Planning

Minutes HILLINGDON PLANNING COMMITTEE 5 November 2024 Meeting held at Committee Room 5 - Civic Centre Committee Members Present: Councillors Henry Higgins (Chair), Adam Bennett (Vice -Chair), Roy Chamdal, Elizabeth Garelick, Gursharan Mand, Jagjit Singh and Shehryar Ahmad-Wallana LBH Officers Present: Natalie Fairclough– Legal Advisor Jimmy Walsh – Legal Advisor Anisha Teji – Democratic Services Ed Laughton – Area Planning Service Manager (C&S) Katie Crosbie – Area Planning Service Manager (North) Eoin Concannon – Planning Team Leader Alan Tilly – Transport & Aviation Team Manager Alan Corcoran – Deputy Planning Team Leader 43. APOLOGIES FOR ABSENCE (Agenda Item 1) Apologies for absence were received from Councillor Keith Burrows with Councillor Ahmad – Wallana substituting. 44. DECLARATIONS OF INTEREST IN MATTERS COMING BEFORE THIS MEETING (Agenda Item 2) None. 45. TO RECEIVE THE MINUTES OF THE PREVIOUS MEETING (Agenda Item 3) RESOLVED: That the minutes from the meeting on 2 October 2024 be approved. 46. MATTERS THAT HAVE BEEN NOTIFIED IN ADVANCE OR URGENT (Agenda Item 4) None. 47. TO CONFIRM THAT THE ITEMS OF BUSINESS MARKED PART I WILL BE CONSIDERED IN PUBLIC AND THE ITEMS MARKED PART II WILL BE CONSIDERED IN PRIVATE (Agenda Item 5) It was confirmed that all items would be heard in Part I. 48. 140 LINDEN AVENUE - 78323/APP/2024/968 (Agenda Item 6) Erection of 2no. semi -detached dwellings including habitab le accommodation within the roof space and one basement with associated parking and amenity space, following the demolition of existing bungalow. 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. The objection outlined concerns relating to privacy , light, drainage, road conditions, t he character of the neighbourhood, overshadowing and rooflines and the basement construction. In terms of privacy and drainage concerns, it was submitted that the proposed loft dormers would compromise the privacy of neighbouring properties, and the application lacked a comprehensive drainage plan, risking exacerbation of existing flooding issues. The construction could damage the sand and pebble private road maintained by residents. Due to the road's narrow width, large construction vehicles would likely e ncroach on residents' driveways, impeding access to their homes. Additionally, as there was no footpath, residents currently used the road for pedestrian access, which raised safety concerns during construction. It was noted that the proposed development o f semi-detached houses disrupted the uniformity of the area, leading to overdevelopment. The objection also highlighted the absence of a geo - technical survey, questionable biodiversity metrics and the need for several additional documents and plans to be reviewed before approval. It was noted that a number of documents were requested for the development at another residential property on the road and the same process should be applied to the development in question to safeguard community interests. The a gent for the development addressed the Committee and noted that this application had officer support. Members heard that the development at 138 Linden Avenue involved demolishing the existing structure and replacing it with two new houses. One of these hou ses was intended to be the applicant’s permanent home. Initial plans included two detached houses, but due to the presence of mature trees and their root protection areas, the design was revised to two semi-detached properties with basements away from the trees. It was noted that several revisions had been made to address objections, including reducing the size of extensions and ensuring the design aligned with the surrounding properties. The tree officer's concerns were addressed by reducing the width of t he eastern property and maintaining drainage in the same position at the existing bungalow. The foundation would also use a contiguous pile system to avoid impacting neighbouring properties. Although Members empathised with the concerns raised by the pet itioner, it was noted that the applicant had worked with officers to evolve the scheme. The street scene was very varied and a precedent had been set. Members queried the basement, noting that basements were uncommon. F urther clarification was sought on wh ether the necessary checks had been conducted to ensure that the basement, which lacked natural light, would not be used as a bedroom in the future. Members were advised that a basement impact assessment had been undertaken during the processing of the a pplication. It was confirmed that a basement impact assessment was conducted by a geotechnical engineer and reviewed by an environmental manager specialising in flooding. The assessment was deemed satisfactory. The base ment was intended to be an ancillary hobby room associated with the main dwelling, and there were no windows due to policy restrictions. It was mentioned that if the basement were to be used as a bedroom, this could potentially be investigated as a change of use In terms of construction mana gement plan, Members requested that timings be specified as part of the plan to minimise disruption to local residents. The officers’ recommendation with the amendment to the construction management plan was moved, seconded, and when put to a vote, was unanimously agreed. RESOLVED: That the application be approved as per officer recommendation. 49. 3 THE SQUARE, FURZEGROUND WAY - 57328/APP/2024/345 (Agenda Item 7) 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. Officers introduced the application and took Members through the plans. A recommendation for approval and section 106 was made. The Committee welcomed the replacement of the hard standing surface with vegetation and noted that there had been no objections to the development in terms of noise pollution. Members were advised that an air quality mitigation contribution had been secured in the section 106 agreement. The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed. RESOLVED: That the application and section 106 be approved as per officer recommendation. 50. BARR LODGE 1-16 - 8948/APP/2024/1666 (Agenda Item 8) The replacement of existing windows and doors with new UPVC windows, fire rated windows and timber door. Officers introduced the application and took Members through the plans. A recommendation for approval was made. The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed. RESOLVED: That the application be approved as per officer recommendation. 51. 59 BONIFACE ROAD - 78960/APP/2024/2107 (Agenda Item 9) Conversion of existing refuse storage area to provide disabled access to 1st floor flat with amendments to fenestration and provision of bin stores Officers introduced the application and took Members through the plans. A recommendation for approval was made. The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed. RESOLVED: That the application be approved as per officer recommendation. 52. HAREFIELD ACADEMY - 17709/APP/2024/1802 (Agenda Item 10) Erection of a substation 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. The meeting, which commenced at 7.00 pm, closed at 7.51 pm. These ar e the minutes of the above meeting. For more information on any of the resolutions please contact Anisha Teji on 01895 277655 or ateji@hillilngdon.gov.uk . Circulation of these minutes is to Councillors, Officers, the Press and Members of the Public.

Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Part 2 – Application Report Case Officer: Nicola Taplin 9105/APP/2024/1760 Date Application Valid: 3 July 2024 Statutory / Agreed Determination Deadline: 5 December 2024 Application Type: Householder Ward: Charville Applicant: Mr Amandeep Singh Site Address: 16 Hayes End Drive, Hayes Proposal: Erection of a part single, part two storey side and rear extensions, a loft rear dormer extension with 2 no. roof lights to the front roof slope and front porch. 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 December 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 erection of a part single, part two storey side and rear extensions , a loft rear dormer extension with 2no. roof lights to the front roof slope and a front porch. 1.2 The proposed extensions are considered to comply with the objectives of the relevant planning policies and the proposal would not give rise to any significant harm to the character and appearance of the application property or to the character and appearance of the surrounding area. 1.3 The proposal would have an acceptable impact on neighbouring residential amenity and would not adversely affect highway safety, or cause harm in other respects. 1.4 Due regard has been given to local residents’ objections, including the petition against the application, 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 comprises of an extended two-storey semi-detached dwelling located on a prominent corner plot at the junction of Hayes End Drive and Wilmar Close. The property has been previously extended to the side by way of a modest single-storey side extension set back from the front wall of the original dwelling. 2.2 The surrounding area is residential in char acter, comprising of two-storey, semi- detached dwellinghouses of a similar style and age to the application property. 2.3 The application site is not designated within a Conservation Area, nor an Area of Special Local Character. The site does not contain any Listed Buildings. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press Figure 2: Front elevation of the Application Property Figure 3: Rear Elevation Image of the Application Property Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press Figure 4: Side Elevation of the application property Figure 5: Properties on opposite corner plots Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press Figure 6: Looking towards application site from Blacklands Road (opposite) 3 Proposal 3.1 Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press 4 Relevant Planning History 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. 4.2 Two planning applications (references 78288/APP/2024/69 and 78288/APP/2023/271) have recently been refused for the erection of a detached house on land to the rear of the property. The most recent application was refused for the following reasons: 4.3 1. Due to its uncharacteristic design, height and excessive site coverage, the new dwelling would form a cramped, unduly pr ominent and visually incongruous addition to the street scene which would be harmful to the character and appearance of the area. For the same reasons the development would be out of keeping with the established urban grain and pattern of development in the local area, harming the areas character. The proposal would therefore be contrary to Policy BE1 of the Hillingdon Local Plan: Pa rt One - Strategic Policies (November Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press 2012), Policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020), Policies D3, D4 and D6 of the London Plan (2021) and paragraph 130 of the NPPF (2021). 4.4 2. The new dwelling would fail to meet the requirements for a M4(2) accessible and adaptable dwelling as set out in Approved Document M to the Building Regulations (2015 edition), contrary to Policy D7 of the London Plan (2023). 4.5 3. Due to its poor design, layout and inadequate provision of internal floorspace, the proposed dwelling would provide a cram ped and substandard internal living accommodation for its future residents to their detriment of their amenities. The proposal is therefore contrary to Policy DMHB 16 of the Hillingdon Local Plan: Part Two - Development Management Policies and Policy D6 of the London Plan (2021). 4.6 4. The first-floor rear windows of the new dwelling would provide close range views into the habitable rear windows and garden of No.14 Hayes End Drive. The views would cause excessive overlooking and a harmful loss of privacy to residents of the property to the detriment of their am enities. Additionally, due to its height, depth and position, the new dwelling would cause a significant loss of outlook from the garden of No.16 Hayes End Driv e, appearing as an oppressive and overbearing building harming the amenities of the property's occupiers. The dwelling would also cause undue overshadowing to the external amenity space of No.16, discouraging its use and further harming the amenities of the property's occupiers. The proposal is therefore contrary to Policy DMHB 11 of the Hillingdon Local Plan: Par t Two - Development Management Policies and paragraph 130(f) of the NPPF (2023). 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 Consultation letters were sent to se ven local owners/occupiers with the consultation period dating between 15 July 2024 and 5 August 2024. A further re- consultation dated 9 October 2024, expiring on 30 October 2024 was undertaken with nine local owner/occupiers. Three objections from one consultee were received along with one petition objecting to the proposal. One further letter of objection was 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 – 5th December 2024 PART 1 – Members, Public & Press Representations Summary of Issues Raised Planning Officer Response A petition of 52 valid signatures has been received against the application. 1. Object to three windows to side elevation Discussed at paragraph 7.20 of this report. 2. Wilmar Close is narrower than other closes and potential impact on parking if extension is occupied as separate dwelling. 3. Stress on services 4. Loss of fruit trees It is noted that there have been several planning applications between 2017 and 2020. Planning applications have been determined against relevant local, regional , and national planning policies at the time of the applications. The planning history of the site has been discussed in detail in Section 4 of this report. The application is submitted as a householder planning application and does not propose subdivision of the plot. The loss of trees is discussed at paragraph 7.25 Two individual letters of objection have been received. I. Concerns that this extended property will become an over-sized House in Multiple O ccupation (HMO) The property benefits from permitted development rights to be used as a C4 dwellinghouse. II. Given the history for refused applications for separate dwellings to the rear, concerns raised that the applicant is intending to subdivide the plot. It is noted that there have been several planning applications between 2017 and 2020. Planning applications have been determined against relevant local, regional , and national planning policies at the time of the applications. The planning history of the site has been discussed in detail in Section 4 of this report. The application is submitted as a householder planning application and does not propose subdivision of the plot. III. Windows and door to the side Discussed at paragraph 7.20 of this report. Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press elevation out of keeping and indicative of future separate occupation. 7 Planning Assessment Principle of Development 7.1 The proposal is for an extension to an ex isting residential dwelling. As such, the principle of development is supported by national, regional, and local planning policies, subject to the considerations set out below. Impact on the Character and Appearance of the Area 7.2 Paragraph 135 of the NPPF (2023) stat es that planning policies and decisions should ensure that developments will function well and add to the overall quality of the area. 7.3 Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012) requires that new developments achieve a high quality of design in all new buildings, alterations, extensions and th e public realm which enhances the local distinctiveness of the area, contributes to community cohesion and a sense of place. 7.4 Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) requires all development to be designed to the highest standards and incorporate principles of good design, either complementing or improving the character and appearance of the area. 7.5 Policy DMHB 12 of the Hillingdon Local Plan: Pa rt Two - Development Management Policies (2020) seeks to protect and improve the public realm, including streets. 7.6 Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) requires that alterations and extension of dwellings would not have an adverse cumulative impact on the character and appearance of the streetscene and should appear subordinate to the main dwelling. 7.7 With regard to rear extensions, Policy DMHD 1 requires: 7.8 i) single storey rear extensions on terrac ed or semi-detached houses with a plot width of 5 metres or less should not exc eed 3.3 metres in depth or 3.6 metres where the plot width is 5 metres or more ; ii) single storey rear extensions to detached houses with a plot width of 5 metres or more should not exceed 4.0 metres in depth; Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press iii) flat roofed single storey extensions should not exceed 3.0 metres in height and any pitched or sloping roofs should not exceed 3.4 metres in height, measured from ground level; iv) in Conservation Areas and Areas of Special Local Character, flat roofed single storey extensions will be expected to be finished with a parapet; v) balconies or access to flat roofs which result in loss of privacy to nearby dwellings or gardens will not be permitted; vi) two storey extensions should not extend into an area provided by a 45-degree line of sight drawn from the centre of the nearest ground or first floor habitable room window of an adjacent property a nd should not contain windows or other openings that overlook other houses at a distance of less than 21 metres; vii) flat roofed two storey extensions will not be acceptable unless the design is in keeping with the particular character of the existing house; viii)pitched roofs on extensions should be of a similar pitch and materials to that of the original roof and subordinate to it in design. Large crown roofs on detached houses will not be supported; and ix) full width two storey rear extens ions are not considered acceptable in designated areas or as extensions to Listed Buildings or Locally Listed Buildings. 7.9 With regard to side extensions, Policy DMHD 1 requires: 7.10 i) side extensions should not exceed half the width of the original property; ii) extensions to corner plots should ensure that the openness of the area is maintained and the return building line is not exceeded; iii) garages should reflect the size guidelines set out in Appendix C Parking standards; iv) two storey side extensions should be set in a minimum of 1 metre from the side boundary or in the case of properties in the Copse Wood and Gatehill Estates, at least 1.5 metres, but more if on a wider than average plot, in order to maintain adequate visual separation and views between houses; v) two storey side extensions to detached and semi -detached properties should be set back a minimum of 1 metre behind the main front elevation; vi) where hip to gable roof extensions exist, a two-storey side extension will not be supported; and vii) in Conservation Areas, single storey side extensions may be required to be set back. 7.11 The application property sits in a prominent corner plot, with all four corner houses benefiting from spacious sites. The property is orientated towards the south-east. 7.12 The applicant has submitted several amen dments to this application proposal during the application process to reduce the scale of the extensions proposed. The proposed side/rear extension has been reduced in width to ensure that it does not exceed half the width of the original property from the front and would appear similar in scale to the property opposit e at 31 Hayes End Drive, which shares similar site characteristics. The rear dormer has also been reduced in scale to ensure that it does not exceed two thirds the width of the roof and is set down from the ridge and up from the eaves to appear subordinate in the rear elevation. The originally proposed side facing windows and door have also been removed in the Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press revised plans following concerns rais ed by both neighbouring residents and officers. 7.13 The proposed extensions would comply with the Council’s recommended depth standard set out in Part B of Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) . It would not extend the full width of the property at two-storey level and would be constructed in materials that match the existing dwelling. Whilst the cumulative scale of the extensions is notable, they would comply with the requirements of Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020), would appear as a subordinate additions to the application property, and would be in keeping with the scale of extensions within the immediate vicinity, particularly neighbouring corner plot houses. 7.14 The proposed front entrance porch is considered subordinate in scale and would respect the architectural integrity of the host dwelling. 7.15 The proposal would not harm the character and appearance of the application property or surrounding area. The proposal complies with the NPPF (2023), Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012), and Policies DMHB 11, DMHB 12, and DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Residential Amenity 7.16 Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that new developments should not result in loss of privacy, overlooking and loss of sunlight and daylight. 7.17 Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) requires that alterations and extension of dwellings do not result in an unacceptable loss of outlook to neighbouring occupiers. 7.18 The rearwards projection of the part single, part two-storey extension complies with the requirements of Policy DMHD 1 and the submitted plans demonstrate that the 45-degree line would not be breached from the centre point of the first- floor window of adjoining 14 Hayes End Drive. It is considered that the proposed extensions would not result in an undue loss of light, outlook, or privacy to the occupants of adjoining 14 Hayes End Drive. 7.19 Several objections raise concerns about the side-facing windows to the side/rear extension and the side facing door re sulting in an undue loss of privacy. The Applicant has submitted revised plans to remove the windows from the side elevation to address this concern. 7.20 Objectors have raised concerns about the possible subdivision of the plot following the property’s extension. The submitted plans seek permission for an extension to the semi -detached property for ancillary accommodation. The submitted floorplans indicate internal links at both ground and first-floor level. A condition is Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press imposed to ensure that the additional accommodation is used as part of the single dwellinghouse. 7.21 Objectors also raised concerns about the possible future use of the property as a House in Multiple Occupation (HMO). Officers note that the property benefits from permitted development rights for the use of the property as Use Class C4 (Small HMO). 7.22 The proposed development would not harm residential amenity of neighbouring properties, thereby complying with Policies DMHB 11 and DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Impact on Trees/Landscaping 7.23 Policy DMHB 14 of the Hillingdon Local Plan: Pa rt Two - Development Management Policies (2020) requires the following: 7.24 A) All developments will be expected to retain or enhance existing landscaping, trees, biodiversity or other natural features of merit. B) Development proposals will be required to provide a landscape scheme that includes hard and soft landscaping appropriate to the character of the area, which supports and enhances biodiversity and amenity particularly in areas deficient in green infrastr ucture. C) Where space for ground level pl anting is limited, such as high -rise buildings, the inclusion of living walls and roofs will be expected where feasible. D) Planning applications for proposals that would affect existing trees will be required to provide an accurate tree su rvey 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. 7.25 The existing site contains several shru bs and small trees within the side garden which contribute the verdant setting of th e application property. The application form states that no trees are proposed to be removed to facilitate the extensions. Officers consider that it would be reasonable to impose a condition requiring tree protection measures to be approved prior to commencement. Furthermore, given the prominent corner siting and exis ting verdant appearance of the plot, a condition is imposed requiring the su bmission of a landscaping scheme for approval to mitigate the impact of the development on the character and appearance of the streetscene. 7.26 Subject to the recommended conditions, the proposal complies with Policy DMHB 14 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) External Amenity Space Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press 7.27 Policy DMHB 18 of the Hillingdon Local Plan: Pa rt Two - Development Management Policies (2020) requires developments to provide good quality and useable private outdoor amenity space in accordance with the Council's standards (as per Table 5.2), whilst Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Po licies (2020) seeks to ensure that proposals to extend dwellings retain adequate garden space. 7.28 The property would retain 240sq. m. of private amenity space following the redevelopment. 7.29 The proposed development would comply with Policies DMHD 1, DMHB 18, and Table 5.3 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020). Outlook/Light to Proposed Habitable Rooms 7.30 It is considered that all the proposed habitable rooms would maintain an adequate outlook and source of natural light, therefore complying with Policy D6 of the London Plan (2021). Highways and Parking 7.31 Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) seeks to ensure that developments provide acceptable levels of car parking in line with the Council's Parking Standards (Appendix C Table 1). 7.32 The proposal would not impact on car parking provision for the site. As such, it would comply with Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2012). 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 Deve lopment 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. Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press Local Finance Considerations and CIL 8.3 Not applicable. The proposed development is not CIL liable. 9 Conclusion / Planning Balance 9.1 The proposal is considered to comply with the Development Plan and no material considerations indicate that a contrary decision should be taken. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 9105/APP/2024/1760 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 7 AAppendix 1: Recommended Conditions and Informatives Conditions 1. HO1 T Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. HO2 A Accordance with approved The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers; 16HED-300-01D 16HED-302-01C 16HED-301-02H 16HED-302-02G REASON To ensure the development complies with the provisions of the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020), and The London Plan (2021). 3. HO4 M Materials The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing building and shall thereafter be retained as such. REASON To safeguard the visual amenities of the area and to ensure that the proposed development does not have an adverse effect upon the appearance of the existing building in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 4. HO5 N No additional windows or doors Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification), no additional windows, doors or other openings shall be constructed in the walls or roof slopes of the development hereby approved. REASON To prevent overlooking to adjoining properties in accordance with Policy DMHB 11 of the Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 7 Hillingdon Local Plan Part 2 (2020). 55. HO7 N No roof gardens Access to the flat roof over the extension hereby approved shall be for maintenance or emergency purposes only and the flat roof shall not be used as a roof garden, terrace, balcony, patio or similar amenity area. REASON To prevent overlooking to adjoining properties in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 6. MRD4 S Single Dwellings Occupation The development hereby approved shall not be sub-divided to form additional dwelling units without a further express planning permission from the Local Planning Authority. REASON To ensure that the premises remains as a single dwellinghouse until such time as the Local Planning Authority may be satisfied that conversion would be in accordance with Policy DMH 4 of the Hillingdon Local Plan Part 2 (2020). 7. HO9 T Tree Protection Prior to the commencement of any site clearance or construction work, detailed drawings showing the position and type of fencing to protect the entire root areas/crown spread of trees, hedges, and other vegetation to be retained shall be submitted to the Local Planning Authority for approval. No site clearance works or development shall be commenced until these drawings have been approved and the fencing has been erected in accordance with the details approved. Unless otherwise agreed in writing by the Local Planning Authority such fencing should be a minimum height of 1.5 metres. The fencing shall be retained in position until development is completed. The area within the approved protective fencing shall remain undisturbed during the course of the works and in particular in these areas: 1. There shall be no changes in ground levels; 2. No materials or plant shall be stored; 3. No buildings or temporary buildings shall be erected or stationed; 4. No materials or waste shall be burnt; and 5. No drain runs or other trenches shall be dug or otherwise created, without the prior written consent of the Local Planning Authority. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality and provide adequate facilities in compliance with policies DMHB 11 and DMHB 14 of the Hillingdon Local Plan Part 2 (2020) and Policies G5, G6 and G7 of the London Plan (2021). Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 7 88. RES9 L Landscaping (car parking & refuse/cycle storage) No development shall take place until a landscape scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include: - 1. Details of Soft Landscaping 1.a Planting plans (at not less than a scale of 1:100), 1.b Written specification of planting and cultivation works to be undertaken, 1.c Schedule of plants giving species, plant sizes, and proposed numbers/densities where appropriate 2. Details of Landscape Maintenance 2.a Landscape Maintenance Schedule for a minimum period of 5 years. 2.b Proposals for the replacement of any tree, shrub, or area of surfing/seeding within the landscaping scheme which dies or in the opinion of the Local Planning Authority becomes seriously damaged or diseased. 3. Schedule for Implementation Thereafter the development shall be carried out and maintained in full accordance with the approved details. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality in compliance with Policy G5 of the London Plan (2021) and Policies DMHB 11, DMHB 12, and DMHB 14 of the Hillingdon Local Plan Part 2 (2020). Informatives 1. I59 C Councils Local Plan : Part 1 - Strategic Policies On this decision notice policies from the Councils Local Plan: Part 1 - Strategic Policies appear first, then relevant Local Plan Part 2 (2020), then London Plan Policies (2016). Hillingdon's Full Council adopted the Hillingdon Local Plan: Part 1 - Strategic Policies on 8 November 2012 and the Hillingdon Local Plan Part 2 on 16 January 2020. 2. I15 C Control of Environmental Nuisance from Construction Work Nuisance from demolition and construction works is subject to control under The Control of Pollution Act 1974, the Clean Air Acts and other related legislation. In particular, you should ensure that the following are complied with:- A. Demolition and construction works which are audible at the site boundary shall only be carried out between the hours of 08.00 and 18.00 hours Monday to Friday and between the hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out on Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 7 Sundays, Bank or Public Holidays. B. All noise generated during such works shall be controlled in compliance with British Standard Code of Practice BS 5228:2009. C. Dust emissions shall be controlled in compliance with the Mayor of London's Best Practice Guidance' The Control of dust and emissions from construction and demolition. D. No bonfires that create dark smoke or nuisance to local residents. You are advised to consult the Council's Environmental Protection Unit (www.hillingdon.gov.uk/noise Tel. 01895 250155) or to seek prior approval under Section 61 of the Control of Pollution Act if you anticipate any difficulty in carrying out construction other than within the normal working hours set out in (A) above, and by means that would minimise disturbance to adjoining premises. 3 3. I3 B Building Regulations - Demolition and Building Works Your attention is drawn to the need to comply with the relevant provisions of the Building Regulations, the Building Acts and other related legislation. These cover such works as - the demolition of existing buildings, the erection of a new building or structure, the extension or alteration to a building, change of use of buildings, installation of services, underpinning works, and fire safety/means of escape works. Notice of intention to demolish existing buildings must be given to the Council's Building Control Service at least 6 weeks before work starts. A completed application form together with detailed plans must be submitted for approval before any building work is commenced. For further information and advice, contact - Residents Services, Building Control, 3N/01 Civic Centre, Uxbridge (Telephone 01895 558170). Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 7 AAppendix 2: Relevant Planning History 78288/APP/2023/2741 Land Adj To 16 Hayes End Drive Hayes Erection of a 3 bedroom dwellinghouse to the rear of the existing dwellinghouse (16 Hayes End Road) Decision: 13-11-2023 Refused 78288/APP/2024/69 Land Adj To 16 Hayes End Drive Hayes Erection of a 3-bedroom dwellinghouse to the rear of the existing dwellinghouse (16 Hayes End Road) Decision: 07-03-2024 Refused Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 7 AAppendix 3: List of Relevant Planning Policies The following Local Plan Policies are considered relevant to the application:- Part 1 Policies: PT1.BE1 (2012) Built Environment Part 2 Policies: DMHB 11 Design of New Development DMHB 18 Private Outdoor Amenity Space DMHD 1 Alterations and Extensions to Residential Dwellings DMT 2 Highways Impacts DMT 6 Vehicle Parking LPP D4 (2021) Delivering good design LPP D3 (2021) Optimising site capacity through the design-led approach LPP D6 (2021) Housing quality and standards LPP D8 (2021) Public realm DMHB 14 Trees and Landscaping LPP G5 (2021) Urban greening DMH 4 Residential Conversions and Redevelopment Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 7 of 7

Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Part 2 Application Report Case Officer: Christos Chrysanthou 18928/APP/2024/2272 Date Application Valid: 21-08-24 Statutory / Agreed Determination Deadline: 10-12-24 Application Type: Full Ward: Yiewsley Applicant: London Borough of Hillingdon Site Address: Yiewsley Court, Horton Road, West Drayton, UB7 8HQ Proposal: Proposed change of use of existing block of flats from Supported Housing (Class C2) to Short-Life Accommodation (Sui Generis) including changes to the internal areas to provide 4 additional self-contained flats to accommodate a total of 29 units. 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 December 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 change of use of the existing Supported Housing from Class C2 to a Sui Generis use to provide temporary homeless accommodation (29 rooms). The development would assist the Council's Housing Team in providing the highest possible quality of temporary accommodation for homeless residents and in turn reducing dependence of other forms of temporary accommodation such as Bed and Breakfast. 1.2 Short life accommodation ensures that homeless residents do not end up in unsuitable temporary accommodation. This is a unique form of housing tenure, very different to conventional housing in Use Class C3. This form of accommodation meets a very specific and targeted need and would fall within Sui Generis use. 1.3 The type of accommodation to be provided is referred to as "move on" accommodation and this will assist with providing affordable and independent accommodation to a group of individuals. As such the facility would provide individual accommodation to an identified group in need where normally only shared accommodation would be available to them. By creating additional individual units, it results in the target group being able to live independently, which is one of the key aims within the Housing Strategy. 1.4 Whilst not strictly in accordance with Local Plan policy standards for residential densities and unit sizes that would normally be applied to conventional residential use (Use Class C3), the standards act as a useful guide to what might be considered acceptable living conditions for these temporary self-contained units (Sui Generis Use) and in this regard the proposed development is considered to be acceptable. 1.5 The existing sheltered housing site benefits from 25 self-contained units, whereas the temporary homeless accommodation would increase to 29 units. The additional 4 units would be formed through the conversion of the existing floor area. 1.6 The scheme requires very minor exterior alterations limited to the removal of one first floor window in the north elevation and the replacement of an existing roller shutter on the south elevation at ground floor level with a window that would match the existing windows. The walls would be made good with matching brickwork to ensure the character and appearance of the building are preserved. Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 1.7 The site falls within an area identified as having a moderate PTAL rating of 3. The car parking area is proposed to be altered to increase car parking provision from 13 car parking spaces to 15 car parking spaces. This would include the provision of 2 accessible spaces. The proposed car parking provision has been deemed to be acceptable by the Highway Authority. To reduce travel to and from the site by car, a condition requiring the provision of 12no cycle parking spaces is recommended in order to encourage sustainable transport modes. 1.8 The inclusion of a condition restricting the use of the temporary homeless accommodation by a wider range of occupants is considered to negate the requirement for affordable housing to be provided as part of this application, as the development does not comprise shared living accommodation. 1.9 It is not considered that the proposal would result in any loss of residential amenity to the nearest existing residential occupiers. No negative impact with regard to daylight and sunlight have been identified. 1.10 No adverse impacts have been identified with regards to noise, however a condition has been added to ensure any additional plant noise is restricted. In terms of air quality, the proposed development is not considered to give rise to significant trip generation. As such no air quality concerns are raised. 1.11 For the reasons set out above the proposed development is considered acceptable and it is recommended that planning permission be granted. 2 The Site and Locality 2.1 The application site is located on the north side of Horton Road. The two storey building is constructed with red brick and plain tiles. Yiewsley Court was previously Sheltered Housing consisting of 25 x 1 bed flats with communal facilities for over . The site is managed by LBH Housing Management Services. 2.2 The area surrounding the application site is predominantly residential in character. There are industrial uses nearby towards the southeast and east of the site on Horton Road. 2.3 The application site is located within Hillingdon Air Quality Management Area (AQMA). There are no other policy designations applicable to the site. 2.4 Vehicular access to the site is provided off Colham Avenue. There is an area of hardstanding to the west of the building that accommodates 13 car parking spaces (including 2 disabled car parking spaces). Currently there is no provision for cycle parking. According to the TFL webcat the site is located within an area with a PTAL rating of 3 which is a moderate PTAL rating within the scale. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press Figure 2: Street View Image of the Application Property 3 Proposal 3.1 The application proposes the change of use of existing block of flats from Supported Housing (Class C2) to Short-Life Accommodation (Sui Generis), including changes to the internal areas to provide 4 additional self-contained flats to accommodate a total of 29 units. The internal and exterior alterations to the building are very limited and would not harm the character and appearance of the building. 3.2 The proposal includes remodelling of communal areas to provide an additional 4no. residential units and decommissioning the sheltered housing use to short stay accommodation, of which there is a recognised need. Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 3.3 The development would assist the Council's Housing Team in providing independent accommodation for an identified group of who would find it difficult to qualify for independent housing accommodation but are not in the top bracket of priority housing need. In turn this will reduce the dependence of other forms of temporary accommodation, such as bed and breakfast accommodation, as well as shared living accommodation. 3.4 The temporary homeless accommodation otherwise referred to as "move on accommodation" would provide independent accommodation for those who may have been in temporary or shared accommodation, some of which may have been unsuitable accommodation. Given the proposed accommodation meets a very specific and targeted need, it is not considered to be general needs housing and has been classed as Sui Generis. 3.5 The development would consist of 29 self-contained temporary units. The development would provide 15 car parking spaces (an uplift of 2 car parking spaces) including the retention of the two-wheelchair accessible car parking spaces as shown on the proposed plans. 3.6 A cycle store is proposed to be sited towards the rear of the building. The development should provide 12 cycle parking spaces, and a condition is recommended to secure relevant details. Figure 3: Proposed Plans (please note larger version of plans can be found in the Committee Plan Pack) Proposed Site Plan Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press Proposed Ground Floor Plan Proposed First Floor Plan Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press Figure 4: Proposed Elevations (please note larger version of plan can be found in the Committee Plan Pack) Proposed North and South Elevations (Rear and Front) Proposed West and East Elevations Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 4 Relevant Planning History 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. 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 94 neighbouring properties and Whitethorn Residents Association were consulted by letters dated 27th September 2024. The consultation period expired on 18th October 2024. 6.2 Two letters were received from neighbouring residents. 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 Two representations received. Impact of existing exterior lighting and light spillage onto neighbouring property. The application does not propose any changes to exterior lighting. Object to housing convicted criminals or drug addicts. The proposal would provide temporary homeless accommodation. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response No objections raised from an accessibility perspective. Noted. Noted. The applicant has Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press No objection subject to a condition to secure a scheme for the parking of 12no. cycles parking spaces. agreed to the condition. The proposed change of use is supported. The Sui Generis short life accommodation will help to reduce the number of households in B&B accommodation. Noted. 7 Planning Assessment Principle of development 7.1 Policy H12 of the London Plan (2021) which states he delivery, retention and refurbishment of supported and specialised housing which meets an identified need should be supported. The form this takes will vary, and it should be designed to satisfy the requirements of the specific use or group it is intended for, whilst population, including disabled Londoners (see Policy D7 Accessible housing) within a wider inclusive community setting. Boroughs should undertake assessments of the need for short-term, medium-term and permanent supported and specialised accommodation within their borough. 7.2 The relevant section of Policy DMH 5 (Houses in Multiple Occupation (HMOs) and Student Accommodation) of the Local Plan: Part 2 - Development Management Policies (2020) states that proposals for the provision of large HMOs, residential hostels, student accommodation and secure accommodation will be required to demonstrate that: i) there is good accessibility to local amenities and public transport; ii) they accord with the Accessible Homes standards and provide satisfactory living conditions for the intended occupiers; and iii) there will be no adverse impact on the amenity of neighbouring properties or the character of the area. 7.3 The Hillingdon Council 4 year strategy for 2022-2026 was agreed on Thursday 17th November 2022. Under the safe and strong communities banner, the strategy mandates work to prevent homelessness, including rough sleeping. 7.4 The proposed development has been drawn up in consultation with the Housing Services Team and has been designed to meet a specific need identified by the Council in relation to temporary accommodation for homeless households. 7.5 In summary, reasons for homelessness can be complex, however for almost 60% of those approaching the Council, their potential homelessness is a result of their inability to access housing that is affordable in the local area. Ideally temporary accommodation would only be used on a short-term basis while homelessness investigations are ongoing, however the difficulties in accessing affordable housing mean that the number of people housed in temporary and or shared Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press accommodation in particular bed and breakfast accommodation is higher than desired. 7.6 The application seeks to repurpose the existing supported housing at Yiewsley portfolio which identifies a considerable demand for accommodation on a short-life basis. 7.7 The scheme was approved by Cabinet on 12th October 2023 where it was agreed to decommission Yiewsley Court and repurpose the building for short-life accommodation and create additional units through the remodelling of the existing floor areas. 7.8 Before seeking Cabinet approval, the council consulted with all residents affected. Existing residents at Yiewsley Court would be decanted to other suitable accommodation before the proposed short-life accomodation is brought into use. 7.9 The provision of self-contained accommodation at Yiewsley Court is stated to be hugely beneficial in providing a next move on from temporary and or supported shared housing to affordable, independent living, while at the same time retaining a link to the supportive framework of the single homelessness pathway. The Homelessness Prevention Service consider that this would make a very useful contribution towards achieving the aims of the Homelessness Strategy in Hillingdon. The proposal would therefore meet the aims of Policy H12 of the London Plan (2021). 7.10 With regard to Policy DMH 5, the proposed development is considered to accord with parts i, ii & iii of the above policy as set out below: i) Although the site has a moderate PTAL rating, there is a regular bus service available outside the site on Horton Road providing links to Hayes Town and Colnbrook. The site also lies within walking distance to West Drayton station which is served by the GWR and Elizabath line. West Drayton Town Centre is also within walking distance and has shops, eating and drinking establishments, healthcare providers and local employment and so there is good accessibility to local amenities. ii) Access Officer has reviewed the submission and considers the proposed scheme to be accessible. iii) No adverse impact on the amenity of neighbouring properties or the character of the area is expected to occur as a result of the proposal given the distance to surrounding uses. Neighbouring amenity and the impact on the character of the areas are discussed in more detail below within the relevant section of this report. 7.11 While some aspects of a HMO are present, as the proposed development does not include any shared essential services such as kitchen or bathroom it cannot be viewed as a large HMO. Therefore the proposed development is not considered to be required to accord with Policy DMH 5 of the Local Plan: Part 2 - Development Management Policies (2020). Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 7.12 The development would meet an identified housing need and is considered to be acceptable in principle. A bespoke condition to restrict the use of the site to solely as move-on accommodation is proposed to be added in the event that planning permission is granted. Impact on the character & appearance of the area 7.13 Paragraph 131 of the NPPF (2023) seeks the creation of high quality, beautiful and sustainable buildings. Parts b) and c) of paragraph 135 of the NPPF (2023) states that planning policies and decisions should ensure that developments are visually attractive because of good architecture and are sympathetic to local character and history, including the surrounding built environment. 7.14 Policies D3 and D4 of the London Plan (2021) require development proposals to be of a high quality and to enhance the local context by delivering buildings and spaces that positively respond to local distinctiveness. 7.15 Policy BE1 of the Hillingdon Local Plan: Part 1 - Strategic Policies (2012) states - All new developments should achieve a high quality of design in all new buildings, alterations, extensions and the public realm which enhances the local distinctiveness of the area, contributes to community cohesion and a sense of place. 7.16 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. 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. 7.17 Policy DMHB 12 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) re-emphasises the need for new development to be well integrated with the surrounding area and provides design criteria as to how this would be achieved. 7.18 The application relates to the change of use of the existing building to different form of specialist accommodation to provide move on accommodation for an identified group. This would meet some of section of need identified within the Councils Homelessness Strategy. The proposed plans illustrate minor internal layout changes and alterations to the buildings facades would be required to facilitate the conversion of the building, which would increase the number of units by a net gain of 4 units. A condition would be attached in the event of planning permission being granted to secure matching materials for the proposed exterior works. 7.19 Works would also be undertaken to improve the car park such as line marking to increase car parking provision by a net gain of two car parking spaces and the provision of new cycle storage both of which would have no impact upon the visual amenity of the street scene. Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 7.20 As such, given the very minor alterations to the building, it is considered that the proposed development would not impact on the character, appearance or visual amenity of the area, in accordance with Policy BE1 of the Hillingdon Local Plan: Part One- Strategic Policies (2012), Policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), Policies D3 and D4 of the London Plan (2021) and the NPPF (2023). Impact on neighbours 7.21 Policy D3 of the London Plan (2021) states Part D7) that development proposals should deliver appropriate outlook, privacy and amenity 7.22 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. The supporting text for this policy states that the Council will expect new development proposals to carefully consider layout and massing in order to ensure development does not result in an increased sense of enclosure and loss of outlook. 7.23 The application does not propose any additional buildings or structures apart from the proposed cycle stands which would be sited at the rear of the site. There are nearby residential properties on all sides of the application site. However relative to the existing use, there would be no significant material impact on the amenity of neighbouring properties as separation distances between the application site and the nearest neighbouring properties would be unchanged. 7.24 Taking these factors into account, it is considered that the proposed development would not result in a loss of light, outlook or sense of dominance for the neighbouring occupiers. 7.25 It is therefore considered that the proposed amendments would not adversely impact on the living conditions of neighbouring occupiers, in accordance with Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), Policy D3 of the London Plan (2021) and the NPPF (2023). Traffic impact, Car/cycle parking, pedestrian safety 7.26 Policy T2 Part A of the London Plan (2021) states - Development proposals and Development Plans should deliver patterns of land use that facilitate residents making shorter, regular trips by walking or cycling. 7.27 Policy T4 Parts E and F of the London Plan (2021) states - E) The cumulative impacts of development on public transport and the road network capacity including walking and cycling, as well as associated effects on public health, should be taken into account and mitigated Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 7.28 Policy T5 Part A of the London Plan (2021) states - Development Plans and development proposals should help remove barriers to cycling and create a healthy environment in which people choose to cycle. 7.29 Policy T6 of the London Plan (2021) states that new residential development should not exceed the maximum parking standards set out in Table 10.3. 7.30 Policy DMT 1 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that development proposals will be required to meet the transport needs of the development and address its transport impacts in a sustainable manner. 7.31 Policy DMT 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that proposals must ensure that safe and efficient vehicular access to the highway network is provided. 7.32 Policy DMT 5 Part A of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states - Development proposals will be required to ensure that safe, direct and inclusive access for pedestrians and cyclists is provided on the site connecting it to the wider network. 7.33 Policy DMT 6 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) requires that proposals comply with the Council's parking standards in order to facilitate sustainable development and address issues relating to congestion and amenity. 7.34 As detailed in Table 2 of this report, the Highway Authority have been consulted and do not raise an objection subject to a condition to secure cycle parking spaces for 12no cycles. A suitable condition has been recommended should planning permission be approved. 7.35 accord with Policies T2, T4, T5 and T6 of the London Plan (2021) and Policies DMT 1, DMT 2, DMT 5 and DMT 6 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Living Conditions 7.36 Policy D6 of the London Plan (2021) states that housing development should be of high-quality design and provide adequately sized rooms with comfortable and functional layouts which are fit for purpose and meet the needs of Londoners without differentiating between tenures. 7.37 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. 7.38 There are no prescriptive minimum space standards within the development plan that are applicable to Short-Life Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press use class. The Gross Internal Areas (GIA) of the new units would measure between 33sq.m and 38sq.m for the studios and 57sq.m for the 1bed unit. 7.39 The proposal would provide a high-quality development that maximises the internal floor area which would be reconfigured to provide a further 4 additional units of accommodation. All the proposed habitable rooms, and those altered by the proposal, would maintain an adequate outlook and source of natural light. 7.40 The proposed ground floor flat adjacent to Flat No.1 reutilises the existing opening which is also at an oblique angle and as a result there would be no direct overlooking or inter-visibility. Similarly, the windows in Flat No.13 are reutilised within the existing openings and these are sited at an angle relative to the adjoining Flat No.12 which provide limited oblique views that are not considered to be harmful to living conditions of the occupiers. 7.41 It is noted that the separation distance between the rear bedroom window of Flat No.24 and the lounge window of the proposed first floor studio is relatively short which could lead to inter-visibility and loss of privacy. To preserve privacy levels between these two windows, it is recommended that a condition is attached in the event of an approval to replace the existing south facing window serving the bedroom at Flat No.24 with a window that is obscure glazed and non-opening below a height of 1.8 metres taken from internal finished floor level. 7.42 It is considered that the development would broadly accord with Policy D6 of the London Plan (2021) and Policy DMHB 16 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Access 7.43 Policy D5 of the London Plan (2021) states - B) Development proposal should achieve the highest standards of accessible and inclusive design. 7.44 Policy D7 of the London Plan (2021) states - To provide suitable housing and genuine choice for London's diverse population, including disabled people and families with young children, all residential development should include at least 10 per cent of dwellings (which are created via works to which Part M volume 1 of the Building Regulations applies) meet Building Regulation requirement M4(3) 'wheelchair user dwellings' and all other dwellings (which are created via works to which Part M volume 1 of the Building Regulations applies) meet Building Regulation requirement M4(2) 'accessible and adaptable dwellings'. 7.45 consulted and does not raise an objection. 7.46 The proposal would accord with Policies D5 and D7 of the London Plan (2021). Noise Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 7.47 Policy D13 of the London Plan (2021) places the responsibility for mitigating impacts from existing noise and other nuisance-generating activities or uses on the proposed new noise-sensitive development. Development should be designed to ensure that established noise and other nuisance-generating uses remain viable and can continue or grow without unreasonable restrictions being placed on them. 7.48 No noise assessment has been submitted which would provide an indication as to what noise levels are emanating from neighbouring uses. Given the distance between the application site and the industrial uses it is unlikely that there would be any significant noise impacts upon the proposed temporary accommodation. 7.49 A noise condition has been added to ensure any additional plant equipment which may be required to serve the development does not result in increased levels of noise which would impact the living conditions of occupants. The proposal would accord with Policy D13 of the London Plan (2021). Air quality 7.50 Policy SI1 of the London Plan (2021) states- B) To tackle poor air quality, protect health and meet legal obligations the following criteria should be addressed: 2) In order to meet the requirements in Part 1, as a minimum: a) development proposals must be at least Air Quality Neutral. 7.51 The site lies within the Hillingdon Air Quality Management Area. In practical terms the proposed change of use does not present significant development and given the group of occupants who will benefit from this facility it is likely that trip generation would be minimal and would not increase above those associated with the existing use. The very limited development required to change the use of the existing building is not considered to give rise to any Air Quality concerns as such the application is considered to be acceptable. Biodiversity Net Gain 7.52 Biodiversity net gain is a way of creating and improving biodiversity by requiring development to have a positive impact ('net gain') on biodiversity. Under the statutory framework for biodiversity net gain, subject to some exceptions, every grant of planning permission is deemed to have been granted subject to the condition that the biodiversity gain objective is met ("the biodiversity gain condition"). This objective is for development to deliver at least a 10% increase in biodiversity value relative to the pre-development biodiversity value of the onsite habitat. 7.53 There are exemptions and the BNG planning condition does not apply to development below a de minimis threshold. This exemption applies to development that does not impact a priority habitat and impacts less than 25 square metres (e.g. 5m x 5m) of non-priority onsite habitat (such as modified grassland) or 5m for non-priority onsite linear habitats (such as native hedgerows). Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 7.54 In this instance, having regard to the above criteria and the limited scope of works, the development is considered to fall below the de minimis threshold. Therefore, the proposal is considered to be BNG exempt, and a biodiversity gain plan is not required. 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. 9 Conclusion / Planning Balance 9.1 For the reasons set out in this Committee Report, it is considered that the proposal would comply with the objectives of national, regional and local planning policies and guidance. It is therefore recommended that the application be approved, subject to the imposition of the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk.

1 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Application Report Case Officer: Daniel Ambrose 78928/APP/2024/1952 Date Application Valid: 18.07.2024 Statutory / Agreed Determination Deadline: 12.12.2024 Application Type: Householder Ward: Ruislip Applicant: Mr A Cherukmudi Site Address: 47 Fairfield Avenue, Ruislip Proposal: Erection of a single storey side and rear wraparound extension, conversion of garage into habitable space and installation of external steps and patio area within rear garden. Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 2 of the Planning Scheme of Delegation (Member call-in request) 2 Hillingdon Planning Committee 5th of December 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 householder planning application proposes single storey extensions and alterations to No. 47 Fairfield Avenue in Ruislip. 1.2 Cumulatively, the proposed extensions 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 dwelling, street scene or the wider local character in which the site is situated. 1.3 Subject to conditions, the proposal would have an acceptable impact on neighbouring residential amenity and would not adversely affect highway safety, or cause harm in other respects. 1.4 Due regard has been given to objections. 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 semi-detached two storey dwelling, located on the southern side of Fairfield Avenue, Ruislip (please refer to Figure 1 below). The property is adjoined to the north-west by its semi-detached paring, No. 45 Fairfield Avenue. Directly east of the application site lies the junction with Grasmere Avenue with the adjoining garage associated with No. 19 Grasmere Avenue abutting the south-western site boundary. 2.2 The surrounding area is residential in character with a predominantly uniform design, appearance and semi-detached housing forms. The application dwelling is finished in white render and brick and has a tiled hipped roof, characteristic of the area. 2.3 The application property benefits from front and rear gardens, providing off street parking accessed via a vehicular crossover and an attached side garage. 3 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press 2.4 The site has a Public Transport Accessibility Rating Level of 1a (poor). Figure 1: Location Plan (application site edged red) Figure 2: Street View Image of the Application Property. 47 Fairfield Avenue 4 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press Figure 3: Existing rear elevation of the application site and its relationship with No. 45 Fairfield Avenue. 3 Proposal 3.1 The application proposes the erection of a single storey wraparound extension to the side and rear following demolition of the existing conservatory and conversion of the garage into habitable space. It is also proposed to install external steps from the proposed rear extension down to a small patio and then down to the garden. Please see the proposed drawings shown in Figures 4 and 5. 3.2 Amended plans were received during the application process, reducing the depth of the proposed rear extension to 3.6 metres beyond the original rear wall. The amended plans also omitted the front extension where it was originally proposed to integrate the proposed converted garage with the existing porch to create additional floorspace to the front. This is no longer proposed, and the existing garage is proposed to be converted rather than extended further forward. 3.3 It was not necessary to re-consult on this final revised plan, due to scale of the proposals being reduced. 5 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press Figure 3: Existing Elevations (please note larger version of plan can be found in the Committee Plan Pack) Figure 4: Proposed Elevations 6 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press Figure 5: Existing and Proposed Plans 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 Eight neighbouring properties and the Ruislip Residents' Association were consulted on 25th July 2024. 6.2 Representations received in response to public consultation are summarised in Table 1 (below). Internal consultee responses received are summarised in Table 2 (below). Full copies of the responses have been made available to Members. 7 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response 3no. individual letters of objection have been received. I. Concerns about the stability of the adjoining garage structure and the party wall between the two garages which is not suitable for modern design standards. Structural integrity is discussed briefly in paras. 7.14 and 7.23. Structural stability of the existing extensions and buildings are not a material planning consideration for this application. These matters would be dealt with under Building Regulations and also the Party Wall Act. An informative would be attached to any grant of planning permission reminding the applicant of the need to comply with other regulations outside the planning assessment. II. Will Building Regulation checks take place; concerns regarding structural calculations, demolition of the conservatory, foundations, the lack of architectural drawings associated with the building regs. Concerns regarding shared building services and potential impact on drainage and electrical outages. The demolition of the conservatory and replacement with a single storey extension is acceptable from a planning perspective and sufficient drawings have been provided to make a recommendation on the planning application. Meeting Building Regulations (BR) is also a statutory requirement that follows after planning permission is received. For the planning assessment, there is no requirement to provide detailed structural drawings, calculations, and foundation details. This would be addressed 8 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press through the Building Regulation process. As part of a BR application, this would deal with drainage and location of existing services associated with the existing dwelling. An informative would be attached advising the applicant of the need to meet these regulations. III. Fence of No. 45 will need to be removed, and access sought through their garden. This is not a material planning consideration. land to construct the development is a civil matter subject to agreement between the affected parties. IV. Loss of light to No. 45 Discussed at paragraphs 7.19 7.21 of this report. V. Loss of privacy / overlooking to neighbouring properties. Discussed at paragraphs 7.20 7.22 of this report. VI. Concern about construction impact in terms of hours and noise/disturbance to the neighbours. The length of time to conduct the works was also raised as a concern. Construction works would be required to adhere to all regulations to limit potential impacts on neighbours. The normal construction working hours would need to be complied with. An informative is also attached advising the applicant of these requirements. VII. Clarity on the number of site visits from building control and planning officer. The site has been visited by the Planning Officer who has assessed the property in the context of the planning merits. The frequency of building control inspections is not a consideration under the planning assessment. 9 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press This application - Ward Councillor. The following summarised comments have also been provided. My attention has been drawn to a planning application at a property at the end of Fairfield Avenue Ruislip involving the creation of a habitable living space in one of two joined garages, the other belonging to the residents in 19 Grasmere Avenue. The garages were built some years ago and there are concerns about the construction impact on the garage which is not being developed for the foundations and the retention of its structural integrity. There are concerns too over the proposed drainage arrangements and how they might impact on the other garage. Other concerns include potential loss of amenity to the garage which will remain as the owner sometimes loses power tools, and is concerned that if there will be in effect, a bedroom adjoining his garage, it will lead to complaints and pressure to cease the use of his garage for its usual function. Structural integrity is discussed briefly in paras. 7.14 and 7.23. The structural impacts from construction work are not a material planning consideration for the purpose of this application. A Building Regulations application would consider structural integrity. Drainage matters would also be captured within a Building Regulations application. Any damage to the attached garage would be a civil matter between the relevant neighbours. The proposal may also require a Party Wall Agreement. The conversion of the attached garage to habitable accommodation is a typical householder application. Whilst the comments on noise are duly noted; it would be the responsibility to ensure that the new habitable space is fully insulated thereby mitigating any noise concerns. Again, insulation of a new room is ordinarily captured through the Building Regulation process. Also, the use of garage would not be commercial, but limited to domestic use. 10 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Highways Officer The site is located within a predominantly residential catchment in Ruislip and is occupied by a semi-detached property with a garage located to the side and further parking availability on the frontage. Extension to the build is proposed necessitating the loss of the garage. The roadway is devoid of on-street parking restrictions and the address exhibits a public transport accessibility level (PTAL) rating of 1a which is considered 'very poor' thereby potentially increasing dependency on private car ownership and use. Parking Provision 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. However, these standards are not directly applicable to residential properties which are to be extended /altered with (or without) an increase in the number of habitable rooms on the strict proviso that the site envelope is not subject to a full replacement 'single tenure' build or conversion to multiple housing units. This is further reflected within the local parking standard for 'dwellings with curtilage' which equates to a maximum of 2 on-plot spaces which is irrespective of floorspace or bedroom numbers. This approach is also broadly maintained within the regional standard. Noted. Highway matters are discussed at paragraphs 7.27-7.28 of this report. 11 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press Therefore, in summary, the proposed extension and loss of garage are not expected to materially alter the parking scenario at this address given the remaining parking provision on the frontage which reduces the likelihood of undue parking displacement onto the neighbouring public highway. Notwithstanding the above, although the proposed extension does not trigger a parking requirement, it is considered reasonable by the Highway Authority (HA) to impose an obligation to provide Electric Vehicle Charging Points (EVCP's) in line with the regional plan consisting of 1 'active' space. The applicant has not confirmed this aspect hence this should be remedied by way of suitable planning condition. Conclusion 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 (2020) - Policies DMT 1, DMT 2 & DMT 6 and Policies T4 and T6 of the London Plan (2021). 7 Planning Assessment Principle of Development 7.1 The proposal is for extensions and alterations to an existing residential dwelling. As such, the principle of development is supported by national, regional and local planning policies, subject to the considerations set out below. Design/Character and Appearance 7.2 Policy BE1 of the Hillingdon Local Plan: Part One Strategic Policies (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. 7.3 Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) advises that all development will be required to be designed to the highest standards and incorporate principles of good design. 12 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press 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. 7.4 Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that alterations and extension of dwellings should not have an adverse cumulative impact on the character and appearance of the street scene and should appear subordinate to the main dwelling. 7.5 Policies DMHD 1 referenced above relate specifically to the extension and alteration of residential dwellings. This policy sets out detailed criteria for such developments (please refer to pages 4-6 of the Committee Report Part 3 - Policy Appendix document). 7.6 As part of the proposal, the existing rear conservatory which measures a depth of 4m to the deepest point would be demolished. This would be replaced with a single storey rear extension that would have a depth of 3.6m beyond the rear elevation and extend the full width of the rear elevation. It would also wraparound to the side, infilling the area between the existing rear wall of the garage and the original flank wall of the property. This would create a wraparound extension from the rear to the side. 7.7 The proposed rear extension has been reduced in depth during the course of the application, so that it complies with the policy requirement (Policy DMHD 1 - Local Plan Part 2: 2020) of not exceeding 3.6m for semi-detached dwellings. This depth would be slightly less than the existing conservatory and as such would ensure that the extension as a whole would not appear overly bulky when viewed from the rear garden and the neighbouring properties. Following conversion of the garage, the side extension would extend off the converted garage to a matching policy compliant width of 2.47m, extending to the same depth as the rear extension, culminating in a wraparound extension as proposed. 7.8 The proposed single storey side and rear extension would be characterised by a hipped roof which varies in height (as measured from ground level) due to the level changes within the site. It is noted that the rear garden level is lower than the existing floor level. As such, the overall height of the existing ranges from approximately 3.7m to the top of the roof along the side to 4/4.3m from the rear garden. The height of the extension where it meets the main rear wall would not be too dissimilar to the original mono pitched structure that currently projects into the rear garden. Sufficient visual space would be maintained between the top of the roof and the sills of the first-floor windows thereby ensuring the extension is of a suitable scale and subordinate in design. 7.9 The proposed extensions by virtue of their size and scale would still harmonise with the character and appearance of the original dwelling, and in regard to their position, being at the rear they would not be visible from the main road and therefore would have a negligible impact on the character of the street scene. The overall proposal wraps around the side and rear elevations and whilst this 13 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press introduces an element of bulk to the existing dwelling, given that similar extensions and side/rear extensions are common in the vicinity, the proposed development would respect the architectural character and appearance of the existing dwelling and the surrounding area along this part of Fairfield Avenue. 7.10 The roof of the extension would contain three roof lights set in a sufficient distance from the perimeter of the roof. These rooflights would provide additional lighting to the kitchen/dining space without compromising the overall design finish to the extension. In terms of materials, along the flank the proposed wall would comprise brickwork matching the existing brickwork of the dwelling house. The rear wall serving the extension would be finished in render as is the case of the existing rear elevation. Roof tiles would also match the existing tiles. These matching materials would be secured by Condition 3. 7.11 Access to the rear garden would be served by a set of sliding doors with external steps directly outside these doors providing access to a small patio area. The steps down into the garden emphasis the level changes between the finished floor level and the garden. This level change directly outside the sliding doors would be approximately 0.75m between the lower garden and finished floor level. The steps would also be set in 1m from the boundary with No. 45 Fairfield Avenue which would mitigate any impacts on the amenity of this neighbour. A condition has also been included requiring details of a privacy screen at the side of the steps adjacent to this boundary with No. 45 Fairfield Avenue. The steps provide access down to a lower patio level which would be approximately 0.4m above the garden level. This patio height is just slightly above what is allowed under permitted development. Given the site already contains a patio area and due to its modest nature, it would not cause harm to the design finish or the character and appearance of the local area. 7.12 In regards the front of the property, amendments received have omitted a front extension. Initially the plans proposed to include a garage conversion and front projection whereby the new extension would integrate with the porch creating a larger front extension element. This has been removed and the proposal to the front would involve the conversion of the garage by removing the door and replacing with windows and associated brickwork and a roof structure that would match the existing façade and dwelling. 7.13 The proposed garage conversion is considered to align well with the architectural character of the host dwelling. Several similar examples exist in the vicinity albeit not on this section of the road, but it is a common conversion across the borough. Consequently, it is anticipated that the garage conversion would not have a negative impact on the visual amenity of the site or the surrounding area. 7.14 Concerns have been raised through the consultation process regarding the structural stability of the existing garage and the implications that the proposed works would have on the attached neighbouring garage which serves No. 19 Grasmere Avenue. Whilst these concerns are duly noted by Planning Officers, the structural integrity of the existing garage and its relationship with the adjoining 14 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press garage would not represent a material consideration in the assessment of this application. The conversion of the garage to a habitable room is a standard planning application and these have been successfully converted in the past without causing structural issues with adjoining properties. Were the proposal to be considered acceptable, it would also be subject to other regulations that deal more specifically structural issues including Building Regulations and the Party Wall Act (if applicable). 7.15 Overall, the current proposal is considered to satisfactorily integrate with the appearance of the original dwelling and taking into account the surrounding context of neighbouring development it would not harm the character, appearance and visual amenities of the area. As such, the development proposal would accord with Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (November 2012), Policies DMHB 11, DMHB 12 and DMHD 1 of the Hillingdon Local plan - Part Two (2020). Residential Amenity 7.16 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 that: ii) a satisfactory relationship with adjacent dwellings is achieved; and v) there is no unacceptable loss of outlook to neighbouring occupiers. 7.17 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. 7.18 The property is adjoined to the north-east by No. 45 Fairfield Avenue, a semi-detached two storey dwelling which currently has no existing extensions to the rear. Directly to the south and the southwest of the site, the site abuts the rear gardens of Nos. 19-27 Grasmere Avenue. It is also noted that the existing garage shares a party wall with the garage serving No. 19 Grasmere Avenue. Extensions 7.19 The proposed rear extension would be of a modest policy compliant depth of approximately 3.6m, ensuring no undue overbearing or overshadowing impact upon adjoining No. 45 Fairfield Avenue, the adjoining neighbour. As discussed in earlier sections, the depth has been reduced and would now be less than the maximum depth of the existing conservatory which extends along this boundary with No 45 Fairfield Avenue. This ensures that the extension when built would have an at least commensurate relationship along the boundary with No. 45 Fairfield Avenue. Given the policy compliant depth, Officers are satisfied that there would be no adverse impact over and above the existing situation to this neighbouring property. 15 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press 7.20 It would also ensure that the extension would not lead to a sense of enclosure or loss of outlook. The nearest window serving No. 45 Fairfield Avenue would continue to receive sufficient outlook to their rear garden. There would be no harmful loss of privacy to No. 45, as the relationship would be similar to the existing situation and a planning condition (Condition 4) has been included to prevent the insertion of side facing windows in the rear extension in the future without express planning permission. 7.21 The external steps down from the extension into the rear garden would also be set in 1m from the common boundary to ensure this rear garden of this neighbour is protected from any adverse overlooking. These steps would be for access only and not of sufficient size to be used as an additional private amenity space. To further mitigate against potential overlooking, Condition 6 has been included requiring the submission of a privacy screen to the side of the highest steps adjacent to the boundary with No. 45. In terms of the lower patio level, this would be of modest height from ground level at 0.4m (just above what is allowed under permitted development 0.3m). The site arrangement already benefits from a similar patio area. It is not considered that the patio arrangement would cause to significant harm to the neighbours private amenity space over and above the existing site circumstances. 7.22 To the south, the application site adjoins the residential garden boundaries of Nos. 19 to 25 Grasmere Avenue. The building separation distances would be sufficient to prevent any harmful overbearing or overshadowing effects from the proposed extensions. There are no concerns with the proposed ground floor rear fenestration as this would have a similar relationship to neighbouring properties as existing and would be acceptable. 7.23 Concerns were raised about the structural integrity of the garages, one belonging to No. 19 Grasmere Avenue. However through discussions with the agent/architect it is understood that no building work will take place on any walls or structural part of the neighbours garage and party wall agreements will be put in place. 7.24 For the reasons outlined above, it is concluded that the proposal would have an acceptable impact on neighbouring residential amenity in compliance with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Residential Amenity Application Property 7.25 It is considered that all the proposed habitable rooms, and those altered by the proposed development, would maintain an adequate outlook and source of natural light, therefore complying with the requirements of Policy D6 of the London Plan (2021). 16 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press 7.26 Sufficient private amenity space would be retained post development to meet the standards set out in Table 5.3 (Private Outdoor Amenity Space Standards) of the Hillingdon Local Plan Part 2: Development Management Policies (2020). The proposal, therefore, would not undermine the provision of external amenity space, in accordance with Policy DMHB 18 and Policy DMHD 1 of the Hillingdon Local Plan Part 2: Development Management Policies (2020). Highways and Parking 7.27 Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that development proposals must comply with the parking standards outlined in Appendix C Table 1 to facilitate sustainable development and address issues relating to congestion and amenity. 7.28 The existing driveway would be retained to accommodate at least one vehicle. In accordance with adopted Council parking standards, additional parking provision would not be required as adequate parking remains. It is noted that the Highways Officer has commented on imposing Electric Vehicle Charging Points within the site. This would be a modest sized householder extension that would not attract a significant increase in vehicular parking. The extension and alterations represent improvements to the existing house rather than lead to additional parking. The site would continue to provide the required amount of off-street parking. In this instance Planning Officers do not consider it necessary in planning terms or reasonable to request Electric Vehicle Charging Points. Trees and Landscaping 7.29 The proposal would maintain the existing use of the site frontage for parking provision. As such, the 25% soft landscaping stipulation in Policy DMHD 1 of the Hillingdon Local Plan Part 2 (2020) would not be appropriate to impose as a planning condition in this case. 7.30 The existing site benefits from a large rear garden with mature vegetation and the proposed extensions are within existing hard standing areas with no existing landscaping being affected. No other significant issues are raised in respect of trees and landscaping. Air Quality 7.31 The site does not lie within the Hillingdon Air Quality Management Area, nevertheless the proposal raises no significant issues in this regard due to the nature of the proposed development (householder development). Drainage 7.32 The site is not identified as at particular risk from flooding or drainage issues. Drainage would be satisfactorily controlled through the Building Regulations in this case. 17 Hillingdon Planning Committee 5th of December 2024 PART 1 Members, Public & Press 8 Other Matters Human Rights 8.1 The development has been assessed against the provisions of the Human Rights Act, and in particular Article 1 of the First Protocol and Article 8 of the Act itself. This Act gives further effect to the rights included in the European Convention on Human Rights. In arriving at this recommendation, due regard has been given to the applicant's reasonable development rights and expectations which have been balanced and weighed against the wider community interests, as expressed through third party interests / the Development Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 Not applicable. The proposed development is not CIL liable. 9 Conclusion / Planning Balance 9.1 The proposal is considered to comply with the Development Plan and no material considerations indicate that a contrary decision should be taken. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application 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 December 2024 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report – Application Report Case Officer: Becky Smith 79111/APP/2024/2762 Date Application Valid: 23.10.2024 Statutory / Agreed Determination Deadline: 18.12.2024 Application Type: Householder Ward: South Ruislip Applicant: London Borough of Hillingdon Site Address: 45 Cavendish Avenue, Ruislip Proposal: Erection of a single storey rear extension 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 December 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 seeks planning permission for the erection of a single storey rear extension. The application is brought forward to committee as the Council is the applicant. 1.2 The application site forms a semi-det ached bungalow situated on the north westerly side of Cavendish Avenue, Ruislip. The front garden of the application site is an area of hard and soft landscaping and to the rear is an enclosed garden which acts as private amenity space. The proposed extension would have a maximum depth from the original rear elevation of 4.51m, a width of 6.201m and would be characterised with a pitched roof with a maximum height of 2.985m and an eaves height of 2.909m. 1.3 The overall design, size and scale of the extension would reflect the prevailing local character. It is acknowledged that the overall depth of the extension is greater than policy guidelines; notwithstanding this fact, the proposed extension would not extend beyond the single storey rear extension of the attached neighbouring property at No. 43 Cavendish Avenue. As such, a slight departure from the policy guidelines is acceptable in this instance, as it would not impact the established character along this section of Cavendish Avenue. 1.4 The proposal would have an acceptable impact on neighbouring residential amenity and would not adversely affect highway safety, or cause harm in other respects. No representations have been received from the public. 1.5 Given the site context, and the overall design and scale of the proposed extension, the proposed development would broadly comply with the objectives of Policies BE1 of the Local Plan part 1 (2012), Policies DMHB 11, DMHB 12 and DMHD 1 of the Local Plan part 2 (2020), Policy D3 of the London Plan (2021) and the National Planning Policy Framework (2023). 1.6 The planning application is recommended for approval, subject to conditions set out within Appendix 1. 2 The Site and Locality 2.1 The application site forms a semi-det ached bungalow situated on the north westerly side of Cavendish Avenue, Ruisli p. The front garden of the application Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press site is an area of hard and soft landscaping and to the rear is an enclosed garden which acts as private amenity space. 2.2 The surrounding area is predominantly re sidential in character. However it does adjoin Odyssey Business Park to the northeastern side and rear of the site. Number 43 Cavendish Avenue is located to the southwest of the application site and forms the adjoining semi-detached dwelling. 2.3 The site also lies approximately 320m from RAF Northolt. The site is not designated within a Conservation Area or an Area of Special Local Character. The site does not contain any Listed Buildings. The site does not contain any Trees subject to a Tree Preservation Order. The site does not lie within a Surface Water Flood Zone or Critical Drainage Area. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press Figure 2: Photograph of the Application Site (Front) Figure 3: Photograph of the Application Site (Rear) Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press 3 Proposal 3.1 The application proposes the erection of a single storey rear extension. The proposed extension would have a maximum depth from the original rear elevation of 4.51m, a width of 6.201m and would be characterised with a slight pitched roof with a maximum height of 2.985m and an eaves height of 2.909m. Figure 3: Existing and Proposed Ground 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) 4 Relevant Planning History 4.1 No relevant planning history. Hillingdon Planning Committee – 5th December 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 Three neighbouring properties as well as South Ruislip Residents Association were consulted by letter dated 25th October 2024. The consultation period ended on 15th November 2024. No representations were received. 6.2 Further consultation letters were sent to an additional nine occupiers in the Odyssey Business Park on 12 th November 2024. The consultation is due to end on 3rd December 2024. Any comments received will be reported to the Planning Committee. 7 Planning Assessment Principle of Development 7.1 The site is in the developed area of the Borough, where the extension and alteration of an existing residential property is acceptable in principle , subject to compliance with other relevant policies as set out in this report. Design / Impact on the Character and Appearance of the Area 7.2 Policies BE1 of the Hillingdon Local Plan Part 1 – Strategic Policies (2012), Policies DMHB 11, DMHB 12, DMHD 1 and DMHD 2 of the Hillingdon Local Plan Part 2 – Development Management Policies (2020) are all directly relevant to the proposal. These policies can be read in full in the Committee Report Part 3 - Policy Appendix, In summary, these policies seek to secure a high quality of design that enhances and contributes to the area in terms of form, scale and materials; is appropriate to the identity and context of the townscape ; and would improve the quality of the public realm and respect local character. 7.3 Policy DMHD 1 referenced above specifically relates to the extension and alteration of residential dwellings. This policy sets out detail ed criteria for such development. Please refer to pages 4 -6 of the Committee Report Part 3 – Policy Appendix document. However, in summary for single storey rear extensions on this site, the proposed depth should not exceed 3.6m. The maximum height should not exceed 3m for a flat roof, and 3.4m for a pitched roof. 7.4 The application proposes the erection of a single storey rear extension. The proposed extension would have a maximum depth from the original rear elevation of 4.51m, a width of 6.201m and would be characterised with a pitched roof with a maximum height of 2.985m and an eaves height of 2.909m. Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press 7.5 With a maximum depth from the original re ar elevation of 4.51m, the proposed extension would exceed the depth set out within Policy DMHD 1 of the Hillingdon Local Plan: Part Two – Development Management Policies (2020). Despite this, given the existing original stepped rear elevation, it would have a depth of 3.35m from the rear elevation adjacent to No. 43 Cavendish Avenue. In addition, it would not extend beyond the depth of the exis ting extension at this neighbouring property. Given this site context, the depth of the proposed extension is considered acceptable in this instance. 7.6 In terms of width and height, the proposal would meet the requirements of Policy DMHD 1 and given neighbouring precedent for larger rear extensions, the proposed extension is considered a subordinate addition to the host dwelling. The adjoining semi-detached dwelling No. 43 Cavendish Avenue benefits from a rear extension which was approved in 2011 under application ref. 68066/APP/2011/2295. As noted above, the rear elevation of the proposed extension would align with this neighbouring extension. 7.7 Other examples of larger rear extensions within the street scene include at No. 19 Cavendish Avenue, approved in 2020 under application ref. 40571/APP/2019/4121 and at No. 14 Cavendish Avenue, refused under application reference 7041/APP/2018/2458 but later allowed at appeal under ref. APP/R5510/D/18/3216072. 7.8 The proposed fenestration is considered appropriate, and the materials would match the existing materials thereby ens uring the extension blends in with the existing dwelling. 7.9 Overall, from a design perspective, it was clear from the site inspection that there is a variety of extensions to the rear of the properties along this section of Cavendish Avenue. The adjoinin g neighbouring property at No. 43 Cavendish Avenue has an existing single storey rear extension. This neighbouring extension projects a similar distance into the rear garden than what is proposed under the current application. The proposed depth would therefore not appear at odds with the immediate local character and despite the slight departure in the overall depth from the policy, it would retain a subordinate appearance in the context of the existing dwelling and the wider local character. Given the surrounding context, the proposed rear extension is considered a subordinate addition to the host dwelling which would not result in any undue harm to its character or appearance. 7.10 Sited solely to the rear of the dwelling, the proposed extension would not be visible from any public vantage points and would therefore not result in any undue harm to the character, appearance or visual amenity of the street scene. 7.11 As such, the proposed development would broadly comply with the objectives of Policies BE1 of the Local Plan Part 1 (2012), Policies DMHB 11, DMHB 12 and DMHD 1 of the Local Plan part 2 (2020), Policy D3 of the London Plan (2021) and the National Planning Policy Framework (2023). Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press Residential Amenity Impact on neighbours 7.12 Policy DMHB 11 of The Local Plan: Part 2 - Development Management Policies (2020) states that development propos als should not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 7.13 The surrounding area is predominantly residential in character; however, the site adjoins Odyssey Business Park to the side and rear. No. 43 Cavendish Avenue is located to the southwest of the applic ation site and forms the adjoining semi- detached dwelling. To the northeast of the application site lies part of the car park for Odyssey Business Park. 7.14 No. 43 Cavendish Avenue benefits from a single storey rear extension which would have a depth the same as the proposed rear extension. Due to this, there would not be any harm to the amenity of this neighbour, in terms of access to daylight, sunlight, outlook, loss of privacy or an overbearing effect. 7.15 The Car Park of Odyssey Business Park is located to the northeast of the application site and therefore it is considered that there are no other neighbouring occupiers that would be impacted by the proposal. 7.16 For the reasons outlined above, it is co ncluded that the proposal would have an acceptable impact on neighbouring residential amenity in compliance with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Quality of Residential Accommodation Internal accommodation 7.17 The proposed development would involve internal alterations including two new bedrooms at ground floor level. One of the new bedrooms would have an internal floor area of 12 sqm and the other new bedroom would have an internal floor area of 8 sqm. Th ese bedrooms would meet the minimum floor space standards for one additional double occupancy bedroom and one additional single occupancy bedroom respectively. 7.18 It is considered that all the proposed habitable rooms, and those altered by the proposed development, would maintain an adequate outlook and source of natural light, therefore complying with the requirements of Policy D6 of the London Plan (2021). External accommodation 7.19 Following the proposed internal changes, the proposed development would result in the creation of a 4-bedroom property which would require at least 100sqm of private amenity space. Over 100sqm of private amenity space would be retained Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press post development within the rear garden to meet the standards set out in Table 5.3 (Private Outdoor Amenity Space Standards) of the Hillingdon Local Plan Part 2: Development Management Policies (2020). The proposal, therefore, would not undermine the provision of external amenity space, in accordance with Policy DMHB 18 and Policy DMHD 1 of the Hillingdon Local Plan Part 2: Development Management Policies (2020). Highways and Parking 7.20 Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that development proposals must comply with the parking standards outlined in Appendix C Table 1 to facilitate sustainable development and address issues relating to congestion and amenity. 7.21 The existing property does not benefit from off street parking, and therefore the parking arrangement at the site would remain unchanged by the proposed single storey rear extension . Whilst it is recognised that the proposed extension would facilitate an additional two bedrooms for this family dwelling, it is not considered that this would lead to further parking stre ss or highway safety concerns . The development would therefore be consistent with Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). 7.22 Given the modest scale of the household extension, it is not considered necessary for a construction logistics management plan to be conditioned. However, the relevant informative note has been added which directs the applicant’s attention to The Control of Pollution Act 1974 which covers nuisance from demolition and construction work. Trees and Landscaping 7.23 The development would maintain current landscaping to the front garden which contains several plants and a level of soft landscaping. To the rear, the garden would maintain a generous amenity space. G iven the modest size of this domestic extension, it would not be reasonable to include a landscaping plan by way of condition. No other significant issues are raised in respect of trees or landscaping. Air Quality 7.24 The site lies within the Hillingdon Air Quality Management Area. However the proposal raises no significant issues in this regard due to the nature of the proposed development (householder development). Drainage 7.25 The site is not identified as at particular risk from flooding or drainage issues. Drainage will be satisfactorily controll ed through the Building Regulations in this case. Hillingdon Planning Committee – 5th December 2024 PART 1 – Members, Public & Press 8 Other Matters 8.1 Human Rights 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. 8.2 Equality 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. 8.3 Local Finance Considerations and CIL Not applicable. The proposed development is not CIL liable. 9 Conclusion / Planning Balance 9.1 The main body of the report demonstrates that, on balance, the proposed development complies with the objectives of the relevant policies set out in the Local Plan and no material considerations indicate that a contrary decision should be taken. It is therefore concluded, taking all matters into account, that planning permission should be granted subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning appl ications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 79111/APP/2024/2762 Hillingdon Planning Committee - 5th December 2024 PART 1 - MEMBERS, PUBLIC & PRESS 1 of 7 AAppendix 1: Recommended Conditions and Informatives Conditions 1. HO1 T Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. HO2 A Accordance with approved The development hereby permitted shall not be carried out except in complete accordance with the details shown on drawings numbered: 11003-00-1120-S3.B - Site Location Plan 11003-00-3100-S3.B - Proposed Block Plan 11003-ZZ-0221 REV S3.C - Existing & Proposed Elevations 11003-00-0121 REV S3.E - Existing & Proposed Ground Floor Plans 11003-01-0121 REV S3.D - Existing & Proposed Roof Plans 11003-ZZ-0321 REV S3.C - Existing & Proposed Sections REASON To ensure the development complies with the provisions of the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020), and the London Plan (2021). 3. HO4 M Materials The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used on the existing dwelling on site and shall thereafter be retained as such. REASON To safeguard the visual amenities of the area and to ensure that the proposed development does not have an adverse effect upon the appearance of the existing building in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 4. HO7 N No roof gardens Access to the flat roof over the extension hereby approved shall be for maintenance or emergency purposes only and the flat roof shall not be used as a roof garden, terrace, balcony, patio or similar amenity area. REASON Hillingdon Planning Committee - 5th December 2024 PART 1 - MEMBERS, PUBLIC & PRESS 2 of 7 To prevent overlooking to adjoining properties in accordance with policy policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). IInformatives 1. I59 C Councils Local Plan : Part 1 - Strategic Policies On this decision notice policies from the Councils Local Plan: Part 1 - Strategic Policies appear first, then relevant Local Plan Part 2 (2020), then London Plan Policies (2021). Hillingdon's Full Council adopted the Hillingdon Local Plan: Part 1 - Strategic Policies on 8 November 2012 and the Hillingdon Local Plan Part 2 on 16 January 2020. 2. I15 C Control of Environmental Nuisance from Construction Work Nuisance from demolition and construction works is subject to control under The Control of Pollution Act 1974, the Clean Air Acts and other related legislation. In particular, you should ensure that the following are complied with:- A. Demolition and construction works which are audible at the site boundary shall only be carried out between the hours of 08.00 and 18.00 hours Monday to Friday and between the hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out on Sundays, Bank or Public Holidays. B. All noise generated during such works shall be controlled in compliance with British Standard Code of Practice BS 5228:2009. C. Dust emissions shall be controlled in compliance with the Mayor of London's Best Practice Guidance' The Control of dust and emissions from construction and demolition. D. No bonfires that create dark smoke or nuisance to local residents. You are advised to consult the Council's Environmental Protection Unit (www.hillingdon.gov.uk/noise Tel. 01895 250155) or to seek prior approval under Section 61 of the Control of Pollution Act if you anticipate any difficulty in carrying out construction other than within the normal working hours set out in (A) above, and by means that would minimise disturbance to adjoining premises. 3. I5 P Party Walls The Party Wall Act 1996 requires a building owner to notify, and obtain formal agreement from, any adjoining owner, where the building owner proposes to: - carry out work to an existing party wall; - build on the boundary with a neighbouring property; - in some circumstances, carry out groundworks within 6 metres of an adjoining building. Hillingdon Planning Committee - 5th December 2024 PART 1 - MEMBERS, PUBLIC & PRESS 3 of 7 Notification and agreements under this Act are the responsibility of the building owner and are quite separate from Building Regulations, or Planning Controls. The Building Control Service will assume that an applicant has obtained any necessary agreements with the adjoining owner, and nothing said or implied by the Council should be taken as removing the necessity for the building owner to comply fully with the Party Wall Act. Further information and advice is to be found in "the Party Walls etc. Act 1996 - explanatory booklet" published by the ODPM, available free of charge from the Residents Services Reception Desk, Level 3, Civic Centre, Uxbridge, UB8 1UW. 4 4. I47 D Damage to Verge - For Council Roads: The Council will recover from the applicant the cost of highway and footway repairs, including damage to grass verges. Care should be taken during the building works hereby approved to ensure no damage occurs to the verge or footpaths during construction. Vehicles delivering materials to this development shall not override or cause damage to the public footway. Any damage will require to be made good to the satisfaction of the Council and at the applicant's expense. For further information and advice contact - Highways Maintenance Operations, Central Depot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB3 3EU (Tel: 01895 277524). For Private Roads: Care should be taken during the building works hereby approved to ensure no damage occurs to the verge of footpaths on private roads during construction. Vehicles delivering materials to this development shall not override or cause damage to a private road and where possible alternative routes should be taken to avoid private roads. The applicant may be required to make good any damage caused. 5. I2 E Encroachment You are advised that if any part of the development hereby permitted encroaches by either its roof, walls, eaves, gutters, or foundations, then a new planning application may have to be submitted. The validity of this planning permission may be challengeable by third parties if the development results in any form of encroachment onto land outside the applicant's control for which the appropriate Notice under Article 13 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 has not been served. 6. I3 B Building Regulations - Demolition and Building Works Your attention is drawn to the need to comply with the relevant provisions of the Building Regulations, the Building Acts and other related legislation. These cover such works as - the demolition of existing buildings, the erection of a new building or structure, the extension or alteration to a building, change of use of buildings, installation of services, underpinning Hillingdon Planning Committee - 5th December 2024 PART 1 - MEMBERS, PUBLIC & PRESS 4 of 7 works, and fire safety/means of escape works. Notice of intention to demolish existing buildings must be given to the Council's Building Control Service at least 6 weeks before work starts. A completed application form together with detailed plans must be submitted for approval before any building work is commenced. For further information and advice, contact - Residents Services, Building Control, 3N/01 Civic Centre, Uxbridge (Telephone 01895 558170). H Hillingdon Planning Committee - 5th December 2024 PART 1 - MEMBERS, PUBLIC & PRESS 5 of 7 AAppendix 2: Relevant Planning History Hillingdon Planning Committee - 5th December 2024 PART 1 - MEMBERS, PUBLIC & PRESS 6 of 7 AAppendix 3: List of Relevant Planning Policies The following Local Plan Policies are considered relevant to the application:- Part 1 Policies: PT1.BE1 (2012) Built Environment Part 2 Policies: DMHD 1 Alterations and Extensions to Residential Dwellings DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 18 Private Outdoor Amenity Space LPP D3 (2021) Optimising site capacity through the design-led approach LPP D6 (2021) Housing quality and standards NPPF12 -23 NPPF12 23 - Achieving well-designed and beautiful places Hillingdon Planning Committee - 5th December 2024 PART 1 - MEMBERS, PUBLIC & PRESS 7 of 7

Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Part 2 Application Report Case Officer: Rhian Thomas 28236/APP/2024/2761 Date Application Valid: 23-10-24 Statutory / Agreed Determination Deadline: 18-12-24 Application Type: Householder Ward: West Drayton Applicant: London Borough of Hillingdon Site Address: 35 Berberis Walk, West Drayton, UB7 7TZ Proposal: Erection of a single storey rear extension. 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 December 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 erection of a single storey rear extension. 1.2 The proposed development complies with the objectives of the relevant planning policies and the proposal would not give rise to any harm to the character and appearance of the host dwelling nor the surrounding area. 1.3 It is concluded that the proposal complies with the Development Plan and no material considerations indicate that a contrary decision should be taken. 1.4 The planning application is therefore recommended for approval, subject to the conditions set out in Appendix 1. 2 The Site and Locality 2.1 The application site comprises a two-storey end of terraced dwelling located within the cul-de-sac on Berberis Walk, West Drayton. To the front of the site is an area of soft landscaping and to the rear is an enclosed garden which acts as private amenity space. 2.2 The site lies on former Nursery/Orchard Land. 2.3 The surrounding area is residential in character comprising mainly two storey terraced properties. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press Figure 2: Street View Image of the Application Property Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 3 Proposal 3.1 Planning permission is sought for the erection of a 3.6m deep single storey rear extension. Figure 3: Proposed Plan (please note larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 4 Relevant Planning History 4.1 There is no planning history for the site. 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 Six neighbouring properties were consulted on the application by letter dated 24-10-24. The consultation period expired 14-11-24. One representation was 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 5th December 2024 PART 1 Members, Public & Press Representations Summary of Issues Raised Planning Officer Response One neighbouring representation was received during the consultation process I. The proposed development has been designed for a disabled tenant/resident. Has any consideration been given to how they will access the property. The proposed development relates solely to the erection of a single storey rear extension. The application has not been applied for under a disability exemption. However, level access if shown on the entry and exit points of the dwelling for improved access. It should be noted that amendments to entry points other than within the extension proposed, do not require the benefit of planning permission. II. Concerns regarding delivery vehicles and access to the property during construction phase given limited parking on the road. Discussed at paragraph 7.18 7.19 III. There is no parking or designated disabled parking available. Parking matters have been discussed at paragraph 7.16 to 7.19. It is not considered necessary for the proposed development to include additional parking as this solely relates to a single storey rear extension. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response N/A N/A Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 7 Planning Assessment Principle of Development 7.1 The site is located in the developed area of the Borough, where the extension and alteration of an existing residential property is acceptable in principle subject to compliance with other relevant policies as set out in this report. Design / Impact on the Character and Appearance of the Area 7.2 The proposed development involves the erection of a single storey rear extension. It would measure 3.6m in depth, span the full width of the rear elevation and measure approx. 2.8m in height characterised with a flat roof. The extension would include a side facing window within the eastern elevation, 2 windows and a door within the rear elevation facing onto the rear garden. 7.3 The proposed development would comply with Policy DMHD 1 of the Hillingdon Local Plan Part 2 Development Management Policies (2020) in terms of its size. 7.4 The application site benefits from a large rear garden, as shown within Figure 4 below, and it is not considered that the proposed development would appear cramped within its plot. Figure 4: Photograph showing the rear of the site Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 7.5 The proposed extension would be sited to the rear of the property and would not be visible from the street scene, and due to its modest size, it would not cause harm to the character and appearance of the host dwelling, nor the surrounding area. A condition is to be added to the decision notice to ensure that materials used to construct the development match the existing external material pallet. 7.6 As such, the proposed development would comply with the objectives of Policies BE1 of the Local Plan Part 1 (2012), Policies DMHB 11, DMHB 12 and DMHD 1 of the Local Plan Part 2 (2020), Policy D3 of the London Plan (2021) and the NPPF (2023). Residential Amenity 7.7 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 that: ii) a satisfactory relationship with adjacent dwellings is achieved; and v) there is no unacceptable loss of outlook to neighbouring occupiers. Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 7.8 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. 7.9 Number 33 Berberis Walk is sited west of the application site and forms part of the row of terraced properties. The proposed extension would extend 3.6m beyond the rear building line of this neighbour. The closest opening to the development would be a window serving a kitchen/dining area. Policy DMHD 1 sets prescribed measurements for the harm derived from domestic scaled extensions are limited and therefore acceptable. Given that the extension complies with these prescribed measurements, it is not considered that the modest depth and height of the proposed extension would cause a considerable amount of loss of light or overshadowing to this habitable room to warrant refusal. Nor would the extension cause a significant amount of overshadowing to the garden of this neighbouring property. 7.10 Number 90 Great Benty is located northeast of the application site and is separated from the host dwelling. There would be one new ground floor side facing window within the extension, however given the orientation of the properties, this would not face no.90 and therefore would not give rise to any unacceptable loss of privacy or overlooking. Given the position of the proposed extension to the rear of the host it would not have any harmful impact in terms of loss of light, loss of outlook, loss of outlook, nor would it be overbearing to this neighbour. As such the impact would be acceptable. 7.11 Given the distance to other neighbouring properties, there would be no harmful impact to the amenities of these neighbours. 7.12 For the reasons outlined above, it is concluded that the proposal would have an acceptable impact on neighbouring residential amenity in compliance with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Quality of Residential Accommodation Internal accommodation 7.13 The proposed development would involve internal alterations including a new bedroom at ground floor level. The bedroom would measure 16sqm and would meet the minimum floor space standard for a double occupancy bedroom. 7.14 It is considered that all the proposed habitable rooms, and those altered by the proposed development, would maintain an adequate outlook and source of natural light, therefore complying with the requirements of Policy D6 of the London Plan (2021). External Amenity Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press 7.15 The proposed development would lead to a 4-bedroom property which would require at least 100sqm of private amenity space. Over 100sqm of private amenity space would be retained post development within the rear garden to meet the standards set out in Table 5.3 (Private Outdoor Amenity Space Standards) of the Hillingdon Local Plan Part 2: Development Management Policies (2020). The proposal, therefore, would not undermine the provision of external amenity space, in accordance with Policy DMHB 18 and Policy DMHD 1 of the Hillingdon Local Plan Part 2: Development Management Policies (2020). Highways and Parking 7.16 Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that development proposals must comply with the parking standards outlined in Appendix C Table 1 in order to facilitate sustainable development and address issues relating to congestion and amenity. 7.17 The existing property does not benefit from off street parking, however, the parking arrangement at the site would remain unchanged by the proposed development. As such, it would not lead to further parking stress or highway safety concerns in compliance with Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). 7.18 A neighbouring resident has expressed concern regarding the delivery of materials to the site and access to the property, citing the lack of parking available directly outside the dwelling. As the development is small-scale in nature, a formal Construction Management Plan (CMP) is not required. Given the scale of the works, no specific condition or advice regarding delivery management has been included. It is anticipated that deliveries will be handled in a manner that avoids significant disruption to the surrounding area, in line with general expectations for such projects. 7.19 In addition to this, the relevant informative note has been added which directs the from demolition and construction work. Contamination 7.20 The application site lies on former Nursery/Orchard Land. However, given the modest scale of the household extension, it is not considered necessary for any further details to be submitted. 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. Hillingdon Planning Committee 5th December 2024 PART 1 Members, Public & Press This Act gives further effect to the rights included in the European Convention on Human Rights. In arriving at this recommendation, due regard has been given to the applicant's reasonable development rights and expectations which have been balanced and weighed against the wider community interests, as expressed through third party interests / the Development Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 Not applicable. The proposed development is not CIL liable. 9 Conclusion / Planning Balance 9.1 The proposal is considered to comply with the Development Plan and no material considerations indicate that a contrary decision should be taken. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application 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.