired on 23rd October 2024. No representations were received. 6.3 Internal consultee responses received are summarised in Table 1 (below). Full copies of the responses have also separately been made available to Members. 6.4 Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Access Officer No objection to the proposal. Policy Officer No objection to the proposal. Noted. Noted. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 7 Planning Assessment Principle of development Impact on the Green Belt 7.1 The National Planning Policy Framework (NPPF) (2023) attaches great importance to the Green Belt. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. The essential characteristics of Green Belts are their openness and their permanence. 7.2 Paragraph 152 of the NPPF (2023) states that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. 7.3 Paragraph 153 of the NPPF (2023) states that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. 'Very special circumstances' will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations. 7.4 Paragraph 154 of the NPPF (2023) states that a local planning authority should regard the construction of new buildings as inappropriate in the Green Belt and sets out a number of exceptions. This is supported by Policy G2 of the London Plan (2021). 7.5 In terms of local policy, the Hillingdon Local Plan: Part 1 (2012) gives strong protection to Green Belt land. Policy EM2 states that the Council will seek to maintain the current extent of the Green Belt and any proposals for development in the Green Belt and Metropolitan Open Land will be assessed against national and London Plan policies, including the very special circumstances test. 7.6 Policy DMEI 4 of the Hillingdon Local Plan: Part 2 Development Management Policies (2020) states that inappropriate development in the Green Belt and Metropolitan Open Land will not be permitted unless there are very special circumstances. 7.7 The proposed substation would be sited on land within the site which has not been previously developed, as it is currently an area of soft landscaping to the east of the existing building. The substation would not constitute any of the exceptions set out within Policy DMEI 4 of the Hillingdon Local Plan and Paragraph 154 of the NPPF (2023). The proposal is therefore considered inappropriate development. 7.8 Given that it is not considered that any of the exceptions to inappropriate development in the Green Belt outlined in the NPPF have been met, 'very special circumstances' (VSC) must be demonstrated. As stated in Paragraph 153 of the NPPF (2023), very special circumstances will not exist unless the potential harm Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations. 7.9 In this instance, the substation would be limited in scale and would not be visible from the street scene or wider area given the screening of the existing trees to be retained. The development would not significantly impact on the openness of the Green Belt and would fit within the school setting. It is considered that the electricity transferred by the proposed substation is necessary for the use of the school (Harefield Academy) and therefore the resulting public benefit from the substation would outweigh any harm created by this inappropriate development within the Green Belt. 7.10 Overall, it is important to stress again that significant weight is attached to harm to the Green Belt however in this instance, it is considered that very special circumstances exist, meaning that the public benefit of the proposed substation outweighs the harm to the Green Belt by reason of inappropriateness. The proposal is therefore considered to accord with Policy EM2 of the Hillingdon Local Plan: Part 1 (2012), Policy DMEI 4 of the Hillingdon Local Plan: Part 2 (2020), Policy G2 of the London Plan (2021) and Chapter 13 of the National Planning Policy Framework (2023). Design Impact on the Character and Appearance of the Area 7.11 Policy BE1 of the Hillingdon Local Plan: Part 1 - Strategic Policies (2012) states that all new developments should achieve a high quality of design in all new buildings and the public realm contributes to community cohesion and a sense of place. 7.12 Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that all development will be required to be designed to the highest standards and incorporate principles of good design. 7.13 Policy DMHB 12 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that development should be well integrated with the surrounding area. 7.14 Policies D1, D3 and D4 of the London Plan (2021) require development proposals to be of a high quality and to enhance the local context, delivering buildings and spaces that positively respond to local distinctiveness. 7.15 The application seeks planning permission for the erection of a substation within the grounds of the existing school. It is noted that during the course of the application, amendments were sought to reduce the size of the substation and surrounding hardstanding in order to retain two existing trees and reduce the impacts on biodiversity. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press 7.16 The revised plans confirm that the proposed substation would have a width of 2.80m, a depth of 3.00m and a height of 2.30m. The substation would be sited on a concrete base which would have a width of 3.00m and a depth of 3.00m. There would also be an area of hardstanding for access which would have a width of 3.00m and a depth of 3.00m. The substation would benefit from double doors to the front elevation and be green in appearance with stainless steel hinges. The substation would be sited to the southeast of the existing school building adjacent to the highway of Northwood Road. 7.17 It is considered that the proposed size, scale and bulk of the proposed substation would be acceptable in design terms and the substation would be screened from visibility along Northwood Road by several existing trees which are to be retained. Trees will be discussed in more detail later in this report and Condition 3 attached to this recommendation for approval would ensure the retention of the trees. Therefore, it is considered that the proposed substation would not result in any harm to the character or appearance of the application site or wider street scene, in accordance with Policy DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Security 7.18 Policy DMHB 15 of the Hillingdon 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 Design principles. This is supported by Policy D11 of the London Plan (2021). 