Planning

Minutes HILLINGDON PLANNING COMMITTEE 12 March 2025 Meeting held at Committee Room 5 - Civic Centre Committee Members Present: Councillors Henry Higgins (Chair) Adam Bennett (Vice-Chair) Keith Burrows Roy Chamdal Gursharan Mand Raju Sansarpuri Jagjit Singh LBH Officers Present: Roz Johnson – Head of Development Management and Building Control Ed Laughton – Area Planning Service Manager Eoin Concannon – Planning Team Leader Chris Brady – Planning Team Leader Michael Briginshaw – Deputy Team Leader Dr Alan Tilly – Transport, Planning and Development Team Manager Natalie Fairclough – Legal Advisor Liz Penny – Democratic Services Officer Also Present: Ward Councillor Reeta Chamdal 21. APOLOGIES FOR ABSENCE (Agenda Item 1) Apologies for absence were received from Cllr Elizabeth Garelick with Cllr Raju Sansarpuri substituting. 22. DECLARATIONS OF INTEREST IN MATTERS COMING BEFORE THIS MEETING (Agenda Item 2) Councillor Adam Bennett declared an interest in item 8 as he lived close to the application site. He left the room during consideration of the item and did not take part in the discussion or voting on the matter. 23. TO RECEIVE THE MINUTES OF THE PREVIOUS MEETING (Agenda Item 3) RESOLVED: That the minutes of the meeting dated 13 February be approved as an accurate record. 24. MATTERS THAT HAVE BEEN NOTIFIED IN ADVANCE OR URGENT (Agenda Item 4) None. 25. 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 of business were marked Part I and would be considered in public. 26. 13 OAK AVENUE, WEST DRAYTON - 77097/APP/2024/2693 (Agenda Item 6) Erection of a two storey, 2-bed attached dwelling with associated cycle storage and amenity space. Officers introduced the report noting that, at the previous Planning Committee meeting on 13 February 2025, it had been agreed that the application be deferred for a site visit. It was confirmed that the site visit, which had subsequently taken place on 25 February 2025, had provided a useful opportunity for Members to assess the parking situation and the potential impact on the street scene. The application was recommended for approval. The Committee was reminded that a live enforcement investigation was already underway regarding the alleged change of use of the site to an HMO and alleged discrepancies between the building work and the agreed plans. It was noted that this was an entirely separate matter. Members observed that the site visit had been very helpful. It had been apparent that parking was not an issue as many houses had off street parking and there was sufficient on street parking in the area. Moreover, it had been noted that the view of the new dwelling would be almost entirely restricted and would not impact negatively on neighbours or harm the local character of the area. The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed. RESOLVED: That the application be approved subject to the conditions set out in the report. 27. 105 HAYES END ROAD, HAYES - 35665/APP/2024/3154 (Agenda Item 7) Conversion of dwelling house into two flats, including the conversion of garage to habitable space, erection of a single storey rear extension, rear dormer with front-facing roof lights, amendments to fenestrations and associated parking (amended description). Officers introduced the application and highlighted the information in the addendum. It was noted that a previous application at the same site had been refused. However, the current application had substantially reduced the size of the proposed development and was therefore recommended for approval. A petition in objection to the application had been received but petitioners and applicants / agents were not in attendance. Members sought further clarification regarding the amenity space and enquired whether it would be possible for the two flats to share the garden area rather than it being allocated solely for the use of the ground floor flat. It was confirmed that this would be challenging without reducing the size of the ground floor flat to facilitate access. The need to prioritise family-sized accommodation over amenity space was highlighted and it was noted that there was a large park nearby. Members raised no further concerns. The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed. RESOLVED: That the application be approved subject to the addendum and the conditions set out in the report. 28. DYSON DRIVE, UXBRIDGE - 78464/APP/2024/3196 (Agenda Item 8) The creation of 9no. off-street parking spaces and planting of 3no. new trees. Councillor Adam Bennett had declared an interest in this application therefore he left the room and did not take part in the discussion or voting on this item. Officers presented the application and highlighted the information in the addendum. Members heard that the proposal represented a stark departure from policy and was therefore recommended for refusal. The development would result in an overprovision of car parking and failed to encourage sustainable modes of transport including cycling, walking and the use of public transport. A petition in support of the application had been received. Petitioners, applicants and the agent were in attendance and addressed the Committee Members. Key points highlighted included:  The application was a resubmission from a previous application that had been refused due to highway safety grounds.  The previous plan had sought to mark car parking spaces along the existing private road, which had been deemed unsafe.  The current residents experienced informal car parking along the road, and the original plan had aimed to regularise it.  The new proposal rearranged the parking to provide nine off-street parking spaces instead.  The proposal included two allocated spaces per unit, in line with local parking standards but not in line with regional London Plan standards.  The application did not initially include a BNG assessment, but it was recognised as a requirement.  The communal grass had low biodiversity value, and the red line site provided an opportunity to achieve a 10% net gain.  A condition was recommended to secure further details and landscaping to address the BNG point.  Occupants of all 9 houses in Dyson Drive were in favour of the proposal.  There was a lack of dedicated parking affecting households with young families  The proposal moved the bays to be alongside existing bays, improving traffic flow and safety.  The developer supported the application, and the design aimed to blend seamlessly with the existing environment.  The spaces would not increase the amount of parking or volume of movement, as the cars were already parked informally.  The proposal was seen as a proactive step towards a balanced and functional local infrastructure.  The planting of three trees was included to secure biodiversity net gain.  Issues with parking big vans and blocking cars led to police complaints.  The proposal aimed to provide a safer environment for residents, including children.  It was hoped the application would be viewed favourably by Councillors due to the family size dwellings and parking standards. Councillors sought clarification regarding the main point of the application and how it could overcome the policy rendering issues. In response, the agent / applicants highlighted the existing highway safety issues, including refuse access difficulties due to informal on-street car parking. Members were informed that the current arrangements failed to provide safe access for refuse vehicles and pedestrians. The scheme aimed to move spaces currently causing safety issues to safer locations. Concerns about anti-social behaviour were also raised. In response to questions from Members regarding the possibility that installation of the bays could actually result in an increase in the number of cars parking in Dyson Drive, it was suggested that double yellow lines could be installed and measures similar to those in neighbouring roads introduced. It was noted that residents relied on informal car parking arrangements at present. Councillors asked if the spaces were currently allocated to houses and it was confirmed that they were not. It was mentioned that visitors to the town centre sometimes parked there. Ward Councillor Reeta Chamdal was in attendance and addressed the Committee in support of petitioners. Key points highlighted included:  Since the previous year, the residents had positively engaged with the private developers.  It was clear that there had been an oversight by the previous developers in not allocating sufficient parking spaces in line with the rest of St Andrew's Park.  All the residents supported the application.  Most households had at least two cars.  For busy families with young children, alternative and more sustainable transport options were not always practical.  The residents were mindful of environmental factors and the impact on green spaces.  The petitioners proposed to fund the planting of three additional trees.  They were not asking for a major change to the streetscape, just to bring Dyson Drive in line with Kellett Street, which had two allocated spaces per house.  The request for additional parking was not an expansion but a formalisation of the current situation.  Cars were already parked alongside the road and across existing bays.  By creating proper parking spaces, residents aimed to address road safety and access issues without increasing overall parking pressure.  The Councillor encouraged the Committee to give serious consideration to the request and suggested a site visit to clarify the situation.  The Councillor stressed that petitioners sought to formalise the current parking situation into designated spaces. Councillors raised concerns about the parking space allocation when the houses had been built, noting that only one parking space had been allocated to each house. Some Members did not find the request unreasonable and noted that, if the proposal were to go ahead, there would still be plenty of greenery. They expressed a willingness to go against officers' recommendations, noting that the proposal appeared to fit well and did not represent a significant change. Caveats such as yellow lines were suggested to prevent parking issues. Concerns regarding the current informal parking situation were raised and restrictions were suggested if the proposal were to go ahead. It was suggested that additional planting could help to address the environmental concerns. In response to Members’ comments, officers confirmed that additional planting could be conditioned but it was noted that the reason for refusal was related to over-provision of parking, not landscaping. Members sought further clarification regarding the weightage applied when considering policy in the Local Plan and the London Plan. It was explained that the London Plan, adopted in 2021, carried greater weight in decision-making and it was noted that, in the past, appeals had given more weight to the London Plan than to the Local Plan. The Legal Advisor observed that any departure from policy would need to be justified. The Head of Development Management and Building Control clarified that there had been no oversight in the provision of parking and emphasised the importance of encouraging sustainable modes of travel. Members were reminded that the previous application had been refused due to concerns regarding highway safety and the failure to encourage sustainable travel. Officers highlighted the importance of being satisfied that these concerns had been suitably addressed should the Committee be minded to approve the application. Officers also questioned whether increasing the number of parking spaces would address the problem or whether it would lead to further issues. Councillors asked for more information on possible restrictions and whether they could be conditioned. It was explained that parking control on private land could not be enforced by the local authority. The Transport, Planning and Development Team Manager emphasised the importance of adhering to the London Plan's car parking standards to tackle environmental, public health and economic issues. It was noted that, were the application to be approved, this could set a precent for the entirety of St Andrews Park. The area could potentially become a car park for visitors to the town centre. Members questioned the weightage given to PTAL values in car parking standards. In response to this, it was clarified that the number of car parking spaces allowed varied according to PTAL rankings. In response to further questions from Councillors, it was explained that double yellow lines on private roads were enforced by private companies. At the request of the Committee Members, it was agreed that a decision on the application would be deferred to enable a site visit to take place. The proposal to defer for a site visit was moved, seconded and, when put to a vote, unanimously agreed. RESOLVED: That a decision on the application be deferred to enable a site visit to take place. 29. 41A PARKFIELD ROAD, ICKENHAM - 38629/APP/2024/1155 (Agenda Item 9) Demolition of the existing dwelling and the replacement with a two storey five- bedroom dwelling with associated parking and landscaping Officers introduced the application which was recommended for approval. A petition in objection to the application had been submitted but petitioners were not in attendance. The applicant addressed the Committee Members highlighting the fact that he hoped to increase the size of the property for use as a family home and to accommodate his elderly father. He sought to reassure petitioners that he had no intention of converting the property into an HMO or renting it out on Airbnb. Members observed that the street scene along Parkfield Road was now very mixed since a number of the original bungalows had been rebuilt as larger family homes. It was noted that the intended use of the property in question was a family home, and the applicants had worked well with officers to achieve an acceptable design. Members raised no further concerns. The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed. RESOLVED: That the application be approved subject to the conditions set out in the report. 30. UNIT 4 SILVERDALE INDUSTRIAL ESTATE - 49261/APP/2024/2904 (Agenda Item 10) Demolition of the existing building and structures on site, and all other associated site clearance works. Construction of a data centre building (Class B8) with plant at roof level with an emergency generator (1no.) and associated flue (provided within an external compound adjoining the data centre building), sprinkler tank and pumphouse, security guard house, and provision of one kiosk substation and MV Building. The development also comprises the construction of a new access and internal road and circulation areas, footpaths, provision of car and bicycle parking, hard and soft landscaping and other associated works and ancillary site infrastructure (design amendment reconsultation 10.02.25 including increasing parapet height by 1.54m) Officers introduced the application and highlighted the information in the addendum. It was noted that there had been no objections from neighbours and the application was recommended for approval. In response to questions from Members, it was confirmed that solar panels would be installed at the site. Given the proximity of the mosque to the application site, Councillors requested an amendment to the construction management plan to minimise disruption to attendees during hours of worship. The Committee welcomed the application which would make good use of an empty building. The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed. RESOLVED: That the application be approved subject to the addendum, the conditions set out in the report and an amendment to the construction management plan to minimise disruption to attendees at the nearby mosque during hours of worship. 31. 27-29 WILTSHIRE LANE, EASTCOTE (Agenda Item 11) Proposed demolition of the existing block of 3 garages, conversion of the existing locally listed flatted house into 2 houses with single storey rear extension, new dropped kerb and all associated parking provision and external works. Officers presented the application and highlighted the information in the addendum. The application was recommended for approval. Members welcomed the application noting that it was a good use of the land and would provide much needed family-sized housing in the Borough. No concerns were raised. The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed. RESOLVED: That the application be approved subject to the addendum and the conditions set out in the report. The meeting, which commenced at 7.00 pm, closed at 8.40 pm. These are the minutes of the above meeting. For more information on any of the resolutions please contact Democratic Services - Email: democratic@hillingdon.gov.uk. Circulation of these minutes is to Councillors, Officers, the Press and Members of the Public.

Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Mike Kemp Date Application Valid: 20.12.2024 Statutory / Agreed Determination Deadline: 11.04.2025 Application Type: Householder Ward: Charville Applicant: Mr Suty Bharrich Site Address: 18-20 Wilmar Close, Hayes, UB4 8ET Proposal: Change of use of 2no. outbuildings to granny annexes 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 – 9th April 2025 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 proposes to change the use of the space inside two linked outbuildings constructed within the rear garden of Nos.18 and 20 Wilmar Close to use the space as ancillary annex accommodation to the main houses. 1.2 The living accommodation within both outbuildings is proposed to be used by the parents of the applicant who are understood to have specific healthcare needs. The specific need for the accommodation has been set out within a supporting statement provided by the applicant, and within submitted statutory declarations. The accommodation is not proposed to be used as independent living accommodation, separate to the main properties at Nos.18 and 20 Wilmar Close. Limiting the use of the buildings to annex accommodation ancillary to the use of the main dwellings at Nos.18 and 20 Wilmar Close can be controlled through an appropriately worded planning condition . Subject to tying the use of the accommodation to the two main dwellings, there would not be demonstrable harm associated with the proposed ancillary use of the outbuildings to the amenity of surrounding residential occupiers, or in terms of access or highway safety/amenity. 1.3 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. 2 The Site and Locality 2.1 Nos.18 and 20 are a semi-detached pair of two storey houses located at the end of Wilmar Close, a residential cul-de-sac in Hayes. The properties benefit from off-street parking to the front and relatively large rear gardens. There is currently no boundary treatment between the two houses. An attached pair of single storey outbuildings has been constructed to the rear of the properties. The outbuildings are constructed from red brick materials and feature a flat roof. The outbuildings are currently unused. 2.2 The site adjoins Nos.16 and 19 Wilmar Close to the south west and north respectively; as well as No.6 Pillions Lane to the south; and Nos.53 to 61 Hayes End Road to the east. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 2.3 The application site is not within a conservation area or area of special local character. The site is located within Flood Zone 1 and is at a low risk of flooding. Figure 1: Location Plan (application site edged red) Figure 2: Street View Image of the front of Nos. 18 to 20 Wilmar Close Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Figure 3: Photograph of Constructed Ou tbuildings to Rear of 18-20 Wilmar Close Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 3 Proposal 3.1 Planning permission is sought to change the use of the two outbuildings constructed to the rear of Nos.18 and 20 Wilmar Close to use the buildings as annexes to the main houses. The proposed floor plans indicate that the outbuildings would both contain an area of living space, 1 bedroom and a WC and shower. No external changes are proposed. Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 9th April 2025 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 A lawful development certificate was granted in July 2023 for the conversion of the roof space to a habitable use to include hip to gable extensions, rear dormers, gable end windows, front rooflights and removal of chimneys and erection of outbuildings for both 18 and 20 Wilmar Close (67410/APP/2023/1632). The plans accompanying this application included two detached outbuildings located to the rear of Nos.18 and 20 Wilmar Close. The space inside both outbuildings is described as a ‘games room’, a use that would be classed as ancillary to the main dwelling. 4.3 An application for the erection of a two-storey rear extension with the insertion of 2no. side facing windows and the d emolition of existing garages and erection of two garages was refused in March 2024 for the following two reasons: 1. The proposed development, by reason of its cumulative width, size, scale, bulk and design, would fail to harmonise with the architectural composition of the original properties and would be detrimental to the character, appearance and visual amenities of the surrounding area. Therefore the proposal would be contrary to Policy BE1 of the Hillingdon Local Plan: Part Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press One – Strategic Policies (November 2012) and Policies DMHB 11, DMHB 12 and DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020). 2. The proposed layout, in particular, Bedroom 2 for Nos. 18 and 20 Wilmar Close at first floor, would fail to provide an adequate outlook and natural light resulting in poor quality and substandard accommodation for future occupiers of the dwellings. The pro posal is therefore contrary to Policy DMHB 11 and 16 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020) as well as Policy D6 of the London Plan (2021). 4.4 A subsequent planning appeal against the refusal of this planning application was dismissed in October 2024 with the appeal inspector agreeing with the Council ’s two reasons for refusing planning permission. 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 A total of 10 adjoining properties were directly notified regarding the proposed development. 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 Representations Summary of Issues Raised Planning Officer Response A petition with 45 signatures has been received in objection to the planning application. 1. Unclear and inaccurate plans. Officers consider that the plans provide an acceptable level of detail, are accurate in scale and adequately represent the development constructed on site. 2. The properties are currently rented out as HMO’s. Officers have found no evidence to substantiate this comment. The applicant has confirmed that the properties are Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press currently rented. A statutory declaration has been submitted stating that the properties will be occupied by the applicant and another family member. This matter is further addressed in the section of the report that relates to the principle of development. 3. If approved the buildings would be converted in independent dwellings. This matter is addressed in Section 7 of this report (Principle of Development). Conversion of the buildings to independent dwellings would require separate planning permission and may be prevented by imposing an appropriately worded planning condition. 4. Increased pressure on local waste services and amenities. Based on the proposed ancillary use of the outbuildings, the impact on local waste services is considered to not be material. 5. Time allowed for requesting a change of use has recently been changed to 10 years from 4 years. This comment appears to refer to updated legislation relating to timescales where an existing use may be deemed to be lawful if continuous use can be demonstrated for a period of 10 years. This legislation has no material relevance as the application is to obtain planning permission rather than to certify that the use of the building as an annex is lawful. 6. The outbuildings have never been used for their intended use as a gym/games room. The buildings are currently unused and as such this would not constitute a breach of the permitted use. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 7. The outbuildings would be used as an extension to the existing unlicenced HMO. The applicants supporting statutory declarations state that the outbuilding would be occupied by a family member ancillary to the use of the main dwelling. 8. The applicant or their extended family have not lived in the property since purchase. The applicant has indicated within their supporting statement that he and his brother would be occupying the two properties whilst the annex buildings would be used as accommodation for their parents. 9. Issues of traffic/parking if additional rooms are created as residential accommodation. This matter is addressed in paragraph 7.17 of the report below, which deals with highways matters. 10. The application would be contrary to the Hillingdon Borough Local Plan Part 2 Development Management Policies which states that an annexe should not have a separate private entrance and must be connected internally to the existing property. Annexes which are capable of being used as (or easily adapted to) a fully self-contained unit will not be permitted. This matter is addressed in Section 7 of the report below (Principle of Development). A total of 13 individual letters of objection have been received in relation to the planning application. I. The properties are currently rented out as HMO’s. See above response in relation to petition comments. II. Increased activity would result in a loss of privacy to adjoining neighbours. This matter is addressed in Paragraph 7.16 below, relating to neighbouring amenity. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press III. The owner/applicant has never lived at the property. The applicant has indicated within their supporting statement that he and his brother would be occupying the two properties whilst the annex buildings would be used as accommodation for their parents. IV. The proposal would have a negative impact on traffic/parking. This matter is addressed in paragraph 7.17 of the report below, which deals with highways matters. V. The application would be contrary to the Hillingdon Borough Local Plan Part 2 Development Management Policies which states that an annexe should not have a separate private entrance and must be connected internally to the existing property. Annexes which are capable of being used as (or easily adapted to) a fully self-contained unit will not be permitted. This matter is addressed in Section 7 of the report below (Principle of Development). VI. If approved the buildings would be converted into use as independent dwellings. This matter is addressed in Section 7 of this report (Principle of Development). Conversion of the buildings to independent dwellings would require separate planning permission and may be prevented by imposing an appropriately worded planning condition. VII. The outbuildings have not been used for their intended purpose. The buildings are currently unused and as such this would not constitute a breach of the permitted use. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 7 Planning Assessment Principle of Development 7.1 Policy DMHD 2 of the Local Plan states that The Council will require residential outbuildings to meet the following criteria: i) the building must be constructed to a high standard of design without compromising the amenity of neighbouring occupiers; ii) the developed footprint of the proposed building must be proportionate to the footprint of the dwelling house and to the residential curtilage in which it stands and have regard to existing trees; iii) the use shall be for a purpose incidental to the enjoyment of the dwelling house and not capable for use as independent residential accommodation; and iv) primary living accommodation such as a bedroom, bathroom, or kitchen will not be permitted 7.2 Paragraph A1.17 with Appendix A of the Local Plan Part 2 - Development Management Policies (Development Management Policies) sets out specific guidance relevant to the provision of residential annexes. It is stated that: “Annexes designed specifically for the use of disabled or dependent elderly family members should be located at ground floor level and be fully accessible. An Access Statement should be submitted with the planning application. An annexe should not have a separate private entrance and must be connected internally to the existing property. Annexes which are capable of being used as (or easily adapted to) a fully self-contained unit will not be permitted.” 7.3 As noted above the outbuildings have already been constructed on site and use of the outbuildings for purposes that are incidental to the main dwellings (games room) has been certified as lawful under an application to obtain a lawful development certificate application (67410/APP/2024/2641). Given that the buildings have already been constructed, and the structures are lawful, this application only considers whether the intended use is acceptable given that no external alterations are proposed. 7.4 The proposed outbuildings each measure 20sqm in terms of internal floor area and would function as two separate annexes to the main houses (18 and 20 Wilmar Close). The proposed plans indicate that each of the annexes would contain a lounge, bedroom and WC/Shower. The internal living space is small, compared with the guideline minimum space standards for a studio flat (37sqm) allowed for within the Governments Nationally Described Space Standards. Notwithstanding this, the outbuildings contain facilities that could lend their use to independent living, particularly given their detachment from the main houses. 7.5 A supporting statement regarding the need for the annex accommodation has been provided which outlines that the applicant purchased both properties with the intention that one of the dwellings would be occupied by himself and the other by Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press his brother. It is stated that the annexes would be occupied by parents of both family members. Further information has been provided stating that the applicants’ parents have specific health needs which necessitate care, and this has been put forward as a reason to justify provision of separate self-contained accommodation on the site. Two separate GP letters have been provided which state that the provision of ground floor cooking , toilet and washing facilities is essential for the wellbeing of both applicants’ parents. It is noted that neither the applicant nor any other family members are currently residing at Nos.18 to 20 Wilmar Close. 7.6 Whilst the submitted petition refers to the properties being in use as HMO’s , no specific evidence has been provided to show that this is the case. In any event, providing that the properties are not being occupied by more than 6 occupants then use of the property as an HMO would not require planning permission given that the site does not fall within an area of the borough subject of an Article 4 direction restricting change of use of a Class C3 dwelling to use as an HMO. The applicant has provided a copy of a Section 21 notice sent to the existing occupiers noting an intention to terminate the existing tenancies, noting the applicant and their family’s intention to occupy both dwellings in June 2025. 7.7 Four signed and dated statutory declarations have been submitted by the applicant, his brother and both parent s. The statutory declarations submitted by the applicant, and his brother confirm their intention to occupy the main dwellings at Nos.18 and 20 Wilmar Close, whilst the two statutory declarations submitted by the applicants’ parents confirm their intention to occupy the two annex buildings. 7.8 Officers note that there is a policy conflict regarding the intended use of the outbuildings and their internal layout, where assessed against Policy DMHD 2 and Paragraph A1.17 of the Local Plan Part 2. This is because the outbuilding is detached from the main house and contains primary living accommodation, namely a living room and bedroom and may theoretically be capable of independent occupation. 7.9 The primary aim of parts iii and iv of Policy DMHD 2 is to prevent the use of outbuildings as independent living accommodation in unsuitable locations, where such uses may impact negatively on the character of the area, residential amenity or present other negative implications such as increasing parking pressure or affecting access. Given the siting of the outbuildings to the rear of the main houses, use of the outbuildings as separate dwellings would not be acceptable as the size of the internal living space would be inadequate for use as an independent unit separate to the main dwelling and would not be provided with separate external amenity spaces. Furthermore, the siting of two separate dwellings to the rear of Nos.18 and 20 would likely present unacceptable impact on the amenity of neighbouring properties including and would fail to relate appropriately to the site context and character of the surrounding area. 7.10 Paragraph 56 of the NPPF 2024 makes clear that local planning authorities should consider whether otherwise unacceptable development could be made acceptable through the use of conditions or planning obligations. Given that the application is not submitted on the basis that outbuildings would be occupied as separate living Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press accommodation and would instead be linked to the use of the main dwellings at Nos.18 and 20, due regard must be given as to whether an appropriately worded planning condition could be applied to ensure that use of the outbuildings remains ancillary to the residential use of Nos.18-20 Wilmar Close. 7.11 In assessing whether a condition could reasonably control the use of the outbuilding, officers have reviewed four comparable examples of applications for detached annex buildings in the borough considered at appeal since the adoption of the Local Plan Part 2 in January 2020 where a refusal reason was given relating to the suitability of the outbuildings for use as independent living accommodation separate to the host properties. The appeal references are listed below: 7.12 x APP/R5510/W/22/3303091 - 76 Long Lane, Hillingdon – decision issued 6th January 2023 x APP/R5510/D/22/3296373 – 50 St Martins Approach, Ruislip – decision issued 9th August 2022 x APP/R5510/D/22/3292279 – 24 Wood Lane, Ruislip – decision issued 3rd May 2022 x APP/R5510/D/20/3263868 - 8 Thornhill Road, Ickenham – decision issued 8th March 2021 7.13 The first three appeals listed above were each allowed, and whilst the fourth appeal at 8 Thornhill Road was dismissed, the appeal inspector considered that refusing permission on the basis that the outbuilding would be capable of use as independent living accommodation was not justified. In each of the above cases it as considered that an appropriately worded condition requiring that the use of the outbuildings remained ancillary to the use of the primary dwelling would ensure that control is retained over the use of the outbuildings to ensure that they are not occupied as separate dwellings. In the absence of any other demonstrable harm, this would not represent a reason for refusing planning permission. 7.14 Were a condition to be applied tying the use of the living accommodation in the outbuildings to the main dwellings at 18-20 Wilmar Close then this would prevent occupation of the outbuildings as separate dwellings independent of the existing properties. Were the outbuildings to be used as independent living space in breach of this condition then the Council would be entitled to take enforcement action. An appropriately worded condition would provide adequate means to prevent independent use of the accommodation contained within the outbuilding and as such would prevent the potentially unacceptable impacts associated with a broader residential use of the outbuildings. The application of a planning condition in this instance would be in line with Paragraph 57 of the NPPF 2024 and would meets the required tests applied to planning conditions as set out in Paragraph 58 of the NPPF 2024. 7.15 On this basis, officers consider that planning permission should not be refused on the grounds that the outbuilding is capable of use as independent living Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press accommodation as scenario can be prevented through the application of an appropriately worded planning condition. Neighbouring Amenity 7.16 No external alterations are proposed to the outbuildings. The outbuildings may currently be used lawfully for purposes ancillary to the main dwelling . This encompasses a range of domestic uses such as a games room, gym , or home office. Use as ancillary residential space connected to the main dwelling is unlikely to generate significant additional levels of activity, noise or disruption compared to other ancillary domestic uses that the building could accommodate. It is considered that the use would not amount to demonstrable harm to the residential amenity of surrounding occupiers by reas on of noise, or other disturbance and there would be no conflict with Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Highways and Parking Provision 7.17 As the proposals do not relate to the creation of independent living accommodation, the provision of separate allocated parking for the annex accommodation is not required. Hardstanding exists to the front of the Nos.18 and 20 Wilmar Close providing off-street parki ng. Parking is not clearly laid out and access appears to overlap with the boundary of the adjoining properties, however there would be at least one parking space per dwelling. The provision of additional ancillary annex space should be treated as an extension to the living accommodation at both dwellings and it is also understood that the occupants of the living space within both annex buildings would not require use of a car. No alterations are proposed to the parking or access to the front of the dwellings. Officers note that the recent planning application 67410/APP/2024/208 to extend both dwellings, which involved adding an a dditional room to each house wa s not refused on highways grounds. 7.18 In summary the proposals are considered acceptable from a highway safety and amenity perspective and comply with Po licy DMT 6 of the Hi llingdon Local Plan Part 2: Development Management Policies (2020) and Policy T6.1 of the London Plan (2021). 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 Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press through third party interests / the Devel opment Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 The development would not be liable for a CIL contribution. 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. AAPPENDICES Planning Application 67410/APP/2024/2641 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: S.1 - Location Plan and Existing Site Plan S.2 - Proposed Elevation and Floor Plans 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. NONSC N Non Standard Condition The outbuilding contained within the garden of No.18 Wilmar Close labelled '18' on approved drawing S.1 (Existing Site Plan and Location Plan) shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as 18 Wilmar Close, Hayes, UB4 8ET. REASON In the interests of protecting the living conditions of the occupiers of the existing dwellings on the site and protecting the amenity of surrounding residential occupiers and to preserve the character and appearance of the site and surrounding area in accordance with with Policy BE1 of the Hillingdon Local Plan: Strategic Policies (2012) and Policy DMHB 11 of the Local Plan Part 2 - Development Management Policies. 4. NONSC N Non Standard Condition The outbuilding contained within the garden of No.20 Wilmar Close labelled '20' on approved drawing S.1 (Existing Site Plan and Location Plan) shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as 20 Wilmar Close, Hayes, UB4 8ET. REASON: Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 7 In the interests of protecting the living conditions of the occupiers of the existing dwellings on the site and protecting the amenity of surrounding residential occupiers and to preserve the character and appearance of the site and surrounding area in accordance with Policy BE1 of the Hillingdon Local Plan: Strategic Policies (2012) and Policy DMHB 11 of the Local Plan Part 2 - Development Management Policies. I Informatives 1. I52 C Compulsory Informative (1) The decision to GRANT planning permission has been taken having regard to all relevant planning legislation, regulations, guidance, circulars and Council policies, including The Human Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to act incompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8 (right to respect for private and family life); Article 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). I53 C Compulsory Informative (2) The decision to GRANT planning permission has been taken having regard to the policies and proposals in the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020) set out below, including Supplementary Planning Guidance, and to all relevant material considerations, including The London Plan - The Spatial Development Strategy for London consolidated with alterations since 2011 (2016) and national guidance. DMH 1 Safeguarding Existing Housing DMH 4 Residential Conversions and Redevelopment DMHB 11 Design of New Development DMHB 16 Housing Standards DMHB 18 Private Outdoor Amenity Space DMT 2 Highways Impacts DMT 5 Pedestrians and Cyclists DMT 6 Vehicle Parking LPP D14 (2021) Noise LPP D3 (2021) Optimising site capacity through the design-led approach LPP D4 (2021) Delivering good design LPP D6 (2021) Housing quality and standards LPP T5 (2021) Cycling LPP T6 (2021) Car parking LPP T6.1 (2021) Residential parking Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 7 NPPF- 11 NPPF-11 2018 - Making effective use of land NPPF- 12 NPPF-12 2018 - Achieving well-designed places NPPF- 2 NPPF-2 2018 - Achieving sustainable development NPPF- 5 NPPF-5 2018 - Delivering a sufficient supply of homes H Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 7 AAppendix 2: Relevant Planning History 1777/APP/2018/1151 18 Wilmar Close Hayes Single storey rear extension and conversion of roof space to habitable use to include a rear dormer, 2 front rooflights and conversion of roof from hip to gable end (Application for a Certificate of Lawful Development for a Proposed Development) Decision: 31-05-2018 Approved 1777/APP/2019/168 18 Wilmar Close Hayes Hip to gable roof extension, rear dormer window and single storey rear extension and proposed use as a six person House in Multiple Occupation (HMO) (Application for a Certificate of Lawful Development for a Proposed Development) Decision: 14-03-2019 Approved 67410/APP/2023/1632 18 And 20 Wilmar Close Hayes Conversion of roof space to habitable use to include hip to gable extensions, rear dormers, gable end windows, front rooflights and removal of chimneys and erection of outbuildings for both no.s 18 and 20 Wilmar Close (Application for a Certificate of Lawful Development for a Proposed Development) Decision: 27-07-2023 Approved 67410/APP/2024/208 18 And 20 Wilmar Close Hayes Erection of a two storey rear extension with the insertion of 2no. side facing windows. Demolition of existing garages and erection of an outbuilding. Decision: 21-03-2024 Refused A Appeal: 29-10-2024 Dismissed 78150/APP/2023/2276 18 And 20 Wilmar Close Hayes Erection of a two storey rear extension and 1 rear roof light at each property. Erection of outbuildings following demolition of garages (AMENDED DESCRIPTION). Decision: 01-12-2023 Refused Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 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 PT1.H1 (2012) Housing Growth Part 2 Policies: DMH 1 Safeguarding Existing Housing DMH 4 Residential Conversions and Redevelopment DMHB 11 Design of New Development DMHB 16 Housing Standards DMHB 18 Private Outdoor Amenity Space DMT 2 Highways Impacts DMT 5 Pedestrians and Cyclists DMT 6 Vehicle Parking LPP D3 (2021) Optimising site capacity through the design-led approach LPP D4 (2021) Delivering good design LPP D6 (2021) Housing quality and standards LPP D14 (2021) Noise LPP T5 (2021) Cycling LPP T6 (2021) Car parking LPP T6.1 (2021) Residential parking NPPF- 2 NPPF-2 2018 - Achieving sustainable development NPPF- 5 NPPF-5 2018 - Delivering a sufficient supply of homes Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 7 NPPF- 11 NPPF-11 2018 - Making effective use of land NPPF- 12 NPPF-12 2018 - Achieving well-designed places HHillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 7 of 7

Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Christos Chrysanthou 35220/APP/2024/3046 Date Application Valid: 12.12.24 Statutory / Agreed Determination Deadline: 11.04.25 Application Type: Full Ward: West Drayton Applicant: Mr M Madhang Site Address: 44 Frays Avenue, West Drayton, UB7 7AG Proposal: Demolition and reconstruction of new build family home. Summary of Recommendation: GRANT planning permission subject to legal agreement and conditions Reason Reported to Committee: Required under Part 3 of the Planning Scheme of Delegation (Petition received) Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the completion of a satisfactory legal agreement and to the conditions as set out in Appendix 1. 1 Executive Summary 1.1 The application seeks planning permission for the demolition and reconstruction of new build family home. 1.2 Whilst it is acknowledged that the existing property exhibits attractive features, this factor alone does not necessarily amount to the building being of such considerable importance to the A rea of Special Local Character to warrant its protection from demolition. The building is not statutorily or locally listed and being a mid-twentieth century property, it is considered to be of limited historic value. Moreover, a number of replacement dwellings have been built on Frays Avenue over recent years which would have necessitated the demolition of the original dwellings. It is therefore considered, on balance, that the principle of the demolition and replacement of the existing dwelling is acceptable. 1.3 The proposal has been subject to negotiation with the LPA and following the receipt of revised plans that adjust the design of the development, the proposal is considered to harmonise with the character and appearance of the West Drayton Garden City Area of Special Local Character. 1.4 The application is a resubmission to Application reference: 35220/APP/2024/2203 which was refused on the grounds of character impacts and unsatisfactory amenity and living conditions. The current application overcomes these reasons for refusal. 1.5 The development would not adversely impact on the living conditions of neighbouring occupiers and would provide a satisfactory provision of internal and external amenity space for future occupiers. The proposal would not lead to parking stress or present a risk to highway safety. 1.6 The scheme would be delivered as a ‘self -build’ development, and the applicant has agreed to enter into a Unilateral Undertaking to secure the BNG ex emption. The Unilateral Undertaking would be progressed via the Council’s legal team in the event of planning permission being granted. 1.7 The planning application is therefore recommended for approval subject to the conditions set out in Appendix 1 and a Unilateral Undertaking securing the BNG ‘self-build’ exemption. 2 The Site and Locality Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press 2.1 The application site is located on Frays Avenue within a residential setting and comprises a two storey detached dwelling. The area to the front of the property is provided with an area of soft landscaping and hard surfacing that accommodates off-street parking provision for 2-3 cars. The rear garden is spacious and well landscaped. The dwelling has a single storey wrap-around side and rear extension. 2.2 The application site lies within the West Drayton Garden City Area of Special Local Character. The site does not contain any Listed Buildings. There are no trees that are subject to a Tree Preservation Order wi thin the site or on adjoining land. The site is located within a Flood Zone 2 and an Archaeological Priority Area. Figure 1: Location Plan (application site edged red) Figure 2: Street View Image of the Application Property Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press 3 Proposal 3.1 Planning permission is sought for the demolition and reconstruction of new build family home. 3.2 During the course of the application and following discussion between the agent and the case officer, revised plans have been submitted that adjust the forward bay to reflect those found on the neighbouring properties. Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Street scene section (Application site second property from the left) Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press Proposed Front Elevation Proposed Site plan Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press 4 Relevant Planning History A list of the relevant planning history related to the property can be found in Appendix 2. 4.1 This application is a resubmission to App ref: 35220/APP/2024/2203 (Erection of new dwellinghouse to include converted roof space into habitable use with 3x side facing roof lights, 1x front facing roof light, rear and side dormers, and formation of a crown roof, following demolition of existing dwellinghouse and attached garage.) which was refused on 30th October 2024 for the follow ing reasons: 1 The development, by virtue of its design , siting and roof form, would result in a visual prominent, incongruous and cramped form of development, to the detriment of the visual amenities of the street scene and the character and appearance of the West Drayton Garden City Area of Special Local Character. The proposal therefore conflicts with Policies BE1 and HE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012), Policies DMHB 5, DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part Two - D evelopment Management Policies (2020), Policy D3 of the London Plan (2021) and Paragraphs 128d) and 135c) of the National Planning Policy Framework (2023). 2 The development through the use of obscure glazing that serves primary accommodation would result in poor levels of outlook and daylight/sunlight provision, to the detriment of the living conditions and amenities of future occupiers. The proposal therefore conflicts with Policy DMHB 16 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), Policy D6 of The London Plan (2021) and Paragraph 135f) of the National Planning Policy Framework (2023). 4.2 As detailed in this report, the resubmi ssion addresses the reasons for refusal of the previous planning application. 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 13 neighbouring properties were consulted on 24th December 2024 for a period of 21 days. 6.2 A round of re-consultations was carried out on 26 th February 2025 and the re- consultation period expired on 12th March 2025. 6.3 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses received are summarised in Table 2 Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response A petition in objection with 32 signatures has been received. 1. Height, bulk, scale and design are harmful to the character of the ASLC. Discussed at paragraphs 7.7-7.16 of this report. 2. Undesirable precedent for a three story building. Discussed at paragraph 7.14 of this report. 3. Third dormer is intrusive and compromises privacy. Discussed at paragraph 7.20 of this report. 4. Overdeveloped appearance and out of character with the ASLC. Discussed at paragraphs 7.7-7.16 of this report. 5. Depth and bulk results in loss of amenity to No.46. Discussed at paragraph 7.18 of this report. 6. Loss of dwelling and requirement for demolition notice. The loss of the dwelling is discussed at paragraphs 7.5 -7.6. The demolition of the existing dwelling would be permitted by virtue of the granting of planning permission. A separate demolition notice would not be required. 5 letters of objection have been received. I. Overdevelopment, impact on ASLC and street scene, three storey height and scale, depth and bulk, out of character, loss of dwelling. Discussed at paragraphs 7.5-7.6 and 7.7-7.16 of this report. Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press II. Overshadowing, loss of privacy. Discussed at paragraphs 7.17-7.22 of this report. One letter of support was received. III. It looks great with the street scene and is beautiful design. Request that side windows are frosted. Noted. West Drayton Conservation Area Advisory Panel also wrote in objection IV. Concerns were raised regarding the loss of space between properties, depth, overdevelopment. Discussed at paragraphs 7.7-7.16 of this report. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Access Officer No accessibility concerns are raised subject to conditions. Noted. Highways Officer No highways concerns are raised subject to conditions. Noted. 7 Planning Assessment Principle of Development 7.1 Paragraph 202 of the NPPF (2024) states that local planning authorities should recognise "assets are an irreplaceable resource and should be conserved in a manner appropriate to their significance". 7.2 Paragraph 210 of the NPPF (2024) relates to designated and to non-designated heritage assets and states that "In de termining applications, local planning authorities should take account of: a) the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation". 7.3 Paragraph 216 of the NPPF (2024) states that "The effect of an application on the significance of a non -designated heritage asset should be taken into account in determining the application. In weighing appli cations that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press having regard to the scale of any harm or loss and the significance of the heritage asset." 7.4 This is reinforced at a local level, where Policy DMHB 5 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that "The replacement of buildings which positively contribute to the character and local importance of Areas of Special Local Character will normally be resisted." 7.5 Based on the interpretation of paragraph 039 of the Planning Practice Guidance, the Garden City Area of Special Local Character (ASLC) is a non -designated heritage asset. It is noted that the Council's Conservation Officer did not previously object in respect to the loss of the existing property and its current contribution to the ASLC. It is considered that refusing this application on this ground alone would be unsustainable in the event of the appeal. 7.6 The existing property is not a statutory li sted building, nor is it a locally listed building. Subject to compliance with relevant planning policies and other material considerations, the principle of replacin g the existing dwelling with another dwelling is considered acceptable. Impact on the Character and Appearance of the Area 7.7 The site lies within the Garden City, West Drayton Area of Special Local Character. The existing dwelling is a two storey property with a rendered exterior and a pitched tiled roof. It has been extended to the side and the front. The retention of original features allows t he existing building to provide a strong positive contribution to the significance of the ASLC. However as discussed in the principle of development paragraphs (7.1 - 7.6 of this report), there is no objection to the demolition of the existing building. 7.8 The height of the proposed replacem ent dwelling would match that of the neighbours at Nos. 40 and 42, however it would be 2.25 metres taller than the neighbouring chalet bungalow at No. 46. T he overall width of the proposal is 9.3metres (a 0.25 metre reduction from the previous scheme), which is comparable to other neighbouring dwellings. 7.9 The proposal includes gaps of 1.15 metres to the shared side boundaries with No. 42 and 46. It is noted that the side gaps prevalent on Frays Avenue vary in width. The proposal would include a set in off the boundary shared with No.40 which is subject to redevelopment. This creates adequate separation distance to prevent the potential for a terracing effect and is reflective of the established pattern of development within the street. 7.10 The rear dormer would occupy less than one third the width of the rear roof slope. It would be set down 0.4 metres from the ridge and in a central location with satisfactory set-ins from the side elevations. Whilst the window serving the rear dormer is quite large, the proportions of the rear dormer are considered to be acceptable. It would also not be overly visible from the street scene and as such, no material harm is identified. Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press 7.11 The side dormer is 2.5metres wide and would be set down 0.40 metres below the main ridge. It would be set back 5.3 metres from the front elevation. The side dormer is relatively narrow and set back from the street scene and when viewed against the side roof slope which measures 13.8 metres, it would not be unduly prominent. It is noted that there are other examples of side dormers on the neighbouring properties at Nos.41, 47 and 54. As such the side dormer would not introduce an alien feature to the street scene. 7.12 The resubmission scheme has replaced the previously proposed forward gable projection on the proposed replacement dwelling with a hipped roof. A further revision was received to reduce the forward projection further and is now comparable to those found on properties in the street scene. The revised forward bay projection reads as a subordinate feature and appears acceptable within the wider street scene. 7.13 The rear elevation would line up with that of No.42. The depth is acceptable, and the crown roof has been made narrower and is a similar size to those found on neighbouring properties. 7.14 The scale of the proposal is representati ve of a two-storey dwelling with loft accommodation. Similar modern replacement dwellings are found on Frays Avenue including the adjacent neighbouring properties at Nos. 40 and 42 and the proposal is considered to harmonise with the evolving street scene. 7.15 As described above, the design of the scheme as revised is not considered to be harmful to the character and appearance an d the visual amenities of the area of special local character. Therefore, the first reason for refusal of a pplication reference 35220/APP/2024/2203 is considered to have been overcome. 7.16 The materials listed on the application form are brick, plain roof tiles and aluminium windows and doors. In the event of an approval, details of all materials would be secured by condition. Residential Amenity 7.17 The 45 degree lines of sight have bee n drawn on the proposed plans, indicating that the development would not breach these splays which are taken from the nearest first floor windows of the neighbouring properties. As such both neighbouring occupiers would not experience any loss of outlook. 7.18 The new dwelling would replace the existing dwelling and garage which are to be demolished. The replacement dwelling would be two storeys in height and whilst it would be set slightly closer to the shared boundary with No .46, adequate side gaps would be retained and overall, the relationship with the neighbour would not be dissimilar to the existing situation. As such, it is considered that the development would not have an overbearing impact upon the neighbouring bungalow at No.46. Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press 7.19 The single storey rear element would project 2.2 metres beyond the rear elevation of No. 42 and 1.5 metres beyond the rear conservatory of No.46. The single storey rear element measures 3.15 metres in height and with side gaps between 1.2 metres and 1.3 metres to the side boundaries (an increase of 5-10cm each side). The impact of the single storey rear element would be considered acceptable. 7.20 The first-floor side windows serve the stairs/landing and a two bathrooms. All three first floor side windows are annotated to be obscure glazed. A condition would be attached in the event of an approval to secure the obscuring of these windows to preserve neighbouring amenity. 7.21 The side dormer would serve the stairs and is recommended to be obscure glazed to prevent overlooking towards No.46. T he side rooflight serves a store. In the event of the application being determined for approval, a condition is recommended to be attached to obscure glaze these to preserve neighbour privacy. 7.22 In summary, no adverse impacts are identified with regards to neighbouring amenity. Highway safety and Parking 7.23 No changes are being proposed to the existing vehicle crossover serving the site, which is considered to be fit for purpose. 7.24 The proposal indicates the retention of two car parking spaces in the front driveway. This is sufficient parking prov ision in accordance with adopted parking standards. The proposal also includes electric vehicle charging points. Cycle parking is not indicated, however this is recommended to be secured by a suitably worded condition. 7.25 As detailed in Table 2 of the report, the Highway Authority have not objected to the proposal , subject to conditions securing a parking layout plan and a Construction Management Plan. These conditions would be attached in the event of an approval. Quality of Residential Accommodation 7.26 The overall Gross Internal Floor area (GIA) of the proposed replacement dwelling exceeds the London Plan minimum space standard. All the proposed bedrooms would exceed the minimum floor area standards set out in the technical housing standards - nationally described space standard (2015). The proposed dwelling would be dual aspect with all the habit able rooms being served by principal windows in the front or rear elevations of the building, thus providing future occupiers with a reasonable level of natural light and outlook. 7.27 The resubmission has altered the layout and as shown on the proposed floor plans, the bedrooms are now served by windows in the front or rear elevations not Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press windows in the side elevation. This overcomes the second reason for refusal of application reference 35220/APP/2024/2203. Private amenity space 7.28 Table 5.3 to Policy DMHB 18 of the Hillingdon Local Plan Part 2 states that houses with four bedrooms or more shou ld provide a minimum of 100 square metres of private usable amenity space. The retained private amenity space to serve the proposed replacement dwelling exceeds the policy requirement a nd as such i s acceptable. Trees and Landscaping 7.29 The site does not contain any TPO trees, however it lies adjacent to Tree Preservation Area Order 752 to the northeast boundary. An Arboricultural Method Statement, Impact Assessment and Tree Protection Plan has been submitted in support of the application. The report identifies one Category C1 tree (T4) to be removed from the rear garden. It also sets out a method statement and tree protection measures to safeguard other trees within the site and on neighbouring land. 7.30 In the event of a determination for appr oval, the implementation of the method statement and tree protection measures is recommended to be secured by condition. A further condition is also recommended to secure a full landscape scheme to enhance the visual amenity of the site and offset the loss of the tree that would be removed to accommodate the development. Flood Risk and Drainage 7.31 The site lies within a Flood Zone 2, which represents a moderate risk of flooding. The application proposes a replacement dwelling. According to Annex 3 of the NPPF, buildings used for dwelling houses are classified as 'more vulnerable' uses. 7.32 The NPPG also states that for developme nt in a Flood Zone 2, where the use is classified as more vulnerable, the central climate change allowance should be applied. 7.33 A flood risk assessment has been submitted in support of the application. It identifies flood risk mitigation measures including setting the finished floor levels 300mm above the 1% AEP + 20% CC modelled flood level and utilising flood resistant materials. These measures would be secure d by condition in the event of a determination for approval. In addition, a condition is recommended to be attached to secure a sustainable water management scheme. Access 7.34 As detailed in Table 2 of this report, the Council's Access Officer has no objection subject to conditions to secure details of step free access and compliance with the technical specifications for an M4(2) d welling, as set out in Approved Document Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press M to the Building Regulations (2010) 2 015. These conditions are recommended to be attached in the event of a determination for approval to ensure an accessible development. Biodiversity Net Gain (BNG) 7.35 The application form has selected the 'Self-build and custom build development' exemption. It is understood that the applicant has made enquiries to sign up to the Council’s self -build register. On the basis that the development would be delivered as a ‘self-build’, the proposal is considered to be BNG exempt, and a biodiversity gain plan is not required. A Unilateral Undertaking (UU) to secure the self- build exemption is being progressed by the Council and would be signed in the event of planning permission being granted. 7.36 Whilst the self-build exemption may be applicable, the exemption applies to the delivery of an on-site net gain of 10%. In order to ensure that mitigation is secured in the event that the self -build exemption is not conformed with, the applicant is required to submit a statutory metric whic h will demonstrate the level of shortfall between the existing and proposed development. A Biodiversity Net Gain Plan has been submitted in support of the application. It identifies a requirement of 0.03 offsite biodiversity units to offset the loss of habitats and achieve a 10% biodiversity net gain. On this basis, the proposal would be able to achieve a biodiversity net gain in line with the BNG framework. 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 Devel opment Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 The Council adopted its own Community Infrastructure Levy (CIL) on August 1 st 2014 which is chargeable on residential deve lopments. This is in addition to the Mayoral CIL charge. CIL rates are index linked. Hillingdon Planning Committee – April 2025 PART 1 – Members, Public & Press 8.4 The proposal involves the erection of a new dwelling and would therefore be liable to pay CIL. A relevant informative would be attached to the decision notice pointing to these obligations. 9 Conclusion / Planning Balance 9.1 The application seeks planning permission for the demolition and reconstruction of new build family home. 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 completion of a legal agreement to secure the BNG requirements set out within this report and the conditions set out in Appendix 1 (below). 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning 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 35220/APP/2024/3046 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 12 AAppendix 1: Recommended Conditions and Informatives Conditions 1. RES3 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. RES4 A Accordance with Approved Plans The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers Location Plan, A102 dated 21/03/2025, A103 dated 21/03/2025, A104 dated 21/03/2025 and shall thereafter be retained/maintained for as long as the development remains in existence. REASON To ensure the development complies with the provisions of the Hillingdon Local Plan Part 1 (2012), Part 2 (2020) and the London Plan (2021). 3. RES7 M Materials (Submission) Notwithstanding any of the approved plans, no development shall take place until details of all materials and external surfaces have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be constructed in accordance with the approved details and be retained as such. Details should include information relating to make, product/type, colour and photographs/images. REASON To ensure that the development presents a satisfactory appearance in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 4. RES9 L Landscaping (car parking & refuse/cycle storage) Notwithstanding any of the approved plans, 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 (including pollution absorbing plants), plant sizes, and proposed numbers/densities where appropriate Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 12 2. Details of Hard Landscaping 2.a Refuse Storage 2.b Accessible Cycle Storage for 2no bicycles 2.c Means of enclosure/boundary treatments 2.d Car Parking Layout including one active electric vehicle charging point and one passive electric vehicle charging point 2.e Hard Surfacing Materials 2.f External Lighting 3. Details of Landscape Maintenance 3.a Landscape Maintenance Schedule for a minimum period of 5 years. 3.b Proposals for the replacement of any tree, shrub, or area of surfing/seeding within the landscaping scheme which dies or in the opinion of the Local Planning Authority becomes seriously damaged or diseased. 4. Schedule for Implementation Thereafter the development shall be carried out and maintained in full accordance with the approved details. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality and provide adequate facilities in compliance with Policies DMHB 11, DMHB 12, DMHB 14, DMEI 1 and DMT 2 of the Hillingdon Local Plan Part 2 (2020). 5 5. RES8 T Tree Protection and Method The development hereby approved shall be carried out strictly in accordance with the recommendations contained within the approved Arboricultural Method Statement, Impact Assessment and Tree Protection Plan, SouthOaks Arboricultural Consultancy. REASON To ensure that trees and other vegetation can and will be retained on site and not damaged during construction work and to ensure that the development conforms with Policy DMHB 14 of the Hillingdon Local Plan Part 2 (2020). 6. RES14 O Outbuildings, extensions and roof alterations Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification); no garage(s), shed(s) or other outbuilding(s), nor extension or roof alteration to any dwellinghouse hereby approved shall be erected without the grant of further specific permission from the Local Planning Authority. REASON Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 12 To protect the character and appearance of the area and amenity of residential occupiers in accordance with Policies DMHB 11 and DMHD 2 of the Hillingdon Local Plan Part 2 (2020). 77. RES12 N No additional windows or doors Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no additional windows, doors or other openings shall be constructed in the walls or roof slopes of the development hereby approved. REASON To prevent overlooking to adjoining properties in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 8. RES13 O Obscure Glazing The windows at first floor and roof level in the side elevations facing Nos. 42 and 46 Frays Avenue shall be glazed with permanently obscured glass to at least scale 4 on the Pilkington scale and be non-opening below a height of 1.8 metres taken from internal finished floor level for so long as the development remains in existence. REASON To prevent overlooking to adjoining properties in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 9. NONSC F Flood Risk Assessment The development hereby approved shall be carried out strictly in accordance with the recommendations contained within the approved Flood risk assessment, 13-08-2024, STM Environmental. REASON To ensure the development does not increase the risk of flooding in accordance with Policies DMEI 9 and DMEI 10 of the Hillingdon Local Plan: Part 2 (2020). 10. RES15 S Sustainable Water Management Prior to commencement of the development hereby approved, a scheme for the provision of sustainable water management shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall clearly demonstrate that sustainable drainage systems (SUDS) have been incorporated into the designs of the development in accordance with the hierarchy set out in accordance with Policy SI 13 of the London Plan (2021) and will: i. provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters; ii. include a timetable for its implementation; and Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 12 iii. provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. The scheme shall also demonstrate the use of methods to minimise the use of potable water through water collection, reuse and recycling and will: iv. provide details of water collection facilities to capture excess rainwater; v. provide details of how rain and grey water will be recycled and reused in the development. Thereafter the development shall be implemented and retained/maintained in accordance with these details for as long as the development remains in existence. REASON To ensure the development does not increase the risk of flooding in accordance with Policies DMEI 9 and DMEI 10 of the Hillingdon Local Plan: Part 2 (2020). 1 11. NONSC S Step free Access Prior to any works on site above damp proof course level, details of step free access via all points of entry and exit shall be submitted to, and approved in writing, by the Local Planning Authority. The measures implemented as approved shall be retained thereafter. REASON To ensure housing of an inclusive design is achieved and maintained in accordance with Policies D5 and D7 of the London Plan (2021). 12. NONSC M M4(2) Dwelling The dwelling hereby approved shall accord with the requirements of Policy D7 of the London Plan and shall not be occupied until certification of compliance with the technical specifications for an M4(2) dwelling, as set out in Approved Document M to the Building Regulations (2010) 2015, has been submitted to, and approved in writing, by the Local Planning Authority. All such provisions must remain in place for the life of the building. REASON To not only allow the Building Control body to require the development to comply with the optional Building Regulations standards, but to also ensure the appropriate quantity and standard of accessible and adaptable housing is constructed and maintained in accordance with Policy D7 of the London Plan (2021). 13. NONSC D Demolition and Construction Management Plan No development shall take place until a demolition and construction management plan has been submitted to and approved in writing by the Local Planning Authority. The plan shall detail: a) The phasing of development works Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 12 b) Types of vehicles accessing the site, including their ability to enter the Frays Avenue without affecting neighbouring properties c) The hours during which development works will occur d) How vehicles will access the site whilst protecting neighbouring sites e) Measures to prevent mud and dirt tracking onto footways and adjoining roads (including wheel washing facilities) f) Traffic management and access arrangements (vehicular and pedestrian) and parking provisions for contractors during the development process (including measures to reduce the numbers of construction vehicles accessing the site during peak hours) g) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process h) The storage of demolition/construction materials on site The approved details shall be implemented and maintained throughout the duration of the demolition and construction process. REASON To safeguard the amenity of surrounding areas in accordance with Policies DMHB 11, DMT 1 and DMT 2 of the Hillingdon Local Plan: Part 2 (2020). I Informatives 1. I52 C Compulsory Informative (1) The decision to GRANT planning permission has been taken having regard to all relevant planning legislation, regulations, guidance, circulars and Council policies, including The Human Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to act incompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8 (right to respect for private and family life); Article 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). 2. I59 C Councils Local Plan : Part 1 - Strategic Policies The decision to GRANT planning permission has been taken having regard to the policies and proposals in the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020) set out below, including Supplementary Planning Guidance, and to all relevant material considerations, including The London Plan - The Spatial Development Strategy for London consolidated with alterations since 2011 (2021) and national guidance. 3. The applicant is advised that the storage of materials associated with the construction of this development should be provided within the site on land which is not public highway, and the use of such areas must not interfere with the public highway. If this is not possible, authorisation should be sought from the Highway Authority before construction works Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 12 commence. 44. It is an offence under section 137 of the Highways Act 1980 for any person, without lawful authority or excuse, in any way to wilfully obstruct the free passage along a highway or public right of way. If this development is likely to result in the public highway or public right of way network becoming routinely blocked (fully or partly) the applicant must contact the Highway Authority to obtain their permission and requirements before construction works commence. 5. It is an offence under section 148 of the Highways Act 1980 to deposit compost, dung or other material for dressing land, or any rubbish on a made up carriageway, or any or other debris on a highway to the interruption of any highway user. Section 149 of the same Act gives the Highway Authority powers to remove such material at the expense of the party responsible. Therefore, best practical means shall be taken at all times to ensure that all vehicles leaving the site during construction of the development and use thereafter are in a condition such as not to emit dust or deposit mud, slurry or other debris on the highway. 6. The applicant is advised that the Highway Authority has powers under section 163 of the Highways Act 1980, to take appropriate steps where deemed necessary (serving notice to the occupier of premises adjoining a highway) to prevent water from the roof or other part of the premises falling upon persons using the highway, or to prevent so far as is reasonably practicable, surface water from the premises flowing on to, or over the footway of the highway. 7. 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 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 7 of 12 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. 8 8. IT05 W Wildlife and Countryside Act 1981 You are advised that it is an offence under the Wildlife and Countryside Act 1981 to disturb roosting bats, nesting birds or any other protected species. 9. 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. 10. I6 P Property Rights/Rights of Light Your attention is drawn to the fact that the planning permission does not override property rights and any ancient rights of light that may exist. This permission does not empower you to enter onto land not in your ownership without the specific consent of the owner. If you require further information or advice, you should consult a solicitor. 11. I73 C Community Infrastructure Levy (CIL) (Granting Consent) Under the terms of the Planning Act 2008 (as amended) and Community Infrastructure Levy Regulations 2010 (as amended), this development is liable to pay the London Borough of Hillingdon Community Infrastructure Levy (CIL) and the Mayor of London's Community Infrastructure Levy (CIL). This will be calculated in accordance with the London Borough of Hillingdon CIL Charging Schedule 2014 and the Mayor of London's CIL Charging Schedule 2012. Before commencement of works the development parties must notify the London Borough of Hillingdon of the commencement date for the construction works (by submitting a Commencement Notice) and assume liability to pay CIL (by submitting an Assumption of Liability Notice) to the Council at planning@hillingdon.gov.uk. The Council will then issue a Demand Notice setting out the date and the amount of CIL that is payable. Failure to submit a valid Assumption of Liability Notice and Commencement Notice prior to commencement of the development may result in surcharges being imposed. The above forms can be found on the planning portal at: www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/cil Pre-Commencement Conditions: These conditions are important from a CIL liability perspective as a scheme will not become CIL liable until all of the pre-commencement conditions have been discharged/complied with. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 8 of 12 AAppendix 2: Relevant Planning History 35220/A/84/1441 44 Frays Avenue West Drayton Section 53 certificate (P) Single-storey rear extension. Decision: 01-10-1984 General Perm.Devt. 35220/APP/2023/3303 44 Frays Avenue West Drayton Erection of a first floor side and part rear extension. Conversion of roofspace to habitable use to include a rear dormer and garage conversion to habitable room. Decision: 09-01-2024 Refused 35220/APP/2023/3305 44 Frays Avenue West Drayton Erection of outbuilding to rear garden (Application for a Certificate of Lawful Development for a Proposed Development) Decision: 20-12-2023 Refused 35220/APP/2023/3712 44 Frays Avenue West Drayton Erection of outbuilding to rear garden (Application for a Certificate of Lawful Development for a Proposed Development) Decision: 06-02-2024 Approved 35220/APP/2024/2203 44 Frays Avenue West Drayton Erection of new dwellinghouse to include converted roof space into habitable use with 3x side facing roof lights, 1x front facing roof light, rear and side dormers, and formation of a crown roof, following demolition of existing dwellinghouse and attached garage. Decision: 30-10-2024 Refused 35220/B/84/1732 44 Frays Avenue West Drayton Section 53 certificate (P) Single-storey rear extension. Decision: 05-11-1984 General Perm.Devt. 35220/C/96/0417 44 Frays Avenue West Drayton Erection of a single storey front extension Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 9 of 12 DDecision: 03-06-1996 Approved 35220/D/98/0582 44 Frays Avenue West Drayton Erection of a two storey front extension Decision: 03-06-1998 Refused Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 10 of 12 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 PT1.H1 (2012) Housing Growth PT1.EM6 (2012) Flood Risk Management PT1.HE1 (2012) Heritage Part 2 Policies: DMH 1 Safeguarding Existing Housing DMH 2 Housing Mix DMCI 7 Planning Obligations and Community Infrastructure Levy DMEI 10 Water Management, Efficiency and Quality DMEI 9 Management of Flood Risk DMHB 15 Planning for Safer Places DMHB 5 Areas of Special Local Character LPP SI12 (2021) Flood risk management LPP T2 (2021) Healthy Streets LPP T4 (2021) Assessing and mitigating transport impacts DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHB 16 Housing Standards DMT 1 Managing Transport Impacts Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 11 of 12 DMT 2 Highways Impacts DMT 5 Pedestrians and Cyclists DMT 6 Vehicle Parking LPP D1 (2021) London's form, character and capacity for growth LPP D3 (2021) Optimising site capacity through the design-led approach LPP D4 (2021) Delivering good design LPP D5 (2021) Inclusive design LPP D6 (2021) Housing quality and standards LPP D7 (2021) Accessible housing LPP H1 (2021) Increasing housing supply LPP H2 (2021) Small sites LPP SI13 (2021) Sustainable drainage LPP T5 (2021) Cycling LPP T6 (2021) Car parking LPP T6.1 (2021) Residential parking H Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 12 of 12

Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Rhian Thomas 5235/APP/2025/188 Date Application Valid: 27.01.25 Statutory / Agreed Determination Deadline: 16.04.25 Application Type: Householder Ward: West Drayton Applicant: Mr Vitalie Anghel Site Address: 10 Frays Avenue, West Drayton Proposal: Erection of a single st orey rear extension, amendments to side extension roof, extension to existing loft conversion including extension of roof to the rear and formation of crown roof, enlargement of rear dormer window, and installation of 2no. side facing roof lights, and addition of render and insulation to external walls 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 – 9th April 2025 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 erec tion of a single storey rear extension, amendments to side extension roof, extension to existing loft conversion including extension of roof to the rear and formation of a modest crown roof, enlargement of the rear dormer window, and installation of 2no. side facing roof lights, and addition of render and insulation to external walls. 1.2 On balance, the proposed extensions are considered to comply with the objectives of the relevant planning policies and would not cause significant harm to the character and appearance of the Area of Special Local Character or harm the host dwelling. 1.3 The proposed development would have an acceptable impact on neighbouring residents’ amenities and would not adversely affect highway safety, or cause harm in other respects. 1.4 Due regard has been given to objections raised, 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 Committee Report seeks to provide a comprehensive assessment of the householder application and supporting documentation. All material planning considerations have been considered. 1.6 It is recommended that planning permission is granted subject to conditions (Appendix 1) by virtue that the development would not have a significant impact on the amenities of neighbouring properties, nor would it harm the character and appearance of the Area of Special Local Character, and it would not have a harmful impact on the highway network. The development has sufficiently overcome all previous reasons for refusal. 2 The Site and Locality 2.1 The application site comprises a detached bungalow situated on the northwest side of Frays Avenue with its principal elevation facing to the East. The site backs onto Frays River. The existing property dates from the mid -20th century. It is a modestly proportioned building set on a small plot. The property features a projecting garage to the front with a gable end roof with timber cladding. The main portion of the property is simple in appearance with a hipped, tiled roof. Over time the property has been subject to a number of alterations including conversion of the roof space, a front and rear facing dormer, porch addition to the front and side and rear additions. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 2.2 Frays Avenue is a cul-de-sac that terminates at the River Colne to the southwest. Frays River runs along the rear/west boundary of the property and connects with the River Colne to the South. The surrounding street scene is predominantly residential in character. 2.3 The site lies within the Garden City, West Drayton Area of Special Local Character (ASLC). Frays River, adjoining the site, is designated as a Nature Conservation Site of Metropolitan or Borough Grade i Importance and part of the site lies within Flood Zones 2 and 3. Figure 1: Location Plan (application site edged red) Figure 2: Street View Images of the Application Property Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 3 Proposal 3.1 Planning permission is sought for the erec tion of a single storey rear extension, amendments to side extension within the roof, extension to existing loft conversion including extension of roof to the rear and formation of crown roof, enlargement of rear dormer window, and installation of 2no. side facing roof lights, and addition of render and insulation to external walls 3.2 Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Existing and proposed front/rear elevations, section and site plan Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Existing and proposed street scene elevation Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Existing and proposed side elevations Existing and proposed floor plans Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Proposed plans showing floor to ceiling height Hillingdon Planning Committee – 9th April 2025 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. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 4.2 Planning permission was previously re fused and subsequently dismissed at appeal under reference 5235/APP/2021/1541 dated 03-09-21 (Appeal reference APP/R5510/D/21/3287789). The application proposed the erection of a ‘ Single storey rear extension, single storey side extension and raising of roof to allow conversion of roof space to habitable use to include 1 side, 1 rear and 1 front dormer and 1 side rooflight’. The application was refused for the following reasons: 4.3 1. The proposed raising of the eaves/r oof height and the siting, number, size, scale, bulk and design of the dormer windows would fail to harmonise with the architectural composition of the original and adjoining buildings and would be detrimental to the character, appearance and visual amenities of the street scene and the surrounding Garden City, West Drayton Area of Special Local Character. The proposal is therefore contrary to Policies BE1 and HE1 of the Hillingdon Local Plan: Part One - Strategic Policies (November 2012), Policies D MHB 1, DMHB 5, DMHB 11, DMHB 12 and DMHD 1 of the Hillingdon Local Plan Part Two - Development Management Policies (January 2020), Policies HC1, D4 and D6 of the London Plan (2020) and the National Planning Policy Framework (2021). 4.4 2. The proposed raising of the eaves/roo f height, by virtue of its size, scale, bulk, height and proximity, would be detrimental to the amenities of the adjoining occupier at 8 Frays Avenue, by reason of overdominance, overshadowing, visual intrusion, loss of light and loss of outlook. Therefore, the proposal would be contrary to Policies DMHB 11 and DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020), Policy D6 of the London Plan and paragraph 130(f) of the NPPF (2021). 4.5 It should be noted that with the appeal decision the Inspector concluded that the development would ‘comprise a non-intrusive intervention within the street scene and would therefore preserve the character and appearance of the area and the ASLC) . However, the Inspector upheld the view that the proposed side extension would harm the living conditions of the adjoining neighbouring property No.8 Frays Avenue. As such the appeal under reference APP/R5510/D/21/3287789 was dismissed. 4.6 The main issue for the current applicatio n is whether these reasons for refusal have been overcome. 4.7 The proposed application differs from th e previously refused scheme in that the development involves a modest crown roof, the side extension is not proposed to be extended forward, rath er it would extend to the rear and the side dormer extension has been removed. 4.8 Overall, as discussed within th e relevant sections of this Committee Report, the proposed development is considered to hav e overcome all the previous reasons for refusal. Hillingdon Planning Committee – 9th April 2025 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 6 neighbouring properties were initially consulted on the application by letter dated 06-02-25. During the process of the application the description was amended and revised drawings were received. As such, neighbouring properties and residents who have commented on the application were re -consulted for 14 days. The consultation period expired 25-03-25. 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 Representations Summary of Issues Raised Planning Officer Response A petition of 25 signatures has been received against the application 1. The application site is located within an area of flood risk which is critical to the consideration of the proposed development within the Area of Special local Character. The Environment Agency have been consulted on the application and have confirmed that there is no objection to the proposed development in terms of flood risk subject to the inclusion of an informative note. 2. The rear extension to be built along the party wall is not in keeping with the street scene. Discussed at paragraphs 7.2 to 7.7 3. The existing side extension is a temporary lean-to structure, and the existing plans are inaccurate as it shows a solid wall but in fact it is only 4 ½ inch garden wall. A site visit confirmed that the existing side structure is made from corrugated materials. However, the proposed development involves amendments to this with a height increase and to change it into a permanent addition. An assessment of this has been made at paragraphs 7.2 to 7.13 Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 4. Concerns over neighbouring foundations due to the proximity to neighbouring property. This is not a material planning consideration. 5. The side Velux rooflights will result in a loss of privacy to neighbouring properties An assessment of the proposed development on the impact to neighbouring properties has been made at paragraph 7.13 & 7.14 6. Guttering details are not shown on the proposed drawings and there would be no means of maintaining guttering unless access it provided through the neighbouring property. Guttering details for a proposal of this nature would not be shown on planning drawings for assessment and are not material to the determination of this application. The relevant informative note has been added regarding encroachment on neighbouring land. 7. No other properties along Frays Avenue have been built over the boundary (party wall). This has been discussed at paragraph 7.2 to 7.13 4 individual letters of objection have been received from a total of 2 households. (Please note that where multiple letters of objection have been received from the same person during different consultation periods; this has be en counted as one I. The drawings are inaccurate as it shows a permanent structure along the shared boundary whereas it is a temporary structure. This has been covered within the above planning officer’s response to point 3 of the petition comments. The drawings are considered accurate in that the side structure is shown on the existing drawings, however its existing materials are not shown. II. Concerns over loss of privacy due to Velux side roof lights. An assessment of the proposed development on the impact to neighbouring properties has been made at paragraph 7.2 to 7.13 Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press representation. All representations have been taken into consideration). III. A party wall agreement will need to be in place at the cost of the applicant. This matter is separate to the planning process. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Conservation and Urban Design Officer comment: The proposed crown roof is not appropriate to the character of the Special Area of Local Character and fails to comply with the policy related to crown roofs. It is also considered the dormer windows would be visually prominent from up and down the street. Therefore, we object to this application. The comments made by the Conservation Officer are noted, however the front dormer extension is existing and front dormer extensions are common along Frays Avenue. In addition to this, crown roof development are also seen along Frays Avenue namely at Numbers 17 and the newly constructed dwellings at Number 40 Frays Avenue approved under reference 3650/APP/2019/3036 A full assessment of the impact of the development on the Area of special Local Character has been made at paragraphs 7.2 to 7.7 Environment Agency: No objection, informative not e required. This is noted and the informative has been added. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press West Drayton Conservation Area Advisory Panel: We note the proposed alterations are removing the chimney stacks, which we regret, but otherwise we have no objections to this application. The application property is not a listed building or within a Conservation Area, the removal of the chimney stack may be permitted development but has been noted in the assessment anyway. 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 prop erty 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, amendments to the existing side exte nsion, with removal of chimney and extension of existing loft conversion , including extension of roof to rear and formation of crown roof, enlargement of rear dormer window and installation of rooflights with the addition of render insulation to external walls. 7.3 The application site is located within the Garden City, West Drayton Area of Special Local Character. The surrounding area is residential in character comprising of mix of property types and styles, ranging from two storey properties to bungalows. Most of the properties along Frays Avenue are detached. Many of the properties benefit from large extensions and alterations including a number with front facing dormer extensions. Properties along the street vary in character with varying roof forms and hights and a mix of external materials . As such there is limited uniformity between properties that would warrant protection. Whilst properties within this street have been extended the bulk, scale, mass and design of the original properties varied from single storey bungalows to two storey dwellings. Furthermore, the properties benefit from permitted development rights and where these have been utilised it has resulted in a further deterioration of the established pattern of the development. The assessment therefore is whether the proposed extensions would appear significantly harmful within the context of the existing character. 7.4 Policies D3 of the London Plan (2021), BE 1 of the Hillingdon Local Plan Part 1 – Strategic Policies (2012), DMHB 5, DMHB 11, DMHB 12, DMHD 1 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, and in summary, seek to secure a high quality of design that enhances and contributes to the area and Area of Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Special Local Character in terms of form, scale and materials, is appropriate to the identity and context of the townscape and would improve the quality of the public realm and respect local character. These aims are also supported by the NPPF (2024) within Chapter 12. 7.5 The existing property comprises a detac hed bungalow with front and rear facing dormer extensions with an integrated garage. The property has single storey side and rear extensions. Historic street v iew imagery shows the existing side extension/lean to structure to have been in place for over 10 years meaning it is exempt from enforcement action. The existing side structure has been built directly along the shared boundary with No.8 Frays Avenue and is set back from the front elevation by approx. 4.5m. Figure 4 – October 2022 Street view imagery showing side structure in place at site 7.6 The proposed development would include a single storey rear extension of 1.5m in depth. As the property is a bungalow the existing roof form would be extended to incorporate the modest rear extension that would extend the full width of the property. It would also include a new crown roof to the dwelling with amended front and rear roof dormers. Although Policy DMHD 1 of the Local Plan Part Two discourages development within the loft area to the front and side, DMHB 11 requires development to be in keep ing with the existing character. As previously mentioned, front dormer extensions are common along Frays Avenue and as such the amended design would not appear out of character. Although crown roofs are not ge nerally accepted, it should be noted that crown roofs are featured along the street scene namely at number 17 Frays Avenue and the newly built dwellings at Number 40 Frays Avenue approved under reference 3650/APP/2019/3036. In addition to this, properties along the road vary in style, height and roof form and as such the introduction of a modest crown roof would not be detrimental to the character and appearance of the street scene, original property nor the Area of Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Special Local Character. The proposed new roof form would be no higher than the existing pitched roof, however the angle would be slightly steeper, and the dormer extensions set down from the ridgeline. Drawing 004/Rev A shows the proposed street scene elevation and how the development would integrate with the surrounding properties. As shown on this drawing, the dwelling would not appear out of character given the varying roof forms and design of properties along the street. 7.7 The amendments to the existing side extension would see a 1.5m extension to the rear, removal of existing side and rear window, amendments to the front door placement and a change in roof type from a pitched roof to a flat roof measuring 3m in height with two rooflights. The am endments would formalise the existing structure. It should be noted that the existing side structure has been built along the shared boundary with No.8 Frays Avenue and as explained above has been in place for over 10 years. Unlike the previous application, which was refused, the side structure would not be extended forward, rather it would be extended to the rear and the slight increase in height would be minimal (0.3m). As such, the proposed development although built along the shared boundary would maintain its character and would not be detrimental to the Area of Special Local Character as it would not appear substantially different to the existing built structure. It should also be noted that other properties within the surrounding area have built along the shared boundary, namely Numbers 3 and 14 Frays Avenue (see below figures) as such the increase in depth along the shared boundary (1.5m) would not harm the character of the surrounding area . The moving of the front door would not require the benefit of planning permission. Figure 5 (Number 14 Frays Avenue): Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Figure 6 (Number 3 Frays Avenue): 7.8 In terms of its external appearance, t he property would be finished in insulating render with grey roof tiles. The existing property is finished in a render material and as such this would not appear out of character within the street scene. Although the grey roof tiles would not ma tch the existing red/brown roof tiles on the property, there are other properties along the street which benefit from grey Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press tiles and as such the change would not appear out of character, nor would it harm the Area of Special Local Character. 7.9 The proposed development would also include the removal of chimney stack; this is not considered to harm the character and appearance of the host property nor the Area of special Local Character. 7.10 Taking into consideration the above, it is considered that the proposal would respect the character and appearance of the surrounding area in compliance with Policy BE1 of the Hillingdon Local Plan: Part 1 - Strategic Policies and Policies DMHB 5, DMHB 11, DMHB 12 and DMHD 1 of the Local Plan: Part Two - Development Management Policies (2020) , as well as relevant design guidance contained within the London Plan (2021) and NPPF (2024). Heritage 7.11 Although the site is located within an Area of Special Local Character this is not a designated heritage asset. It is not located within a Conservation Area nor within any reasonable distance to a Listed Building. The character and established pattern of the development within the ASLC has been considered in the assessment of the proposal as set out in this report. Residential Amenity 7.12 Number 8 Frays Avenue is located north of the application sit and is separated from the host property. It is noted that an existing side structure has been built along the shared boundary with this neighbouring property which has been in place for over 10 years. The proposed development would involve a further 1.5m deep extension to the rear of the property located along the shared boundary. There are no side facing windows within this neighbouring property that would be impacted by this rear extension and the development would not extend past the rear building line of this neighbour. 7.13 A site visit has confirmed that the closest neighbouring window to the side structure is a study room. The side structure would not project forward of its current position, however there would be a slight increase in height of approx. 0.3m to create a flat roof. This would not cause significant loss of light, loss of outlook or overshadowing to this neighbouring room. The slight change in roof angle would also not cause harm to the amenities of this neighbour given the separation distance and the fact there is no increase in eaves height or overall roof height. Regarding the side facing roof lights, these would serve a stair well and as such there would be no harmful overlooking or loss of privacy, in addition to this, the rooflights would largely create upwards views. A condition could be added to ensure this side facing rooflight was obscurely glazed to prevent overlooking into the neighbouring roof space. Figure 7 - Existing Rear and Side Elevation Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 7.14 Number 12 Frays Avenue is located south of the application site and is separated from the application dwelling. The proposed rear extension would not project past the rear elevation of this neighbouring property and given the separation distance there would be no harmful loss of light, overshadowing, loss of outlook, nor would it be overbearing. There would be one ground floor side window facing this neighbour; however, this would be in a similar position as an existing window and therefore would not cause further loss of privacy or overlooking. The proposed side rooflight would provide upwards views and would not create a loss of privacy to this neighbour. The increase in roof angle would not harm the amenities of this neighbour. 7.15 Overall, the proposed development complies with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Quality of Residential Accommodation (Internal and External) Internal 7.16 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). 7.17 Drawing 005/Rev B shows that over 75% of the first-floor rooms would have a floor to ceiling height of 2.5m complying with Policy D6 of the London Plan (2021). It is acknowledged that there is a ground floor bedroom facing the boundary treatment, Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press however there was an existing bedroom in this location and as such on balance this is considered acceptable. External 7.18 Table 5.3 of Policy DMHB 18 requires 4-bedroom properties to have a minimum of 100sqm of private, well located exte rnal amenity space. Approx. 120sqm of garden space is retained to the rear according with this standard. Highways and Parking 7.19 The existing dwelling benefits from a vehicle crossover and area of hardstanding to provide off street parking. This would remain in place and as such there would be adequate parking for the dwelling complying with Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Trees and Landscaping 7.20 The application site is not located within an area covered by a Tree protection order nor would the proposed development impact any onsite trees. As such, the proposed development would comply with Policy DMHB 14 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Air Quality 7.21 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 7.22 Part of the rear of the application site lies within Flood Zone 2 and 3 as the Fray’s River is sited directly to the rear of the property, however the proposed 1.5m deep rear extension would not extend into this. The applicant has submitted a Flood Risk Assessment (FRA), whilst it is acknowledged that the assessment relates to the previous application, the mitigation measures would still be applicable in this instance and the development does not extend deeper than that under the previous submission. As such it is consid ered relevant. The FRA concludes that the threat of surface water flooding is very low and that there is sufficient permeability within the superficial deposits that soakaways could be used for run off from the extensions . The report identifies flood resilience measures and an evacuation plan to mitigate the potential of flooding. 7.23 The Environment Agency have been consulted on the application and concludes that there is no objection to the proposed development, subject to the inclusion of an informative note which have been added. The informative reminds the applicant that a permit is to be obtained for any activities which will take place within 8m of a main river, 8m of a flood defence, excavation work within 16m of a main river, Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press flood defence or culvert or within a floodplain more than 8m from the riverbank, culvert or flood defence structure. 7.24 As such, the development complies with Policy DMEI 9 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Biodiversity Net Gain 7.25 The proposed development is exempt from providing a Biodiversity Net increase as it is a householder submission, as such, no further information is required. Other Matters 8 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 Devel opment 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 appl ications are also available to inspect Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 5235/APP/2025/188 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 8 AAppendix 1: Recommended Conditions and Informatives Conditions 1. HO1 T Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. HO2 A Accordance with approved The development hereby permitted shall not be carried out except in complete accordance with the details shown on Drawing Numbers: Location Plan 001/Rev D 002/Rev D 003 Rev C 004/Rev A 005/Rev B 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 Unless stated on the proposed drawing, 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 facing numbers 8 and 12 frays Avenue. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 8 REASON To prevent overlooking to adjoining properties in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 5 5. HO6 O Obscure Glazing The roof light facing No. 8 Frays Avenue shall be glazed with permanently obscured glass to at least scale 4 on the Pilkington scale and be non-opening below a height of 1.8 metres taken from internal finished floor level for so long as the development remains in existence. REASON To prevent overlooking to adjoining properties in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 6. 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). 7. NONSC F Flooding The proposed development shall be carried out in accordance with the Flood management and resilience measures set out in the submitted Flood Risk Assessment dated 1 October 2020. Once carried out, the flood management and resilience measures shall be maintained/retained and adhered to throughout the lifetime of the development. REASON To ensure that the residents of the new dwelling are protected from flood risk and that the development has no adverse flooding impact in compliance with DMEI 9 of the Hillingdon Local Plan Part 2 (2020) and the NPPF (2024). Informatives 1. I52 C Compulsory Informative (1) The decision to GRANT planning permission has been taken having regard to all relevant planning legislation, regulations, guidance, circulars and Council policies, including The Human Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to act incompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 8 (right to respect for private and family life); Article 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). 22. The Environmental Permitting (England and Wales) Regulations 2016 require a permit to be obtained for any activities which will take place: ·on or within 8 metres of a main river (16 metres if tidal) ·on or within 8 metres of a flood defence structure or culvert including any buried elements (16 metres if tidal) ·involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert ·in a floodplain more than 8 metres from the riverbank, culvert or flood defence structure (16 metres if it's a tidal main river) and you don't already have planning permission. For further guidance please visit https://www.gov.uk/guidance/flood-risk-activities- environmental-permits or contact our National Customer Contact Centre on 03702 422 549 or by emailing enquiries@environment-agency.gov.uk. The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity. 3. 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. 4. 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. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 8 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. 5 5. 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. I53 C Compulsory Informative (2) The decision to GRANT planning permission has been taken having regard to the policies and proposals in the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020) set out below, including Supplementary Planning Guidance, and to all relevant material considerations, including The London Plan - The Spatial Development Strategy for London consolidated with alterations since 2011 (2016) and national guidance. DMEI 9 Management of Flood Risk DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHB 18 Private Outdoor Amenity Space DMHB 5 Areas of Special Local Character DMHD 1 Alterations and Extensions to Residential Dwellings Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 8 DMT 6 Vehicle Parking LPP D3 (2021) Optimising site capacity through the design-led approach LPP D6 (2021) Housing quality and standards LPP SI12 (2021) Flood risk management NPPF12 -24 NPPF12 2024 - Achieving well-designed places NPPF14 -24 NPPF14 2024 - Meeting the challenge of climate change, flood and coastal change H Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 8 AAppendix 2: Relevant Planning History 5235/A/83/1167 10 Frays Avenue West Drayton Householder dev. (small extension,garage etc) (P) Decision: 08-09-1983 Approved 5235/APP/2020/2411 10 Frays Avenue West Drayton Single storey front extension, single story side/rear extension and conversion of roof space to include 2 side dormers and conversion and extension of rear of roof from hip to gable end Decision: 03-12-2020 Refused 5235/APP/2021/1541 10 Frays Avenue West Drayton Single storey rear extension, single storey side extension and raising of roof to allow conversion of roofspace to habitable use to include 1 side, 1 rear and 1 front dormer and 1 side rooflight Decision: 03-09-2021 Refused A Appeal: 08-04-2022 Dismissed Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 7 of 8 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 PT1.EM6 (2012) Flood Risk Management Part 2 Policies: DMHB 5 Areas of Special Local Character DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHB 18 Private Outdoor Amenity Space DMHD 1 Alterations and Extensions to Residential Dwellings DMEI 9 Management of Flood Risk DMT 6 Vehicle Parking LPP SI12 (2021) Flood risk management LPP D3 (2021) Optimising site capacity through the design-led approach LPP D6 (2021) Housing quality and standards NPPF12 -24 NPPF12 2024 - Achieving well-designed places NPPF14 -24 NPPF14 2024 - Meeting the challenge of climate change, flood and coastal change Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 8 of 8

Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Alan Corcoran 78696/APP/2024/867 Date Application Valid: 02.05.2024 Statutory / Agreed Determination Deadline: 30.05.2025 Application Type: Full Ward: Uxbridge Applicant: DNA Uxbridge Ltd Site Address: 148 – 154 High Street, Uxbridge Proposal: Demolition of existing buildings and construction of a mixed -use development comprising a hotel (Use Class C1), residential co -living accommodation ( Use Class Sui Generis), and commercial floorspace ( Use Class E) and ancillary work, including public realm improvements, a new pocket park, basement parking, and associated infrastructure. Summary of Recommendation: GRANT planning permission subject to section 106 legal agreement and conditions Reason Reported to Committee: Required under Part 1 of the Planning Scheme of Delegation (Major application recommended for approval) Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Summary of Recommendation : GRANT planning permission subject to the completion of a satisfactory section 106 legal agreement to secure the heads of terms set out below, and subject to the conditions as set out in Appendix 1. Section 106 Legal Agreement Heads of Terms: It is recommended that delegated powers be given to the Director of Planning and Sustainable Growth to grant planning permission subject to the following: 1. That the application be referred back to the Greater London Authority. 2. That should the Mayor not issue a direction under Article 7 of the Order that he is to act as the Local Planning Authority for the purposes of determining the application, delegated powers be given to the Director of Planning and Sustainable Growth to approve this application subject to: A) That the Council enter into a legal agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) or any other legislation to secure the following: 1. In lieu affordable housing contribution of £3,618,409. The S106 agreement shall include an Early and Late-Stage Viability Review mechanism. 2. Air Quality Mitigation contribution of £88,533. 3. A Carbon Offset contribution of £276,260. 4. London Healthy Urban Development Unit (HUDU) financial contribution of £414,307 to fund enhanced or new health facilities within the London Borough of Hillingdon. 5. An Employment/Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD. 6. Residential Parking Permits restriction (excluding Blue Badge holders). 7. A Healthy Streets/Active Travel Zone contribution of £61,996 within the London Borough of Hillingdon . 8. A £4,500 contribution towards implementing traffic orders within the London Borough of Hillingdon . 9. A £105,000 contribution to Transport for London (TfL) towards measures to improve the bus infrastructure and waiting environment within the London Borough of Hillingdon. 10. A Section 278 Agreement to implement the proposed off-site Highways Works, including (but not limited to) York Stone paving and installation of street trees, on Bakers Road, Belmont Road, High Street (the full width of the pedestrianised area of the Hi gh Street between Belmont Road and Cocks Yard but excluding the existing tegula block paving), and Cocks Yard. 11. A Section 38 Agreement to transfer land in front of the building line on Belmont Road (not under colonnade) and Bakers Road to Hillingdon Council. 12. Public Square to remain publicly accessible in perpetuity . Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press 13. ‘Be Seen’ post-construction energy monitoring to be carried out in accordance with the GLA ‘Be Seen’ Energy Monitoring Guidance London Plan Guidance Documents (2021). 14. A replacement delivery loading bay within Bakers Road shall be agreed with the Council in consultation with Transport for London and implemented by the developer on Bakers Road prior to the removal of the existing Bakers Road delivery loading bay. 15. A Section 247 stopping up order agreement for the developer to take ownership and ongoing maintenance of the public access through Cocks Yard , to secure continued public access between Bakers Road and the High Street and associated management and maintenance. 16. A town centre public car park season ticket restriction . 17. A Project Management and Monitoring Fee, equalling 5% of the total financial contributions to be paid under this agreement. B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed. C) That officers be authorised to negotiate and agree the detailed wording of the heads of terms, the proposed Legal Agreement and conditions of approval. D) That, if the Legal Agreement has not been finalised within 6 months (or such other time frame as may be agreed by the Director of Planning and Sustainable Growth), delegated authority be given to the Director of Planning and Sustainable Growth to refuse planning permission for the following reason: 'The applicant has failed to mitigate the impacts posed by the proposed development (in respect of affordable housing, air quality, carbon offsetting, health, employment/construction training, Highway s safety, sustainable t ravel, public access, energy monitoring, parking restrictions and public access ). The scheme therefore conflicts with Policies DMCI 7 of the Hillingdon Local Plan: Part 2 (2020); the adopted Planning Obligations Supplementary Planning Document (2014); Policy DF1 of the London Plan (2021); and paragraphs 56 -58 of the National Planning Policy Framework (2024).' E) That if the application is approved, that the permission is subject to the Conditions as set out in Appendix 1. 1 Executive Summary 1.1 The Site is within the Uxbridge Metropolitan Town Centre, Primary Shopping Area (Uxbridge), and Office and Hotel Growth Location (Uxbridge Town Centre) designations. Policy SA 26 of Hillingdon Local Plan: Part 2 - Site Allocations and Designations (2020) also designates the Site for 'New Homes', stating 'The site is considered suitable for residential -led mixed-use development.' 1.2 The proposal consists of the demolition of the existing three-storey development that contains 1,524 sq. m. of office floor space (Use Class E), 3,582 sq. m. of retail Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press accommodation (Use Class E ), 258 sq. m. of residential use (Use Class C3 ), and 130 basement car parking spaces. Following demolition, the Applicant proposes the construction of a mixed -use development comprising 320 co-living units (Use Class Sui Generis), 162-bedroom hotel (Use Class C1), and 1,115 sq. m. ground floor commercial floorspace (Use Class E) and ancillary work, including public realm improvements, a new pocket park, basement parking, and associated infrastructure. The development would be approximately 21,000 sq. m. and would range in height from eight to ten storeys. 1.3 The principle of development is supported. The building’s height, scale, and mass are appropriate for its town centre location at a highly accessible (Public Transport Accessibility Level – PTAL – 6a) public transport interchange. The Council has worked with the Applicant to refine the development’s design during pre-application and the full planning application process, securing floor plan and site/landscape amendments, high -quality external materials , and architectural detailing. The proposed development would cause less than substantial harm to the neighbouring Conservation Area and nearby Listed Buildings , but the public benefits of the proposed scheme would outweigh this. The quality of co -living accommodation complies with The London Plan and London Plan Guidance. Whilst the proposal would have some impact upon neighbouring amenity, on balance, the identified overshadowing impact would not be so significant as to justify a refusal of planning permission. The Council’s Highways Team, the G reater London Authority , and Transport for London support the car-free (except for nine disabled person parking spaces in the basement) nature of the proposed development and raise no highways objections , subject to the recommended conditions and legal agreement heads of terms, which are included in this recommendation . 1.4 One comment of support, nine objections, and three neutral comments have been received from members of the public. These are duly addressed in this assessment. 1.5 The proposal has been assessed in accordance with the development plan, whilst it is noted that there are some shortfalls in compliance this is not unusual for a major scale development. The proposal would result in some harm however Officers consider the harm to be limited. Paragraph 11 of the NPPF 2025 recognises the challenges developments will have in achieving compliance with the development plan in its entirety and encourages a balanced approach to be taken to weighing the benefits of the proposal against the harm identified. In this case the proposal would bring forward the regeneration of a corner of the high street, further enhancing the vitality of this area and the Town Centre as whole. This would result in employment retention, the optimisation of a brownfield site to provide a contribution towards local housing stock, an affordable housing contribution and the delivery of a new public square. All of these benefits are considered to outweigh the limited harm identified by Officers and as such the proposal would accord with paragraph 11 of the NPPF. On balance, the proposal is acceptable and would be consistent with the overarching aims of the National Planning Policy Framework, The London Plan, and Hillingdon Local Plan. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press 1.6 The planning application is therefore recommended for approval , subject to the conditions contained in Appendix 1 , the Section 106 Heads of Terms detailed above, and Stage II referral to the Greater London Authority. 2 The Site and Locality 2.1 The 0.38-hectare application Site (148 -154 High Street) is located on a prominent plot fronting a pedestrianised section of Uxbridge High Street to the west, Belmont Road to the north, Bakers Road to the east, and Cocks Yard (a pedestrian route connecting Bakers Road and High Street ) to the south. 2.2 The existing three-storey building comprises approximately 1,524 sq. m. of office floor space and 3,582 sq. m. of retail accommodation (Use Class E). Retail units include Greggs, WH Smith, Post Office, Oxfam, Card Factory, and The Carpet Centre. It also contains 258 sq. m. of residential use (Use Class C3). A service yard occupies the centre of the Site, with access to a public basement car park available from Baker's Road, comprising 130 parking spaces. 2.3 The Site is within the Uxbridge Metropolitan Town Centre, Primary Shopping Area (Uxbridge), and Office and Hotel Growth Location (Uxbridge Town Centre) designations. Policy SA 26 of Hillingdon Local Plan: Part 2 - Site Allocations and Designations (2020) also designates the Site for 'New Homes', stating 'The site is considered suitable for residential -led mixed-use development.' 2.4 The Site is within an Air Quality Management Area and an Air Quality Focus Area. It is also within the wider Uxbridge Archaeological Priority Area (APA) and Potentially Contaminated Land area. It is in Flood Zone 1 (lowest flood risk) and is not within a C ritical Drainage Area. Surface Wa ter Flooding impacts a small (approximately 170 sq. m.) area towards the centre of the Site. 2.5 There are no listed buildings on the Site, and it is not within a Conservation Area or Area of Special Local Character (ASLC). Notwithstanding, the Site is within the wider Uxbridge Archaeological Priority Area (APA) and between a two-part Conservation Area (Old Uxbridge/Windsor Street ). The Conservation Area is approximately 13 metres to the north and south of the Site. There are several Listed Buildings within the Conservation Area, and three War Memorials are located within 75 metres of the Site. North Uxbridge ASLC is approximately 130 metres north of the Site. 2.6 The Site has a Public Transport Accessibility Level (PTAL) of 6a, where a score of 0 indicates very poor access to public transport and 6 indicates excellent access. Notably, Uxbridge London Underground station is approximately 50 metres southeast of the Site, and commuters can access it from Bakers Road. It provides access to the Metropolitan and Piccadilly lines. Additionally, there are several bus stops on Belmont Road and Bakers Road. 2.7 The Pavilions, on the opposite side of the High Street to the west, contain s residential units above retail. This building is up to eight storeys in height. To the east, on the opposite side of Bakers Road, are several large properties comprising residential, office, and hotel uses. These buildings vary between five and nine Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press storeys in height . To the north, on the opposite side of Belmont Road, is a two to three-storey terrace used as a bank and a restaurant. To the south is 155-162 High Street, a three -storey block containing several large retail units and a fast -food restaurant. Beyond that is Market Square and Uxbridge Underground Station. Figure 1: Location Plan (application site edged red) Figure 2: Aerial View of the Application Site Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Figure 3: Street View Images of the Application Property Junction of Bakers Road and Belmont Road Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Bakers Road Belmont Road Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press High Street Cocks Yard (a pedestrian route connecting Bakers Road and High Street) 3 Proposal Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press 3.1 The proposal consists of the demolition of the existing buildings and construction of a mixed-use development comprising a hotel (Use Class C1), residential co - living accommodation (Sui Generis), and commercial floorspace (Use Class E) and ancillary work, including public realm improvements, a new pocket park, basement parking, and associated infrastructure. 3.2 The development would range in height from eight to ten storeys, over basement and have a gross internal floor area of approximately 21,000 sq. m. 3.3 The proposed development would create a new public open space measuring approximately 2,070 sq. m. located at the site’s centre. It would deliver new and improved pedestrian links between the surrounding streets and provide additional publicly accessible planting, seating, and outdoor amenity space. 3.4 The proposed co-living development would deliver 320 new homes (Use Class Sui Generis), provided as private studios measuring between 19 and 24 sq. m. and private wheelchair -accessible studios measuring between 31 and 36 sq. m. Ten percent of the proposed homes (32 units) would be wheelchair -accessible. 3.5 The Applicant proposes a living -kitchen-diner communal space in the northeast corner of each floor of the co -living development that has accommodation . The provision equates to 0.8 sq. m. of kitchen space per resident and four dining spaces per cooking station. Further, internal co-living amenity space would be provided on the ground floor at the junction of Belmont Road and Bakers Road. Other ancillary co-living amenity spaces, including a gym, cinema room, and co -working spaces are proposed in the basement. The proposed develop ment would deliver an average amenity provision of 4.1 sq. m. per resident. E xternal amenity space is proposed on the roof fronting Belmont Road, providing an additional two sq. m. of external amenity space per resident. The main entrance into t he co-living development would be at the corner of Belmont Road and Bakers Road. 3.6 The proposed hotel (Use Class C1) would comprise 162 hotel bedrooms. It would also include an ancillary office, kitchen, bar, storage areas, and an external terrace for guests to use. The hotel would be accessed from the corner of Belmont Road and High Street via an access-controlled doorway with lifts and stair leading to the eight-floor hotel reception area. 3.7 The proposed development would also provide 1,115 sq. m. of commercial floorspace (Use Class E) along the ground floor of High Street and Belmont Road. It would have a double -height frontage and incorporate a mezzanine level. 3.8 The building’s external material would consist mainly of brick . The Bakers Road block would be finished in a brown clay brick (by European Building Materials – Purple Ash variant). The ground and first floor of the Bakers Road block would be finished in a white brick (by Wienerberger – Thorne White variant). The eighth floor set-back of the Bakers Road block would be finished in Standing Seam Zinc Cladding (by VMZinc – Storm Grey variant). The Belmont Road block would be a red clay brick (by Vandersanden – Azalea variant). The hotel would be finished in textured and smooth GRC composite cladding (by Rieder – cotton matt variant and Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press cotton ferro variant). Lastly, the pedestrian passageways would be clad in white tiles (by Ibstock – White WT-10 variant). 3.9 Vehicular access on Bakers Road to basement parking would be retained, though it would be redesigned and repositioned . The basement car park would have nine disabled person car parking spaces (four for the co-living use and five for the hotel use). There would also be 263 long-stay cycle parking spaces in the basement. Twenty-four additional short-stay cycle parking spaces would be publicly accessible at ground level on High Street, Belmont Road, and Cocks Yard. Figure 4: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Proposed Site Plan Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Proposed Co-Living - Bakers Road Elevation Proposed Co-Living and Retail – Belmont Road Elevation Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Proposed Hotel and Retail – High Street Elevation Proposed Planting Strategy Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press View of Proposed Development from Belmont Road towards High Street 4 Relevant Planning History 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. 5 Planning Policy 5.1 A list of planning policies relevant to the consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 The Council sent consultation letters to 1,558 local residents, as well as The Mall Pavilions Shopping Centre on 13-05-24. The Council also advertised the application with a site notice and press notice on 22-05-24. The initial consultation expired on 13-06-24. 6.2 The Council carried out a 21-day re-consultation on 12-02-25, which expired on 05- 03-25. 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. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response One individual letter of support has been received. (1) Supports the proposal. Noted. Three individual neutral letters have been received. (1) Not opposed to the proposed development but raised a concern regarding lack of proposed car parking and new co -living residents applying for resident's parking permits. Discussed at paragraph 7.85 of this report. (2) Concerns regarding loss of retail; construction disruption; inadequate co - living amenity spaces; cramped living space; querying co -living resident conflict management; querying courtyard and passageway management and maintenance; querying cycle prevention onsite; and querying if public toilets could be added. Discussed at paragraph 7.11-7.19, 7.100, 7.72- 7.80, and 7.120-7.126 of this report. Public toilets do not form part of the submitted application. (3) Neutral comments accepting the need to develop the site but raise concerns regarding noise and parking. Discussed at paragraph 7.81-7.91 and 7.98-7.101 of this report. Nine individual letters of objection have been received (1) Noise pollution and unnecessary disruption. Discussed at paragraph 7.98-7.101 of this report. (2) Not enough information about the mixed communal space and the co-living accommodation. Discussed at paragraph 7.72-7.80 of this report. (3) Loss of light and privacy. Discussed at paragraph 7.67-7.71 of this report. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press (4) The proposed building would be too tall and over dominant. Discussed at paragraph 7.41-7.45 of this report. (5) The proposal would further overcrowd the town centre; the proposed building would be too tall; overshadowing. Discussed at paragraph 7.41-7.45, 7.61-7.65, and 7.67-7.71 of this report. (6) Construction noise and disruption. Discussed at paragraph 7.100 of this report. (7) Development scale would be out of character and building is unattractive. Discussed at paragraph 7.41-7.45 of this report. (8) Too tall and large; heritage impacts; increased vehicle traffic; overpopulation and pressure on healthcare, education, and waste management; and environmental concerns, namely, carbon emissions, noise, and air quality; opposes demolition of existing retail building; potential for vacancies; lack of planting; flood risk; and loss of biodiversity. Discussed at paragraphs 7.41-7.45, 7.46-7.60, 7.61- 7.65, 7.81-7.91, 7.98- 7.101, 7.104-7.106, 7.120- 7.126, 7.135-7.138, 7.139- 7.143, 7.146-7.151, 7.156- 7.159 of this report. (9) Loss of on-street disabled person car parking bays; reduced public car parking facilities; the proposed building would be incongruous and too tall. Discussed at paragraph 7.41-7.45 and 7.81-7.91 of this report. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response External Consultee Comments Greater London Authority: Recommended conditions regarding the management and maintenance of the public realm, materials, landscaping, free drinking water, district heating network connection, Whole Life-Cycle Carbon Assessment, Circular Economy Statement, and The Applicant has submitted additional information following the GLA’s Stage I comments. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Urban Greening Factor. Recommended ‘Be Seen’ energy monitoring S106 obligation. Stage II referral to the GLA is required if approved at Planning Committee. Land Use Principles : Supported in strategic planning terms, subject to further information being submitted to demonstrate compliance with London Plan Policy H16. Affordable Housing : The affordable housing in lieu payment of £3,618,409 likely represents the maximum viable amount in this particular case. Urban Design : Broadly supported, though some clarifications and amendments are requested in relation to public realm, internal quality, fire safety, and inclusive design. Conditions and obligations are also recommended. Heritage: Further information is required to enable GLA officers to assess the proposals’ impacts. Transport: The applicant is encouraged to explore further improvements to the pedestrian and cycling environment and contributions should be secured. Concerns around impacts on bus operations must be addressed. Other clarifications are requested and conditions and obligations are recommended. Environment : Further information needed in relation to energy, whole life -cycle carbon, circular economy, urban greening and air quality. Conditions and obligations are also recommended. Conditions have been recommended in line with GLA recommendations. Officers consider that the matters raised in the GLA’s Stage I comments have been addressed. The Local Planning Authority will refer the application back to the GLA for Stage II (as required) if the Planning Committee resolves to grant planning permission. Transport for London: No objection subject to a £105,000 contribution to Transport for London towards implementing measures to improve the bus infrastructure and waiting environment secured by a Section 106 and planning conditions regarding a Delivery and Servicing Plan, Construction Logistics Plan, and Travel Plan. A S106 financial contribution is included in the recommended Heads of Terms. Conditions have been recommended in line with TfL recommendations. Greater London Archaeological Advisory Service: No objection. Noted. Historic England Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press No objection raised. Noted. National Health Service No objection subject to a London Healthy Urban Development Unit (HUDU) financial contribution of £414,307 to fund enhanced or new health facilities within the London Borough of Hillingdon secured by a S106 Agreement. A S106 financial contribution is included in the recommended Heads of Terms. London Fire Brigade: No objection. Further details required at the building regulations consultation stage. Noted. Metropolitan Police Design Out Crime: No objection subject to a condition regarding 'Secured by Design' accreditation. Conditions have been recommended in line with the Metropolitan Police’s recommendations. Protective Security Operations (Metropolitan Police): No objection raised. Recommendations regarding Counter Terrorism Risk Assessment and Operational Requirement including access control system, detection, and verification, Vehicle Dynamics Assessment and hostile vehicle mitigation measures, laminate glazing, dynamic lockdown system, and post and delivery design. Conditions have been recommended in line with the Metropolitan Police’s recommendations. Thames Water Utilities: No objection. Noted. National Air Traffic Services: No objection. Noted. Ministry of Defence: No objection subject to conditions regarding a Construction Management Plan and Bird Hazard Management Plan. Conditions have been recommended in line with Ministry of Defence recommendations. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Health and Safety Executive: No objection. Noted. Internal Consultee Comments Viability Consultant (BNP Paribas): No objection raised. Recommendation of in lieu affordable housing contribution of £3,618,409 with early and late -stage viability review mechanism secured by S106 legal agreement. A S106 financial contribution is included in the recommended Heads of Terms. Daylight/Sunlight Consultant (ULS): No objection raised. Planning policy and guidance support the optimisation of underutilised, highly sustainable, accessible sites. In this context, it is necessary to ensure that development is high -quality and delivers benefits for both new and existing communities when assessing daylight, sunlight, and overshadowing matters. Planning decision makers should apply de fault daylight and sunlight standards sensitively and flexibly so not to prevent appropriate development coming forward on the right sites. Noted. Urban Design Officer: No objection. Condition recommended regarding GRC cladding. Conditions have been recommended in line with the Urban Design Officer’s recommendations. Landscape Officer: Some concerns raised regarding the amount of shrub planting introduced in the public square and subsequent reduction in useable area , visibility and reduction in natural surveillance. Preference for fewer trees to be planted but of a larger species. Noted that these requests conflict with the requirement to achieve appropriate level of Urban Greening Factor. Request for details of materials proposed for the seating areas and proposed soil depths for planting , agreement to proposed use of York Stone as a hard surfacing materi al. No objection to details of the Unfortunately, due to the change in levels , the need to retain the basement and location of utilities , larger tree planting can’t be accommodated. Noted that larger trees may also reduce natural surveillance. Conflict Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press streetscape along Belmont Road and Bakers Road , nor to the proposed roof terrace landscaping . with UGF noted. Details of soil depth and seating materials to be secured by condition . Discussed at paragraph 7.120- 7.126 of this report. Heritage Officer: No objection. Noted. Economic Development: No objection subject to an Employment/Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD via a S106 Agreement. This request is a recommended Heads of Terms to be secured in the S106 Agreement. Accessibility Officer: No objection subject to a condition regarding wheelchair -accessible hotel rooms. Conditions have been recommended in line with the Accessibility Officer’s recommendations. Refuse Recycling Officer: No objection. Noted. Planning Policy Officer: No objection. Noted. Highways Officer: No objection subject to Section 106 Agreement requiring residential parking permits restriction (excluding Blue Badge holders), a Healthy Streets/Active Travel Zone contribution of £61,996, a £4,500 contribution towards implementing traffic orders; a Section 278 Agreement to implement the proposed off -site Highways Works, including York Stone paving and installation of street trees, on Bakers Road, Belmont Road, High Street, and Cocks Yard; a Section 38 Agreement to transfer land in front of the building on Belmont Road (not under colonnade) and Bakers Road from the developer to A S106 financial contribution and S278 and S38 agreements are included in the recommended Heads of Terms and conditions have been recommended in line with the Highways Officer’s recommendations. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Hillingdon Council; and conditions regarding Residential Travel Plan, Non-Residential Travel Plan, Cycle Lift, Construction Logistics Plan, Delivery and Servicing Plan, Parking Design and Management Plan, and Car Parking Restrictions. Air Quality Officer: No objection subject to an Air Quality Mitigation contribution of £88,533 secured by a Section 106 Agreement and conditions regarding a low emission strategy (LES) and reducing emissions from demolition and construction. A S106 financial contribution is included in the recommended Heads of Terms and conditions have been recommended in line with the Air Quality Officer’s recommendations, except for LES , as disabled person electric vehicle charging spaces are covered by a separate condition. Noise Pollution Officer: No objection subject to conditions regarding the impact of the existing environment on the proposed development and the noise impact of the proposed development on the existing environment, as well as informatives regarding external noise and demolition and construction. Conditions and informatives have been recommended in line with the Noise Officer’s recommendations. Environmental Health Officer (Land Contamination): No objection subject to a condition regarding land contamination. A condition has been recommended in line with the Land Contamination Officer’s recommendations. Environmental Specialist (Energy and Biodiversity): No objection subject to a carbon offset contribution of £276,260 secured by a S106 Agreement and A S106 financial contribution and ‘be seen’ obligation are Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press conditions regarding ‘be seen’ energy monitoring and landscape. included in the recommended Heads of Terms. Recommended conditions secure landscape delivery. Metis (Lead Local Flood Authority): No objection subject to a drainage condition. A drainage condition has been recommended in line with Metis’ recommendation. 7 Planning Assessment Principle of Development 7.1 The Site is within the Uxbridge Metropolitan Town Centre, Primary Shopping Area (Uxbridge), and Office and Hotel Growth Location (Uxbridge Town Centre) designations. Policy SA 26 of Hillingdon Local Plan Part 2 designates the Site for 'New Homes', stating: The site is considered suitable for residential-led mixed use redevelopment subject to the following criteria: • Provision of upper floor residential units, which must include affordable housing and an appropriate mix of units, provided in accordance with Council standards. Other main town centre uses, such as leisure uses, may be acceptable on upper floors; • Retention of ground floor retail uses fronting onto the High Street and provision of main town centre uses, providing active frontages onto Bakers Road and Belmont Road; • The redevelopment should enhance the pedestrian thoroughfare of Cock's Yard linking Uxbridge Town Centre and the Bus Interchange; • Amenity space and car parking should be provided in accordance with the Council's standards; • The redevelopment should sustain and enhance the significance of the adjacent Conservation Area and its setting; • The Council will expect redevelopment proposals to reflect the scale and character of the surrounding townscape and have regard to the setting of the Old Uxbridge and Windsor Street Conservation Area and Listed Buildings. Whilst the London Plan density guidance indicates a development potential of up to 120 units, capacity on this site should be led by high quality design, taking account of the site's prominent location; and • Proposals should provide scope to incorporate the redevelopment of the land to the south of the site (identified in yellow on the site plan), extending from Cock's Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Yard to the Uxbridge Underground Station, in accordance with the principles set out in this policy. 7.2 The proposal consists of the demolition of existing buildings and construction of a residential-led mixed-use development comprising 320 co-living homes (13,923 sq. m. GIA), a 162-bedroom hotel (5,827 sq. m. GIA), and re-provision of 1,115 sq. m. of modern commercial floorspace with double-height glazed frontages. 7.3 The Council’s Policy Team ha s reviewed the proposal and concur s with the comments below – no Policy Team objections. Similarly, the GLA has reviewed the proposal and supports the land use principle in strategic terms , subject to compliance with Policy H16 of The London Plan (discussed below). Large-Scale Purpose-Built Shared Living 7.4 Policy H1 of The London Plan aims to increase housing supply and sets Hillingdon Council a net housing completion target of 10,830 between 2019/2020 and 2028/2029. Net non -self-contained accommodation contributes towards meeting housing targets as per Paragraph 4.1.9 of The London Plan (2021), based on a 1.8:1 ratio for co -living accommodation: self-contained home. Therefore, the proposed 320 co-living units would be equivalent to 178 self-contained homes. 7.5 The proposed large-scale purpose-built shared living component would provide new homes in Uxbridge Metropolitan Town Centre, aligning with Policy SA 26 of Hillingdon Local Plan Part 2 , that states th e Site is considered suitable for residential-led mixed-use development. 7.6 Furthermore, Policy H16 of The London Plan states large-scale purpose -built shared living development must contribute towards mixed and inclusive neighbourhoods and be in an area well -connected to local services and employment by walking, cycling, and public transport. The additional uplift in homes would contribute towards mixed and inclusive neighbourhoods, providing a housing option for single -person households who cannot or choose not to live in self - contained homes or Houses in Multiple Occupation (HMO s). The application Site, located on the High Street and Primary Shopping Area within the Uxbridge Town Centre, benefits from a Public Transport Accessibility Level (PTAL) of 6a, where a score of 0 indicates very poor access to public transport and 6b indicates excellent access. Notably, Uxbridge London Underground station is approximately 50 metres southeast of the Site. It provides access to the Metropolitan and Piccadilly lines. Additionally, there are several bus stops on Belmont Road and Bakers Road. A s such, the site is in an area very well connected to local services and employment by walking, cycling, and public transport. A condition is attached to ensure the accommodation would remain as rented co-living units (and units would not become self-contained homes or be sold ) under single management with lease terms of at least three months. An Operational Management Plan would ensure the shared living accommodation is appropriately managed and maintained to ensure the long-term quality. 7.7 The NPPF, London Plan, and Local Plan supports the principle of large-scale purpose-built shared living component in this Town Centre location with excellent Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press public transport connec tions, subject to the recommended planning conditions to ensure compliance with Policy H16 of The London Plan . Overall, the principle of the proposal accords with Policy H1 , GG4 of the London Plan (2021) and paragraph 77 of the NPPF 2024. Hotel 7.8 A hotel is classified as a town centre use. This proposed hotel would be in Uxbridge Metropolitan Town Centre, within an area designated for Office and Hotel Growth Location (Uxbridge Town Centre). It would be well -connected to public transport and enhance and extend the visitor accommodation supply, adding 162 hotel bedrooms to the town centre. 7.9 It should be noted that a standalone application for a hotel (application reference 72722/APP/2019/347) was submitted in 2019. The Applicant withdrew their application prior to determination; however, at the time, Planning Officers considered the principle of the proposed hotel within this location would be supported given it was within a hotel growth designation and town centre, provided the Applicant could robustly justify the loss of the office space. Council Planning Officers subsequently reviewed the A pplicant’s submitted marketing evidence justifying the loss of the office space and found it acceptable. 7.1 0 The principle of the hotel component is supported considering the site’s planning designations, accessible and sustainable location, and nature of the visitor accommodation. As such the proposal accords with Policy E10 of The London Plan, Policy E2 of the Hillingdon Local Plan Part 1, and Policies DME 4 and DME 5 of the Hillingdon Local Plan Part 2. Retail 7.1 1 The proposal comprises the demolition of the existing 3,582 sq. m. of retail accommodation (Use Class E) and the construction of 1,115 sq. m. of new ground floor retail floor space (Use Class E), representing a loss of 2,467 sq. m. of retail floor space with the Town Centre and Primary Shopping Area. 7.1 2 The GLA has stated in their Stage 1 comments that the proposed reduction in retail floor space does not raise strategic concerns, noting that the site is currently under- occupied and acknowledging the constraints associated with providing a new public square. 7.1 3 The Site is within Uxbridge Town Centre. Therefore, the proposed retail use is acceptable and in accordance with policy. 7.1 4 The Site is within a Primary Shopping Area. Forty-eight per cent of the total frontage of the site would be allocated for commercial uses. This includes most of the frontage along Uxbridge High Street, which is the focus of retail activity. A notable proportion of the frontage along Belmont Road would also be in commercial use. As Policy SA 26 of the Hillingdon Local Plan Part 2 designates the Site for 'New Homes', stating 'The site is considered suitable for residential -led mixed -use development,' a reduction in retail frontage (as stated in Policy DMTC 2 ) is Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press accepted in this case to facilitate the proposed mixed uses and having regard to the matters discussed below . 7.1 5 Unit 9a Belmont Road (688 sq. m.) and Cocks Yard kiosks 1 -4 (72 sq. m.) are vacant. 7.1 6 It is well known that high streets have faced significant challenges post COVID-19 where vacancy rates remain higher than pre -covid. As such , planning for retail provision has changed with layouts now being formed by more flexible and modestly sized units. The existing building does not present a valued contribution to the Town Centre or the Conservation Area therefore its replacement is welcomed. Taking into consideration the challenges and retail design changes which are informed by the market, t he harm derived by the shortfal l in retail reprovision is not considered to be substantial and could be accepted providing the applicant provides evidence of clear public benefits to outweigh the harm . 7.1 7 It is noted that the principal purpose of the policies which seek to retain retail/commercial uses within Town Centre’s is to safeguard the vibrancy and vitality which is generated by them. The application would provide active commercial frontages around almost the entire ground floor plate, with double height frontages provided , thus creating a more attractive street frontage to what exists at present. The units have been designed to incorporate mezzanines should the end user w ish to implement on e, which would modestly increase the usa ble internal area. Furthermore, the co-living element has been designed with the active frontage at ground floor level and all of the commercial units would have a front and back which would allow entry and exit from the high street to the new public open space and vice versa. 7.1 8 The applicant has engaged in the pre -application advice process where Officers considered what type of land uses would be most desirable and result in the greatest public benefit. The High Street and wider Town Centre lack attractive public open space, therefore a greater emphasis has been placed on unlocking the site’s potential to address this need. 7.1 9 Notwithstanding the net loss of 2,467 sq. m. of retail floor space, on balance, the benefits of the proposed development outweigh this harm. Planning benefits would include much-improved quality of the modern replacement retail floor space on Belmont Road and High Street , including double -height facades and mezzanine floors, adding 320 co-living homes and a further 162 new hotel bedrooms to support the functioning of the town centre, and developing a landscaped public square with improved and new pedestrian links. There are also offsite public realm improvements and an in lieu affordable housing contribution of £3,618,409 which would be secured through the S106 legal agreement. Loss of Office Space 7.2 0 As previously stated, the site is designated within a ‘Hotel and Office Growth Location’ and the existing development includes approximately 1,524 sq. m. of office floor space (Use Class E) within Bakers House and Belmont Chambers. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press 7.2 1 The development plan seeks to safeguard office space within dedicated locations, usually town centres, thus recognising the contribution offices make to employment and the vitality of town centres , due to the footfall the employment generates. As such, the loss of office space must be robustly justified. 7.2 2 The submitted Financial Viability Appraisal notes that the office accommodation has been marketed to let. The Applicant has submitted further evidence to support this point. Evidence has been provided from Levy Real Estate, which demonstrates that the offi ce floorspace has been actively marketed since January 2023 – over two years. The Applicant has also submitted an interest schedule detailing the interest received regarding the existing office space. The enquiries from interested parties did not progress as the potential occupants sought smaller spaces. The existing offices are dated and of poor quality. Due to lack of interest in the Site, the Site has remained predominantly vacant for over 12 months. The Applicant has also undertaken an online market review of available office floorspace along Uxbridge High Street and the immediate surrounding area. This market review has identified 18 vacant office spaces. This review highlights a significant proportion (ranging between 5,441 sq. m. and 29,792 sq. m.) of availa ble office floorspace in this immediate location. 7.2 3 Surrounding employment uses would not be undermined , as the proposed development would introduce 320 co -living units, a new hotel, and modern retail units to the town centre. The Applicant has demonstrated that the offices have been actively marketed for two years without success, and it is no longer a viable use in the context of ongoing office vacancies in the area. The proposal complies with Policy DME 3 of the Local Plan Part 2 and the loss of office space is supported in this instance. Loss of Self-Contained Housing 7.2 4 The existing development contains 258 sq. m. of residential (Use Class C3) floorspace. 7.2 5 Policy DMH 1 of the Local Plan Part 2 states that t he net loss of existing self - contained housin g will be resisted unless the housing is replaced with at least equivalent residential floorspace. 7.2 6 Whilst the proposal would result in the loss of 258 sq. m. of residential (Use Class C3) floorspace, this would be replaced by 13,819 sq. m. of co-living floorspace (Use Class Sui Generis). Whilst this is not conventional C3 housing, it is a significant uplift in residential floorspace – Paragraph 4.1.9 of The London Plan (2021) equates the proposed 320 co -living units (non -self-contained communal accommodation) to be equivalent to 178 single homes based on a 1.8:1 ratio . Notably, the replacement shared living accommodation would contribute significantly to the borough’s housing targets in a h ighly accessible, allocated site in Uxbridge town centre. In addition, the scheme makes a £3,618,409 affordable housing contribution in lieu , secured through the Section 106 agreement. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press 7.2 7 For the reasons explained above, the loss of residential (Use Class C3) floor space is supported in this instance , despite the conflict with Policy DMH 1 of the Local Plan Part 2. Comprehensive Redevelopment 7.2 8 Policy SA 26 of The Local Plan Part 2 Site Allocations and Designations states that proposals on this designated Site should provide scope to incorporate the redevelopment of the land to the south (identified in yellow on the site plan below), extending from Cock's Yard to the Uxbridge Underground Station, in accordance with the principles detailed in Policy SA 26. Policy DMHB 11 of The Local Plan Part 2 further states that development will be required to ensure the design safeguards the satisfactory redeve lopment of any adjoining sites with development potential. Regarding proposals for major development sites, the Council expects developers to prepare master plans and design codes and agree on these with the Council before developing detailed designs. Application Site (red line) and land to the south (shaded yellow) 7.2 9 It is considered that t he design and layout of the proposed development duly consider the potential redevelopment of the land to the south. It has been sufficiently demonstrated through the planning application submission, that t he proposal would not compromise the redevelopment potential of the land to the south of the Site, and there would be scope for any future redevelopment to the south to integrate with Cocks Yard and the proposed public square. Council officers endeavoured to get both the application Site and the land to t he south to come forward as a master plan application, but due to land ownership complexities, this could not be achieved. Officers are satisfied that the submitted application would allow for the optimisation of the land to the south in accordance with Po licy SA 26 of The Local Plan Part 2 and Policy DMHB 11 of The Local Plan Part 2. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press Housing Mix 7.3 0 Policy H10 of The London Plan states that schemes should generally consist of a range of unit sizes. Decision -makers should have regard to , amongst other considerations: - the need to deliver a range of unit types at different price points across London - the nature and location of the site, with a higher proportion of one and two bed units generally more appropriate in locations which are closer to a town centre or station or with higher public transport access and connectivity - the aim to optimise housing potential on sites - the ability of new development to reduce pressure on conversion, sub -division and amalgamation of existing stock - the need for additional family housing and the role of one and two bed units in freeing up existing family housing. 7.3 1 Policy DMH 2 of The Local Plan Part 2 states that the Council will require residential developments to provide a range of different housing sizes to reflect the Council's latest information on housing need. 7.3 2 Family housing is defined within the glossary of The London Plan. It outlines that it must generally be of a size that has three or more bedrooms. 7.3 3 The Council's latest information on housing need indicates a substantial borough - wide requirement for larger affordable and private market units, particularly three - bedroom properties, as identified in the Strategic Housing Market Assessment (2016). 7.3 4 The proposed development would provide 320 co -living units (equivalent to 178 self-contained homes) within Uxbridge town centre. This would strengthen the borough's housing stock for single -person households by providing an alternative housing product for those who cannot or choose not to live in self-contained homes or Houses in Multiple Occupation. It would contribute to reducing pressure on conversion, sub -division, and amalgamation of existing housing stock and could free up existing family housing. The denser, one-bedroom nature of the proposed development would be appropriate and is supported in this sustainable, highly connected town centre location, immediately adjacent to Uxbridge station and bus interchange, with a PTAL of 6a. It would optimise housing potential on -site, led by design and within the context of other site constraints (e.g. reproviding commercial floor space). This type of housing does not currently exist in the town centre. It would not give rise to any over -concentration of large -scale purpose -built shared living accommodation in this location, and it would aid the borough in delivering a range of unit types. 7.3 5 Noting that this would be the first purpose -built co -living scheme of its kind in Hillingdon since the adoption of the GLA’s Large-scale Purpose-built Shared Living Guidance , Officers have reviewed examples of similar developments as part of the financial viability assessment process and find this site to be an optimal location for this type of housing. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press 7.3 6 Whilst it's acknowledged the proposed scheme would not provide a range of unit sizes as stated in Policy H10 of The London Plan and Policy DMH 2 of The Local Plan Part 2, the proposed development would broadly comply with The London Plan for the reasons de tailed above and is appropriate and supported within this highly accessible town centre location. Affordable Housing 7.3 7 The development proposes purposed-built shared living accommodation (referred to as Co -Living), which is not a traditional housing typology. Notwithstanding this point, the development proposes a residential product which, in accordance with The London Plan and Large -Scale Purpose -Built Shared Living London Plan Guidance, is subject to affordable housing requirements. This differs from traditional C3, because the affordable housing provision secured by the authority can be either an upfront cash -in-lieu payment to the local authori ty or an in - perpetuity annual payment to the local authority. In either case, the Applicant must provide a contribution which is equal to 35 percent of the units, or if this is not viable, submit a financial viability assessment (FVA) that the Local Planning Authority and the GLA robustly test. 7.3 8 The Council appointed BNP Paribas Real Estate (BNPP) to independently review and provide specialist viability advice to the Council regarding the submitted Financial Viability Assessment (reference 2024-055, prepared by Newsteer, dated March 2024). BNPP’s advice conclud ed that the proposed development, with 100 per cent private housing , would generate a Residual Land Value of £13,148,558, providing a surplus of £3,618,409 against the viability benchmark. Accordingly , the Applicant has agreed to pay the Council an in -lieu affordable housing contribution of £3,618,409. The S106 legal agreement shall include early and late-stage viability review mechanism s to ensure that if the scheme’s viability improves , then the Council would capture an appropriate uplift in value . 7.3 9 The GLA’s Viability Advisor has also reviewed the submission and stated that the affordable housing in lieu payment of £3,618,409 (as agreed between the Applicant and Planning Officers ) likely represents the maximum viable amount in this particular case. 7.4 0 Officers consider the Applicant’s affordable housing offer to be the maximum reasonable at this stage . T he late-stage review mechanism will ensure this is carried through the implementation of the development . The proposed development complies with Policy H16 of The London Plan , The Large-Scale Purpose-Built Shared Living London Plan Guidance and Policy DMH 7 of the Hillingdon Local Plan Part 2. Design / Impact on the Character and Appearance of the Area 7.4 1 The applicant has engaged in lengthy pre-application discussions to bring forward a scheme which would enhance the Town Centre. This also includes a pre - application Design Review Pannel which Officers also attended. This has resulted in a scheme which delivers a balance of residential and commercial uses located Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press around a public square. The site is subject to physical constraints such as a moderate level change from the high street up to the corner of Bakers Road. A ramp is also required to be constructed to provide access to the basement level car park and this is a significant constraint on the proposed design of the public square, as the landscaping needs to be elevated above ground level to provide soil depths for planting. 7.4 2 The proposed building's location, arrangement, and uses on the site are logical and appropriate in urban design terms . The proposal comprises active uses at the ground floor level fronting the surrounding streets with regular building entrances and a central public courtyard lined by extensive ground -floor glazing and overlooked by upper-floor windows. This is supported. Existing and Proposed View from Belmont Road towards High Street 7.4 3 Regarding the proposed development's massing and visual impact, Officers agreed on short, medium, and long -range viewpoints with the Applicant for them to test and for the Council to assess. The Applicant duly submitted a document (Additional Views Assessment V.01, prepared by Child Graddon Lewis, dated November 2024) illustrating the proposed development within its urban setting. The proposed built form, massing, and height of the development are appropriate for the surrounding town centre context, within an area highly accessible by public transport (PTAL of 6a). The immediate surrounding context includes large buildings similar to the proposal's height and scale. The neighbouring Premier Inn hotel and adjacent mixed -use building are nine storeys tall, whi lst the office block at the corner of Bakers Road and Belmont Road is five storeys. Notably, given the land level changes, these buildings on higher ground to the Site’s northeast, on Bakers Road, appear more prominent and would appear similar in height to the proposed ten-storey development that would be on lower ground . Armstrong House and Middlesex House on top of The Pavilions shopping centre, to the Site’s southwest, are eight storeys in height . The proposed massing along the north side of the development fronting Belmont Road steps down from ten storeys to eight to provide visual interest and reduce the perceived massing of the site against the lower - density buildings on the opposite side of Belmont Road. This design approach is supported and is contextually appropriate . The building’s location, scale, and design would reinforce the spatial hierarchy and aid the legibility and wayfinding of Uxbridge Town Centre. Hillingdon Planning Committee – 09.04.2025 PART 1 – Members, Public & Press 7.4 4 The building's design and appearance would vary depending on the use (hotel, commercial, co-living) and the street that it fronts (Belmont Road, Bakers Road, High Street), utilising a well-considered and coherent selection of colours within the same family of materials to appropriately articulate the facades. During the planning process, the Council has secured external material details, including white tile specifications for the treatment of the two pedestrian passageways and bricks, mortar, and cladding specifications to ensure high quality variety to the building’s elevational treatment s. The Applicant has provided examples of the external material’s use on architectural award -winning buildings in sensitive locations (within a Conservation Area with several nearby Listed buildings). The Council also secured further architectural detailed study drawings that illustrate the facade's detailing and ensure the elevations would be layered and not appear flat. The massing is further softened by the chamfered corners at the building’s junction with High Street, Belmont Road, and Bakers Road, colonnade design feature at ground level, and recessed mansard design of the hotel's upper two storeys. The mixture of building height s and building line and variety of secured materials and colours, along with the detailed architectural elements , would contribute to achieving an appropriate high -quality design and appearance to reflect the development’s prominent, central location near to heritage assets. 7.4 5 The proposal complies with Paragraph 131 of the NPPF, Policies D3, D6, and D9 of The London Plan , Policy BE1 of the Local Plan Part 1 , and Policies DMHB 11 and DMHB 12 of the Local Plan Part 2. Heritage 7.4 6 Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, imposes a statutory duty on Local Planning Authorities requiring that in considering whether to grant planning permission for

Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report – Application Report Case Officer: Emilie Bateman 6039/APP/2024/3226 Date Application Valid: 09.12.2024 Statutory / Agreed Determination Deadline: 11.04.2025 Application Type: S73 Ward: Ruislip Applicant: Mr J Norton Site Address: 18 St Catherines Road, Ruislip Proposal: Variation of Condition 2 (Accordance with Approved Plans), Conditions 3 (Tree Protection) and 5 (Landscaping) of planning permission ref. 6039/APP/2021/3465 dated 03.03.2022 (Removal of derelict scout hut and storage unit to facilitate the erection of a replacement single storey scout hut building). The minor material amendments include changes to accessibility (with external ramp and disabled parking), hard and soft landscaping and external fittings; minor change to the building’s overall positioning on the site; and fenestration changes on front elevation plan with repositioning of fire exit door. 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 has a financial liability) Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. 1 Executive Summar y 1.1 Planning permission is sought to vary Condition 2 (Accordance with Approved Plans), Condition 3 (Tree Protection) and Condition 5 (Landscaping) of planning permission ref. 6039/APP/2021/3465 dated 03.03.2022. This permission granted the removal of the derelict scout hut and storage unit to facilitate the erection of a replacement sin gle storey scout hut building. 1.2 The proposed minor material amendments involve the installation of an access ramp and a dedicated disabled parking bay on-site to provide better accessibility to the scout building. Minor alterations also include the repositioning of the emergency access door on the same elevation. There is also proposed a slight re-positioning of the building on the site which would not impact the street scene or neighbours’ amenity. The tree protection and landscaping conditions (3 and 5) have previously been discharged. To take into account the proposed amendments, these details have been updated and included in this application. 1.3 The freehold of the application site is owned by the London Borough of Hillingdon. Therefore, whilst the Council is not the applicant, for transparency and in accordance with the Council’s scheme of delegation, the application is referred to the Plannin g Committee for determination. 1.4 The amendments proposed are minor in nature with the design of the building remaining largely as originally approved. The scale and height of the proposed building would also remain unchanged. The scouting facility has been established on site for a substantial number of years and the replacement hut would continue to respect the residential character of the area. In addition, the impact on residential amenity was fully assessed and would not give rise to any undue impacts. As per the original permission, a condition has been re-applied on the hours of operation to protect the amenit y of nearby residents. 1.5 The Highways Authority, Trees Officer, Waste Officer and Access Officer have raised no objections to the proposal. No representations have been received from neighbouring residents. The proposed minor material amendments to the planning permission are considered acceptable and compl y with the Development Plan. 1.6 It should be noted that during this application assessment the proposal description has been modified. This was to include the alterations to the siting of the fire exit door and repositioning of the building on site, which were not captured in the initial proposal description. Consequently, re-consultation has been carried out. At the time of publication and the committee meeting, the re- Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press consultation period would not have expired (expires 09.03.25). Any comments received prior to the planning committee will be reported in the addendum report and/or at the meeting. Should any materially significant comments be subsequently received by the end of the re-consultation period, then the application will be referred back to the planning committee for consideration. Otherwise, the planning application is recommended for approval subject to the conditions set out in Appendix 1. 2 The Site and Localit y 2.1 The application site is located at the intersection of Bury Avenue, Standale Grove, and St Catherines Road. It has a total area of 662.90 square metres, of which 168.75 square metres was occupied by four pre-existing single-storey storage units. The scout hut has since been demolished to implement the planning permission and compl y with Condition 1. 2.2 The surrounding area is predominantly residential, comprising mainly two-storey dwellings of varied architectural designs. The pre-existing buildings on-site were constructed primaril y of timber with brick bases and tiled roofs. 2.3 An impermeable concrete path extends from the front access into the site, providing access to all four pre-existing buildings. The site is well screened from neighbouring properties and from St Catherines Road by mature trees and dense ve getation. 2.4 The site does not lie within a Conservation Area nor are there Listed Buildings within the vicinity of the application site. The site does not contain any protected trees and is located within a Critical Draina ge Area. Fi gure 1: Location Plan Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Figure 2: Street View Image of the Application Site. The scout hut seen in this image is now demolished to accord with Condition 1 of the permission. Figure 3: Street view in the context of the wider neighbouring properties. The pre -existing scout hut can be seen in this image. 3 Proposal 3.1 Variation of Condition 2 (Accordance with Approved Plans), Conditions 3 (Tree Protection) and 5 (Landscaping) of planning permission ref. 6039/APP/2021/3465 dated 03-03-2022 (Removal of derelict scout hut and storage unit to facilitate the erection of a replacement sin gle storey scout hut building). Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 3.2 The proposed minor material amendments include: x Changes to accessibility (with external ramp and disabled parking), hard and soft landscaping and external fittings. x Minor change to the building’s overall positioning on the site. x Fenestration changes on front elevation plan with repositioning of fire exit door. 3.3 Inclusive access arrangements are now included in the variation of the permission. A ramped entrance measuring 1.5m wide would provide access for all. This ramp would have a brick support structure with a DDS handrail system (maximum height 1.3m). In front of the proposed ramp, there would be onsite disabled parking. Internall y, the scout hut would now include a wheelchair accessible toilet. 3.4 The layout plan incorporates hard and soft landscaping changes which have been included within a previous details application and include a dwarf wall and access path alon gside providing an access route from the emergency exit door. 3.5 During the course the assessment, it was also noted a minor positioning change of the building itself. To the front towards the southern boundary with No. 16 St Catherines Road, the edge of the building was originally 3.727m away from this neighbour’s boundary. This would be reduced to 3.027m. As the building would be brought closer to the boundary, a second period of consultation has been undertaken. Figure 4: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack ) Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Figure 5: Proposed Site Layout Plan (please note – larger version of plan can be found in the Committee Plan Pack) Figure 6: Proposed Elevations (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Figure 7: External Access Ramp to be situated to the front of the building and accessible toilet 4 Relevant Plannin g History 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. Two planning permissions have been granted to demolish and replace the scout hall in 2019 and 2022. This variation pertains to the 2022 plannin g permission. 4.2 Planning permission was granted under the parent application for the removal of the derelict scout hut and storage unit to facilitate the erection of a replacement sin gle storey scout hut building (ref: 6039/APP/2021/3465). 4.3 The commencement of the original had taken place within the 3-year time frame required by Condition 1 of the planning permission, with the demolition of the existin g scout hut occurring on 11th March 2025. 4.4 The details associated with the Tree Protection Measures and Landscaping of this original approval have also been discharged on the 21 st of February 2025 (6039/APP/2025/392). The details discharged have not altered with exception of the installation of the ramp to the front of the buildin g. 5 Plannin g Policy 5.1 A list of planning policies relevant to the consideration of the application can be found in Appendix 3. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 6 Consultations and Representations 6.1 Twenty-nine neighbouring properties and the Ruislip Residents Association were consulted on 13 January 2025. 6.2 Due to an amended proposal description a 14-day re-consultation took place on the 26 March 2025. This period of consultation expires on the 9 April 2025. At the time of publication of the committee reports, no representations have been received in response to public consultation. Any comments received prior to the planning committee will be reported in the addendum report and/or at the meeting. Consultee responses received are summarised in Table 1 (below). Full copies of the responses have also separatel y been made available to Members. Table 1: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Highways Given the provision of a suitably located disabled compliant parking bay, no objections. Noted. Access Officer Details of this Variation of Condition have been reviewed with no concerns from an accessibility perspective. Noted. Waste Officer No comments or objections Noted. Landscape/Tree Officer The marginal area of ramp within the Root Protection Area is acceptable, subject to the Tree Protection Plan. Noted. 7 Plannin g Assessment Principle of Development 7.1 The principle of demolition and replacement of the Scout Hut at the application site was established through the granting of planning permission reference 6039/APP/2021/3465. The original permission had commenced before the 13 March 2025 and as such minor material amendments to this plannin g permission Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press can be considered. It must be pointed out that the changes proposed do not make any changes to the overall size and scale of the approved scout hut. Scope of the Consideration of this Case Under Section 73 of the Town and Country Planning Act 7.2 Section 73 of the Town and Country Planning Act 1990 concerns ‘Determination of applications to develop land without compliance with conditions previously attached.’ It is colloquially known as ‘varying’ or ‘amending’ conditions. Section 73 applications also involve consideration of the conditions subject to which planning permission should be granted. Where an application under S73 is granted, the effect is the issue of a fresh grant of permission and the notice shall list all conditions pertaining to it. The application cannot be used to vary the time limit for implementation. 7.3 It is important to note that when assessing S73 applications the previously granted planning permission is a significant material consideration, which impacts heavily on the assessment of the proposal. If the original application has been implemented, or if the permission has not yet expired, the applicant may go ahead and complete the original approved scheme if they wish. In this case, the applicant could develop the site in accordance with the permission granted in March 2022 (ref. 6039/APP/2021/3465), and this fall-back position is a material consideration to which significant weight must be given. As discussed, the approved development has commenced on site throu gh the demolition. 7.4 Alterations to planning policy and other material considerations since the original grant of planning permission are relevant and need to be considered. However, these must be considered in light of the matters discussed in the previous paragraphs and the applicant’s ability to complete the originally approved development. 7.5 The amendments submitted seek to alter conditions 2 (Accordance with Approved Plans), 3 (Tree Protection) and 5 (Landscaping) of the planning permission. The scout hut itself would not fundamentally change in overall design with a minor positioning change to the southern corner of the site. This change is modest and considered minor to the scheme as a whole. The other key change from the original approval is the inclusion of an external ramp to ensure accessibility for all. The waste storage area would also be relocated away from the boundary with the neighbouring property and the hard and soft landscaping would be altered due to the ramp provision. 7.6 These changes are considered minor material amendments that can be addressed through the Section 73 process. As such the principle of the development is considered acceptable. The proposed building remains essentially the same. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Design / Impact on the Character and Appearance of the Area 7.7 The impact of the proposal on the street scene was fully assessed under planning permission ref. 6039/APP/2021/3465. The assessment is shared below for ease of reference and is relevant in this instance considering the minor amendments: 7.8 “The application site is located within St Catherines Road and on the edge of Standale Grove both of which consist of two storey terraced and semi detached/detached properties. The surrounding properties are characterised by main tiled pitched roofs and constructed of a mixture brick and or render. The adjacent properties to the immediate southeast, fronting St Catherines Road, have their upper floors within their roof space and the small modern properties to the northwest have very shallow roofs and short rear gardens; thus, they are all quite modest in scale. 7.9 The proposed scout hut building and store would be constructed from timber with a tiled roof. The footprint and scale of the buildings would sit comfortably within the streetscene. Furthermore, the building has been set back appropriately to create a more uniformed building line with the adjacent properties. It is considered that the proposal would not represent an incongruous addition to the streetscene and would comply with the overarching [policies]”. (extracted from the ori ginal planning report ref. 6039/APP/2021/3465). Amendments considered under this S73 Application 7.10 The proposed ramp would be situated to the front of the building extending approximately 6.2m along this elevation. It would have a projection of approximately 4.5 metres out from the front wall which provides sufficient space for a ramp and external step. Whilst the new access arrangement would be partially visible from the street scene, it would remain modest in overall height. It is worth pointing out that the site is also largely screened by the existing vegetation to the front. The building and proposed ramp would also be set back a sufficient distance from the street to not cause any significant visual impact on the wider local character. 7.11 Furthermore, the proposed accessibility arrangement would generally visually blend into the larger building within the background. In general, the materials would be acceptable with brick and safety rails sympathetic to the main building. Additionally, the ramp would provide public benefits by improving accessibility. 7.12 The repositioning of the building would not impact the street character given the setback from the highway. As noted earlier in Section 3 of the report, the building would be approximately 0.7m closer to the southern boundary with No.16 St Catherines Road. The building would still however be set in a minimum of 3m from this side boundary. Vegetation would remain on the boundary and overall, this slight variation in the position is considered acceptable along the street scene. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 7.13 The proposal also has included some changes to the landscaping. Limited detail on the landscaping had been provided within the original permission (ref. 6039/APP/2021/3465). However, a planning condition was attached (condition 5 - landscaping) which required these details prior to commencement. These details have been dischar ged on the 21 February 2025 (ref. 6039/APP/2025/392). 7.14 Under the original approved application, the site included two car parking spaces onsite and the bin store over on the southern boundary. One of the car parking spaces would be sacrificed to accommodate the proposed disabled parking space and new access ramp. The bin store is also proposed to be repositioned closer to the building with a gravel paving area situated towards the northern side of the building. Whilst limited soft landscaping was secured, the existing trees along the site boundary were protected. This ensures that the site would continue to have a leafy appearance along the street. The proposed re-siting of the fire exit door on the elevation would have a ne gligible impact. 7.15 Overall, the design changes proposed from the original planning permission granted are modest and would not unduly impact on the overall character, appearance or design quality of the development. The development would be 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), Polices D3 and D4 of the London Plan (2021) and the National Planning Policy Framework (2024). Residential Amenity 7.16 Policies DMH 5, DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) seek to ensure a satisfactory relationship with adjacent dwellings with no unacceptable loss of outlook, amenit y, daylight and sunlight to neighbouring occupiers. 7.17 The impact of the proposal on residential amenity was fully assessed under planning permission ref. 6039/APP/2021/3465. A summary of the assessment is shared below for ease of reference and is relevant in this instance considering the minor amendments: 7.18 “The site is located within a predominantly residential area, bordered by housing on St Catherines Road, Bury Street, and Standale Grove. The proposed development is set back from neighbouring properties, maintaining appropriate separation and reducing visual impact. 7.19 The building features a pitched roof, with its highest point in the centre of the site and lower heights near the boundaries. While larger in footprint than the existing structures, screening from a 2-metre-high fence and mature trees would mitigate concerns of overbearing impact, overshadowing, or overlooking. The design also angles the bulk of the building towards the site’s centre, further reducing its visibilit y from neighbouring properties. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 7.20 The structure will provide storage for a scout group and a local charity. Given its use, location, and scale, it is not expected to harm residential amenity. However, to prevent disturbance, a condition will restrict use beyond 22:30 PM. Subject to this condition, the proposal aligns with Policy DMHB11 of the Hillingdon Local Plan (2020).” (extracted from original planning report ref. 6039/APP/2021/3465). Amendments considered under this S73 Application 7.21 The minor changes proposed under the current s73 application would not cause any additional harm to neighbours’ amenity over and above the original assessment. The site is largely screened along the boundaries with the neighbouring properties. The location of the new access route would be predominantly focussed to the street-facing elevation of the building rather than along the sides of the site. Whilst there is a pathway leading from the emergency exit of the hall, this would be screened from the neighbours by the existing landscapin g. 7.22 In terms of the slight repositioning of the building towards the southern boundary, this would continue to be set in 3m from this neighbour’s boundary. The repositioning would be approximately 0.7m closer to this boundary than what was previously approved. This would not cause harm to the residents of No. 16 St Catherines Road given the existing landscaping and the distance between the building and the curtilage. There would be no adverse impact on daylight sunlight, outlook or sense of enclosure. As the use has been established on site, it is not considered that noise would be over and above the normal expectation within a residential setting. As was discussed in the paragraphs above, the condition on the original planning permission restricting hours of use at night would ensure that the building is not operating late at night when adjoining residents are more likely to be resting or sleeping. This condition is re-applied to this recommendation and is not proposed to be amended. 7.23 Having regard to the above and subject to conditions, it is considered that the proposal would not cause undue harm to the living conditions of neighbouring occupiers in accordance with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Mana gement Policies (2020). Highways and Parking 7.24 Policies T4, T6, T6.2 of the London Plan (2021), DMT 1 and DMT 2 of the Hillingdon Local Plan: Part 2 (2020) are relevant to the proposed development. These policies can be read in full in the Committee Report Part 3 - Policy Appendix, and in summary, seek to deliver development which is sustainable in transport terms and safe guards highway and pedestrian safety. 7.25 Policy DMT 6 states '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. The Council may agree to vary these requirements when the variance would not lead to a deleterious impact on street parkin g provision, congestion or local amenity.' Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Similarly, the London Plan (2021) seeks to provide adequate parking for new residential development and to avoid harm to highways networks. 7.26 The impact of the proposal on the highways and parking was fully assessed under planning permission ref. 6039/APP/2021/3465. The original highway comments assessment is shared below for ease of reference. 7.27 “It is noted that at the appraisal stage of the 2019 permission (6039/APP/2018/4478), there was no specific issue raised with regard to highway related implications pertaining to generated parking levels or traffic generation. It was considered that the proposed activities of the enlarged Scout Hut provision, which consisted of weekday evening gatherings related to Beavers, Cubs and Scouts arranged with projected patronage not exceeding 24 persons per session, would not detrimentally impact on the local residential community. This conclusion was based on predicted drop-off/pick-up mode of attendance causing minimal short-term on-street parking demand which, as highlighted earlier, can be catered for due to the relativel y low level of on-street parking levels in the locality. 7.28 A precedent has therefore been set by the former permission and although this current application raises the established threshold from 24 to ‘up to 40’ scouts attending at any one time, it is still considered that measurable highway/parking related issues are unlikely to result due to the above highlighted reasoning. Based on the original consent, which is a material planning consideration, it is anticipated that the Planning Inspectorate would take a similar view if a related refusal reason was put forward and appealed thereafter.” (Highway Comments from plannin g permission ref. 6039/APP/2021/3465). Amendments considered under this S73 Application 7.29 The key change under the current s73 application in highways terms is the alteration of the parking to provide a disabled parking bay. Figure 8 below shows the original approved parking on the left-hand side and the revised parking submitted under the current s73 application on the right-hand side with the parking marked with a red x. Onsite parking originally approved showed space for 2 onsite vehicles. With the inclusion of a fully compliant disabled parking bay, this would be reduced to 1 onsite parkin g bay. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Figure 8: Shows original parking approved 6039/APP/2021/3465 on the left and the revised parking under current S73 on the right (please note both plans are different scales 1:200 and 1:100 respectfull y). 7.30 The Highways Officer has been consulted on this amendment and is satisfied that the scheme would not lead to any highway safety or car parking pressures. Given the provision of a suitably located disabled compliant parking bay, it would also ensure that there is an onsite parkin g bay for disabled persons which is welcomed. 7.31 The application has been reviewed by the Highways Authority who are satisfied that the proposal would not discernibly exacerbate congestion or parking stress, and would not raise any measurable highway safety concerns, in accordance with Local Plan: Part 2 Development Plan Policies DMT 1, DMT 2 and DMT 6 and Policies T4 and T6 of the London Plan (2021). Accessibility 7.32 A fundamental part of this s73 application is the proposed accessibility improvements from the original planning permission. These improvements include the provision of an onsite disabled carparking space, accessible ramp and wheelchair accessible toilet. 7.33 The proposal has been reviewed by the Council’s Accessibility Officer and no concerns are raised. The application seeks to improve the accessibility of the new scout hut in line with Equality requirements. The inclusion of a ramp up to the entrance door and disabled parking is therefore welcomed and would ensure that the scout hall facilit y is accessible to all. Trees and Landscapin g 7.34 Policy DMHB 14 advises that all development will be expected to retain or enhance existin g landscaping, trees, biodiversity or other features of merit. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press 7.35 It is noted that the full application secured details of landscaping by condition 5. Condition 5 has been discharged under permission ref. 6039/APP/2025/392. However, due to the proposed amendments with the inclusion of the accessible entrance, these details have been updated. The Trees Officer has also been consulted regarding the proposed changes. It is acknowledged that a marginal area of ramp would be within the Root Protection Area. However, the Trees Officer concluded that this would be acceptable and would not cause detrimental harm to the tree in question. 7.36 Notwithstanding the above, the applicatio n would still require tree protection measures which would be secured by a compliance condition (condition 3). These details have been reviewed by the Trees Officer who is satisfied with the overall content. 7.37 Overall, the proposed development would comply with Policy DMHB 14 of the Hillingdon Local Plan, Part 2 (2020) and condition 3 has been amended to ensure that the approved details are built out and maintained accordin gly. Biodiversit y Net gain 7.38 In England, Biodiversity Net Gain (BNG) is mandatory under Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021). It became mandatory for small sites on 2 April 2024. Developers must deliver a BNG of at least 10%. This means a development will result in more or better-quality natural habitat than there was before development. The landowner is legally responsible for creating or enhancing the habitat and mana ging that habitat for at least 30 years to achieve the target condition. 7.39 Where the original permission which the section 73 relates to, was granted before 12 February 2024, BNG does not apply. The original application was granted on 13 March 2022. Therefore, the BNG requirements are not applicable. 8 Other Matters Human Ri ghts 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. Hillingdon Planning Committee – 9th April 2025 PART 1 – Members, Public & Press Equalit y 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. The proposal would improve accessibilit y to the scout hall. Local Finance Considerations and CIL 8.3 The Council adopted its own Community Infrastructure Levy (CIL) on 1st August 2014. The Hillingdon CIL charge is in addition to the Mayoral CIL charge of £60 per square metre. CIL rates are index linked. The proposal involves the erection of the building for a community use that is exempt from Hillingdon CIL charges and therefore is not CIL liable if plannin g permission is granted. 9 Conclusion / Plannin g Balance 9.1 Overall, the changes to the access arrangements, positioning changes and the landscaping of the site are considered minor material amendments that would not adversely impact the overall design, neighbouring amenity, parking pressures or the wider landscaping of the site. The addition of the access ramp to the front of the approved scout hut would be in line with policy requirements. The additional tree and landscaping details are acceptable. The development would be acceptable in hi ghway and amenity terms. 9.2 Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Back ground 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 6039/APP/2024/3226 Hillingdon Planning Committee - 9th April 2025 PART 1 - MEMBERS, PUBLIC & PRESS 1 of 6 AAppendix 1: Recommended Conditions and Informatives Conditions 1. COM3 T Time Limit The development hereby permitted shall be begun before the expiration of three years from 13 March 2022. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. COM4 A Accordance with Approved Plans The development hereby permitted shall not be carried out except in complete accordance with the details shown on drawing numbers: AB001 Site Location Plan 23/18SCR/101D - Site Plan - General Layout 23/18SCR/02C - General Arrangements 23/18SCR/03B - Accessibility 52- 69249-SHEET1 Rev A 52-69249-SHEET2 Rev B 52-69249-SHEET 3 Rev B and shall thereafter be retained/maintained for as long as the development remains in existence. REASON To ensure the development complies with the provisions Hillingdon Local Plan Parts 1 (November 2012) and 2 (January 2020) and the London Plan (2021). 3. COM8 T Tree Protection The development should be carried out in accordance with the Arboricultural Report and Tree Protection Plan prepared by Ralph Parks Limited (received on 10-03-25). REASON To ensure that trees and other vegetation can and will be retained on site and not damaged during construction work and to ensure that the development conforms with policy DMHB 14 of the Hillingdon Local Plan Part 2 (2020) 4. COM10 T Tree to be retained Trees, hedges and shrubs shown to be retained on the approved plan shall not be damaged, uprooted, felled, lopped or topped without the prior written consent of the Local Planning Hillingdon Planning Committee - 9th April 2025 PART 1 - MEMBERS, PUBLIC & PRESS 2 of 6 Authority. If any retained tree, hedge or shrub is removed or severely damaged during construction, or is found to be seriously diseased or dying another tree, hedge or shrub shall be planted at the same place, or, if planting in the same place would leave the new tree, hedge or shrub susceptible to disease, then the planting should be in a position to be first agreed in writing with the Local Planning Authority and shall be of a size and species to be agreed in writing by the Local Planning Authority and shall be planted in the first planting season following the completion of the development or the occupation of the buildings, whichever is the earlier. Where damage is less severe, a schedule of remedial works necessary to ameliorate the effect of damage by tree surgery, feeding or groundwork shall be agreed in writing with the Local Planning Authority. New planting should comply with BS 3936 (1992) 'Nursery Stock, Part 1, Specification for Trees and Shrubs' Remedial work should be carried out to BS BS 3998:2010 'Tree work - Recommendations' and BS 4428 (1989) 'Code of Practice for General Landscape Operations (Excluding Hard Surfaces)'. The agreed work shall be completed in the first planting season following the completion of the development or the occupation of the buildings, whichever is the earlier. REASON To ensure that the trees and other vegetation continue to make a valuable contribution to the amenity of the area in accordance with policy DMHB 14 of the Hillingdon Local Plan Part 2 (2020) and to comply with Section 197 of the Town and Country Planning Act 1990. 5 5. COM9 L Landscaping (car parking & refuse/cycle storage) The hard and soft landscaping and maintenance shall be carried out in accordance with the details approved under planning permission reference 6039/APP/2025/392 dated 21 February 2025 and any additional layout changes approved under this planning permission specified in the following drawings/documents: 23/18SCR/101B, 23/18SCR/02C and 23/18SCR/03B Planting and Maintenance Schedule dated October 2024, including drawing no. 18/SC/2711/2 043125-00019 Lighting Layout Proposal External Lighting 043125-00019 Isolines Drawing - 1 Lux Minimum External Lighting BW79_X023_D74T_EN 043125-00019 R0 S651_X799_004_I19B_EN S659_X799_004_I23B_EN Cover Letter 'Supporting Info for conditions' The landscaping shall be maintained in full accordance with the approved details. REASON To ensure that the proposed development will preserve and enhance the visual amenities of Hillingdon Planning Committee - 9th April 2025 PART 1 - MEMBERS, PUBLIC & PRESS 3 of 6 the locality and provide adequate facilities in compliance with policies DMHB 11, DMHB 14, DMEI 1 and DMT 6 of the Hillingdon Local Plan Part 2 (2020). 66. COM22 O Operating Hours The premises shall not be used except between:- 09:00 to 22:30, Mondays - Fridays 09:00 to 20:00 Saturdays, Sundays, Public or Bank Holidays. REASON To safeguard the residential amenity of the occupiers of adjoining and nearby properties in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). Informatives 1. I47 D Damage to Verge - For Council Roads: The Council will recover from the applicant the cost of highway and footway repairs, including damage to grass verges. Care should be taken during the building works hereby approved to ensure no damage occurs to the verge or footpaths during construction. Vehicles delivering materials to this development shall not override or cause damage to the public footway. Any damage will require to be made good to the satisfaction of the Council and at the applicant's expense. For further information and advice contact - Highways Maintenance Operations, Central Depot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB3 3EU (Tel: 01895 277524). For Private Roads: Care should be taken during the building works hereby approved to ensure no damage occurs to the verge of footpaths on private roads during construction. Vehicles delivering materials to this development shall not override or cause damage to a private road and where possible alternative routes should be taken to avoid private roads. The applicant may be required to make good any damage caused. Hillingdon Planning Committee - 9th April 2025 PART 1 - MEMBERS, PUBLIC & PRESS 4 of 6 AAppendix 2: Relevant Planning History 6039/APP/2018/4478 18 St Catherines Road Ruislip Demolition of four existing storage buildings and erection of single storey scout hut building and separate storage unit to the rear Decision: 26-04-2019 Approved 6039/APP/2021/3465 2nd/9th Ruislip Scout Group 18 St Catherines Road Ruislip Removal of derelict scout hut and storage unit to facilitate the erection of a replacement single storey scout hut building. Decision: 13-03-2022 Approved 6039/APP/2024/1642 2nd/9th Ruislip Scout Group 18 St Catherines Road Ruislip Details pursuant to the discharge of Conditions 3 (Construction Work) and 5 (Landscaping) of planning permission ref: 6039/APP/2021/3465 dated 13-03-2022 for Removal of derelict scout hut and storage unit to facilitate the erection of a replacement single storey scout hut building. Decision: 20-12-2024 Refused 6039/APP/2025/392 2nd/9th Ruislip Scout Group 18 St Catherines Road Ruislip Details pursuant to the discharge of Conditions 3 (Tree Protection) and 5 (Landscaping) of planning permission ref: 6039/APP/2021/3465 dated 13-03-2022 for Removal of derelict scout hut and storage unit to facilitate the erection of a replacement single storey scout hut building. Decision: 21-02-2025 Approved Hillingdon Planning Committee - 9th April 2025 PART 1 - MEMBERS, PUBLIC & PRESS 5 of 6 AAppendix 3: List of Relevant Planning Policies The following Local Plan Policies are considered relevant to the application:- Part 1 Policies: PT1.BE1 (2012) Built Environment Part 2 Policies: DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMT 2 Highways Impacts DMT 6 Vehicle Parking LPP D4 (2021) Delivering good design LPP D8 (2021) Public realm Hillingdon Planning Committee - 9th April 2025 PART 1 - MEMBERS, PUBLIC & PRESS 6 of 6