7.19 The erection of the substation would not impact the security of the site and therefore would be in accordance with Policy DMHB 15 of the Hillingdon Local Plan: Part 2 Development Management Policies (2020). Residential Amenity Impact on Neighbours 7.20 Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that development proposals should not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 7.21 The proposed substation would be sited within the setting of the existing school, would be screened from the neighbouring properties across the highway by existing trees and would be sited at least 21 meters from the nearest dwelling. It is therefore considered that the proposed substation would not result in any harm to the amenity of the neighbouring properties in terms of access to daylight, sunlight, outlook or overbearing effect. Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Transport Highways and Parking 7.22 Policies T4, T6 and T6.2 of the London Plan (2021) and policies DMT 1 and DMT 2 of the Hillingdon Local Plan: Part 2 Development Management Policies (2020) are all directly relevant to the proposed development. In summary, these policies seek to deliver development which is sustainable in transport terms and safeguards highway and pedestrian safety. These aims are also supported by the NPPF (2023) at chapter 9, including paragraph 115 of the NPPF (2020) which states that development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe. 7.23 The erection of the substation, which would be sited on an existing soft landscaped area of the site would not be have any harmful impact on highways or pedestrian safety or have any impacts on the road network. The proposal would therefore be in accordance with Policies DMT 1 and DMT 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Environmental Issues Noise 7.24 Policy D14 of the London Plan (2021) states that development should reduce, manage and mitigate noise to improve health and quality of life. This can be done by separating noise generating uses from noise sensitive uses. Mitigation can also be secured through screening, layout, orientation, uses and materials. This is supported by Policy EM8 of the Hillingdon Local Plan: Part 1 (2012). 7.25 It is not considered that the proposed development would lead to a significant increase in noise generated from the site. The development would accord with Policy EM8 of the Hillingdon Local Plan: Part 1 Strategic Policies (2012) and Policy D14 of the London Plan (2021). Air Quality 7.26 Policies SI 1 of the London Plan (2021), EM8 of the Hillingdon Local Plan: Part 1 (2012) and DMEI 14 of the Hillingdon Local Plan: Part 2 (2020) relate to air quality considerations. These policies can be read in full in the Committee Report Part 3 - Policy Appendix. In summary, these seek to safeguard and improve air quality to protect existing and new sensitive receptors. These aims are also supported by the NPPF (2023) at chapter 15. 7.27 The application site is not located within an Air Quality Focus Area or Air Quality Management Area. As the proposed substation is required for the transfer of electricity only, it is not considered that it would have any negative impact on air quality. The development would accord with Policy EM8 of the Hillingdon Local Plan: Part 1 Strategic Policies (2012), Policy DMEI 14 of the Hillingdon Local Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press Plan: Part 2 Development Management Policies (202) and Policy D14 of the London Plan (2021). Trees and Landscaping 7.28 Policy DMHB 14 of the Hillingdon Local Plan: Part 2 Development Management Policies (2020) requires that all development retains or enhances existing landscaping, trees, and biodiversity. 7.29 The application site does not lie within an area subject to a Tree Preservation Order. However the site forms part of designated Green Belt land. Some trees lie in proximity to the proposed substation (referred to as T013 and T014 within the Arboricultural Report). However following amendments to the proposal, the proposed substation and surrounds would lie outside of the root protection area for these trees and they would be retained. The retention of these trees would help mitigate the effects of the proposal on the character and appearance of the street scene and the impacts on the openness of the Green Belt. 7.30 In addition, to ensure these trees are retained in accordance with the approved plans and the Arboricultural Report, Condition 3 is proposed to be secured. Biodiversity 7.31 The Environment Act 2021 has established that all planning permissions granted in England have to deliver at least 10% BNG from January 2024. Exemptions to this include a development that does not impact a priority habitat and impacts less than 25 square metres (5m by 5m) of on-site habitat or 5 metres of on-site linear habitats such as hedgerows. 7.32 Following amendments to the scheme, the revised plans confirm that the proposed substation including associated hardstanding, would cover a total area of 18 square meters, which is below the threshold of 25 square meters. This means that the proposal is exempt from the requirements to evidence a biodiversity net gain of 10%. Flooding and Drainage 7.33 Policy SI12 and SI13 of the London Plan (2021) require, in summary, that flood risk is minimised and mitigated and that surface water run-off is managed close to source. 7.34 Policy DMEI 9 and Policy DMEI 10 of the Hillingdon Local Plan: Part 2 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. 7.35 As previously mentioned, the application site is not located within a Surface Water Flood Zone or Critical Drainage Area. The application site is in Flood Zone 1 where Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press there is a low probability of risk of flooding from rivers or seas. As such, all forms of development are acceptable in this location, in terms of fluvial flood risk. Sustainability 7.36 Not applicable to the consideration of the application. 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. 9 Conclusion / Planning Balance 9.1 The main body of the report demonstrates that the proposed development complies with the objectives of the relevant policies set out in the Hillingdon Local Plan: Part 1 Strategic Policies (2012), Part 2 - Development Management Policies (2020), the London Plan (2021) and the NPPF (2023). It is therefore concluded, taking all matters into account, that planning permission should be granted subject to conditions. 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 Hillingdon Planning Committee 5th November 2024 PART 1 Members, Public & Press electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk.