Planning

Minutes HILLINGDON PLANNING COMMITTEE 11 June 2025 Meeting held at Committee Room 5 - Civic Centre Committee Members Present: Councillor Henry Higgins (Chair), Councillor Shehryar Ahmad-Wallana, Councillor Keith Burrows, Councillor Roy Chamdal, Councillor Raju Sansarpuri, Councillor Gursharan Mand and Councillor Jagjit Singh Officers Present: Roz Johnson – Head of Development Management & Building Control Katie Crosbie – Area Planning Service Manager Eoin Concannon – Planning Team Leader Chris Brady – Planning Team Leader Alan Corcoran – Deputy Team Leader Dr Alan Tilly – Transport, Planning & Development Team Manager Salleh Jobbi – Legal Advisor Ryan Dell – Democratic Services Also Present: Ward Councillor Peter Smallwood OBE Ward Councillor John Riley (item 7) Ward Councillor Philip Corthorne (item 7) Ward Councillor Ekta Gohil Councillor Richard Mills 54. APOLOGIES FOR ABSENCE (Agenda Item 1) Apologies had been received from Councillor Adam Bennett with Councillor Shehryar Ahmad-Wallana substituting. Apologies had also been received from Councillor Elizabeth Garelick with Councillor Raju Sansarpuri substituting. 55. DECLARATIONS OF INTEREST IN MATTERS COMING BEFORE THIS MEETING (Agenda Item 2) None. 56. TO RECEIVE THE MINUTES OF THE PREVIOUS MEETING (Agenda Item 3) RESOLVED: That the minutes from the meeting on 07 May 2025 be approved. 57. MINUTES OF THE AGM (Agenda Item 4) RESOLVED: That the minutes from the meeting on 08 May 2025 be approved. 58. MATTERS THAT HAVE BEEN NOTIFIED IN ADVANCE OR URGENT (Agenda Item 5) None. 59. 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 6) It was confirmed that all items would be heard in Part I. 60. THE ORCHARD INN 62963/APP/2024/3371 (Agenda Item 7) Construction of a discount food store (Use Class E) with car parking, landscaping works, and other associated works, following the demolition of the existing building. Officers introduced the application. Councillor Peter Smallwood addressed the Committee as Ward Councillor:  1,751 residents had signed the petition in objection to the proposal, one of the largest planning related petitions the Council had received in decades, showing the strength of opinion  The heritage of Ruislip was important, and The Orchard was now locally listed  Councillor Smallwood thanked Lidl for their openness throughout the process  The Orchard was once a refuge and a social haven for Polish airmen and there was a spitfire memorial in the garden  The proposal itself was flawed on multiple fronts including highways and road safety  There was a five -way roundabout and there was the potential for vehicles overhanging the roundabout  Delivery vehicles reversing through the car park or mounting the pave ment could be dangerous  The car park was not in line with sustainable travel targets of outer London  The proposed development was not air quality neutral  The drainage consultation raised specific unresolved concerns particularly regarding runoff  There would be a loss of biodiversity  If this application was approved, a connection to the past would be lost  The Committee was urged to support officers’ recommendations of refusal Councillor Philip Corthorne addressed the Committee as Ward Councillor:  Councillor Corthorne clarified that he was spe aking only in his capacity as Ward Councillor  Officers were commended for their report, which highlighted the many ways in which the proposal failed from a planning policy perspective, including highways, site heritage, policy conflict impacts on the existing street scene, and residential amenity  Planning refusals must be robust  The Ward Councillors had met many residents in recent months about this proposal, and the 1,700+ petition signatures were highlighted, showing th e strength of local opinion  Any prop osal must be appropriate for the site and respect its heritage, something which this application failed to do  Residents were thanked for supporting the petition  The Polish Armed Forces 303 squadron association was noted for their support  The Committee was urged to support officers’ recommendations of refusal Councillor John Riley addressed the Committee as Ward Councillor:  There had been more engagement on this issue than almost any other  The feeling locally was very strong in opposition  There was another Lidl on Victoria Road in South Ruislip and one in Uxbridge  There were also many similar shops in Ruislip High Street, and the need for an additional store was questioned  The principal objection was highways  The five-way roundabout was noted and often contributed to traffic congestion  Officers were commended for their report Members noted the strength of opinion through the number of petition signatures; the number of separate objections received; and the objection of the three Ward Councillors. There were substantial reasons for refusal. Members noted that while some of the points raised were not material planning considerations, officers had done a good job in highlighting issues. Members suggested that too much wou ld be lost for little gain if the application was approved. Officers’ recommendations were moved, seconded and, when put to a vote, unanimously agreed. RESOLVED: That the application be refused as per officers’ recommendations 61. 42 THE LARCHES 9197/APP/2025/239 (Agenda Item 8) Demolition of rear outbuilding and erection of a double storey side extension to form a new house with associated bin and cycle stores and separation of rear garden for private amenity space. Officers introduced the application. Members commended the officers’ report. The Chair asked and officers confirmed that permitted developments rights had been removed, and there was no parking management scheme. Officers’ recommendations were moved, seconded and, when pu t to a vote, unanimously agreed. RESOLVED: That the application be approved as per officers’ recommendations 62. 12-18 PIELD HEATH ROAD & 2 PIELD HEATH AVENUE 76760/APP/2024/2720 (Agenda Item 9) Partially retrospective demolition of four dwellings (Nos. 12, 14, and 16 Pield Heath Road and 2 Pield Heath Avenue) and one Bed and Breakfast (No. 18 Pield Heath Road), and the subsequent erection of a part two storey, part three storey (plus basement) care home (Class C2), with car parking, land scaping, and associated works. Officers introduced the application and highlighted the addendum which included a number of minor alterations post publication of the report. Councillor Ekta Gohil addressed the Committee as Ward Councillor:  Councillor Gohil was speaking in objection to the application  There was an issue of highways and parking o A 33% increase in capacity with no additional parking was a concern o The Council’s transport officer had noted that there may be instances of off-site parking o This was an area already struggling with parking stress, especially with the hospital and a GP practice nearby o Policy DMT6 stated that developments should not exacerbate existing parking problems or pose a risk to highw ay safety. This application would do both o Pield Heath Road was a main thoroughfare for ambulances  Under policy DMH7 proposals for specialist housing such as care homes needed to show a demonstrated localised need o There was not a 33% increase in need, especially with two other care homes nearby o This questioned if the increase in need was in the local vicinity or borough vicinity  There was an issue of the impact on neighbouring properties o Neighbours had experienced months of dust, noise, blocked access and muddy roads due to construction. This applic ation would prolong that disruption o There would be an increase in visitors and deliveries post construction o Policy DMHV11 was backed up by paragraph 130 of the national policy framework, which said that development should secure a high standard of amenity for both existing and future users. Based on the disruption so far and the increased intensity proposed, this standard had not been, nor will be met  It was recognised that the application was recommended for appro val, however the Committee was urged to refuse, or to defer for a site visit Members asked for clarification on the increase in parking. Officers clarified that the number of parking spaces would increase from 14 to 19, and that the ratio would remain at 0.2 spaces per unit. Members noted a previ ous site visit and highlighted potential congestion problems. Most local roads had a parking management scheme, and five additional spaces appeared inadequate for a 33% increase in capacity. However, reasons for r efusal needed to be robust and refusal on p arking grounds alone may be overturned at appeal. It was noted that a potential redevelopment of Hillingdon Hospital would likely include additional parking spaces. Members asked about planting trees and natural electricity. Officers noted that there was a landscaping condition including a replanting scheme. There were also biodiversity net gain requirements. It was noted that a 33% increase in capacity was a large increase, and it was clarified that there would be an additional 21 units. Members asked for clarity on the policy points raised by the Ward Councillor. There was a parking management condition which required a plan to be submitted prior to any above ground works. This would also need to include details on disability compliant bays to address accessibility concerns. Additionally, there was a need for care homes in the borough. The Policy team supported the application. Officers added that the previous planning approval contained a parking ratio of 0.2 spaces per unit. The current application m aintained the same ratio and so it may be unreasonable to reject the current application on parking grounds. Officers noted that the London Plan was silent on car parking standards for care homes and so they had referred to the Local Plan, which allowed 0.2 car parking spaces per unit. The Local Plan would not allow the development to provide any more car parking spaces and so the proposal was policy compliant. Members reiterated that they were lacking robust reasons for refusal. It was noted that any existing conditions could be lost if a refusal was overturned at appeal. Officers’ recommendations were moved, seconded and, when put to a vote, agreed. RESOLVED: That the application be approved as per officers’ recommendations The meeting, which commenced at 7.00 pm, closed at 8.00 pm. These are the minutes of the above meeting. For more infor mation on any of the resolutions please contact Ryan Dell on democratic@hillingdon.gov.uk. Circulation of these minutes is to Councillors, Officers, the Press and Members of the Public.

Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Emilie Bateman 78399/APP/2024/564 Date Application Valid: 28.03.24 Statutory / Agreed Determination Deadline: 21.07.25 Application Type: Full Ward: Eastcote Applicant: S. Czerniawska Site Address: 14 Coteford Close, Eastcote Proposal: Erection of a part single, part two storey rear extension together with a single storey side extension. Conversion of extended house into 1 x 1 -bedroom flat and 1 x 3-bedroom flat with associated parking, landscaping and private amenity space. 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 – 17 July 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 erection of a part single, part two storey rear and single storey side extension. In addition, the application seeks permission for the conversion of the extended house into 1 x 1 -bedroom flat and 1 x 3-bedroom flat with associated parking and landscaping. 1.2 A recent planning application was approved in February 2024 (ref. 78399/APP/2023/3408) for identical extensions. The key difference from this previously approved scheme involves the conversion of the property into two flats including subdivision of the rear garden, landscaping and associated parking. 1.3 The application is subject to a petition containing 63 signatures in objection to the proposal. The concerns raised within the petition are set out in more detail in Section 6 of this report, but in summary include impacts upon the local highway network and parking, crime and safety, noise and disturbance, environmental impact, overdevelopment of the site and loss of character and amenity to adjoining residents. 1.4 The principle of the conversion is conside red to comply with both local, London Plan and National Planning Policies. An assessment of properties along Coteford Close confirms that less than 10 percent of the properties have been converted to flats (compliant with policy). Furthermore, the property would continue to provide a family sized 3-bedroom home with access to private rear garden space. The proposal would contribute towards local housing stock by adding an additional one-bed flat in a residential location, which is supported by strategic policies. 1.5 With regards to design, the scale, bulk and massing is considered to respect the residential character of the area. The external extensions mirror a recent approval which was granted in February 2024. In addition, the impact on residential amenity was fully assessed and would not give ri se to any undue impacts. The internal living conditions for future residents meets the required standards and the outdoor private amenity space provided surpasses minimum requirements, ensuring a good standard of accommodation. 1.6 The level of parking, access, cycle parking and potential trip generation have all been reviewed by the Local Highway Authority who have raised no objection to the proposal. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press 1.7 Concerns were raised regarding the potential use of the property as a house of multiple occupancy. The property however is seeking permission for the conversion into two self-contained homes. In this instance, a condition is recommended restricting the conversion from C3 residential units to a Small HMO C4 unit. This is considered reasonable an d further protects the larger unit for potential family occupancy. 1.8 Due regard has been given to residents’ objections, including the petition against the application. However, it is concluded that the proposal complies with the Development Plan and no material considerations indicate that a contrary decision should be taken. The planning application is therefore recommended for approval subject to the conditions set out in Appendix 1. 2 The Site and Locality 2.1 The application property is located to the northwest side of Coteford Close and consists of a two-storey end of terrace dwelling which has a main hipped roof with brick external facing. The property features soft landscaping to the front, with a side access road leading to parking to the rear of the site. 2.2 Coteford Close comprises terraced rows of properties parallel to the road, with two shorter rows set back at the head of the Close and a perpendicular terraced row at the head of the Close. It is noted that the locally listed Keepers Cottage is located to the west of the site. 2.3 The application site is not designated within a Conservation Area, nor an Area of Special Local Character. The site does not contain any Listed Buildings. There are no trees that are subject to a Tree Preservation Order within the site or on adjoining land . The site lies in Flood Zone 1 (low risk) and is designated within a Critical Drainage Area. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Figure 1: Site Location (Application site edged in red) Figure 2: Street View Images of the Application Property Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Figure 3: View of existing rear elevation Figure 4: Access route from Coteford Close (Application site on right) Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press 3 Proposal 3.1 Planning permission is sought for a part single, part two storey rear extension together with a single storey side extension. In addition, the application seeks permission for the conversion of the extended house into 1 x 1-bedroom flat and 1 x 3-bedroom flat with associated private amenity, parking and landscaping. 3.2 The proposed external extensions match previously approved extensions in February 2024 (ref. 78399/APP/2023/3408). The single storey side and rear extension would essentially wraparound the host dwelling. The proposed single storey side would measure a width of 2.55m, a length of 7.6m, and would feature a lean -to roof measuring a maximum ridge height of 3.3m. The propo sed single storey side would be set back 4.6m from the main front building line. The proposed single storey rear would measure a depth of 4.5m, a width of 9.9m and would feature a pitched roof measuring a maximum height of 3.3m.The pr oposed first floor rear extension would measure a depth of 3m, a width of 3.6m, and would feature a pitched hipped roof set down 0.5m from the ridge line of the host dwelling. 3.3 During the application assessment, revisions were sought to retain a 3-bed family- sized unit. The original submission involved 3 x 1-bedroom flats. This has been amended with a reduction of numbers of flats and inclusion of a larger- sized 3- bedroom home. The amendments also ensure that both proposed flats would have adequate external and internal amenity space. 3.4 The larger 3-bed unit would be sited on the ground floor with direct access immediately to the rear garden. It comprises of two bedrooms and a kitchen facing the rear garden with a further living and dining space and third bedroom fronting the cul-de-sac. As part of the application, the internal access would be altered with the staircase repositioned adjacent to the entrance door and foyer . This would provide direct access to the second floor comprising a 1 -bed 2-person flat . The main kitchen and living space would be dual aspect with a bedroom facing onto the rear garden. 3.5 A revised location plan was also received which included the side access road for parking and as a result a 21-day re-consultation took place. This access is under the ownership of Hillingdon Council and ownership certificate B has been completed. The relevant department of the Council do not object to 14 Coteford Close having access rights through this route. Consequently, the determination of the application has been delayed for the progression of a legal deed of variation signed with Hillingdon’s Property Estates services to en sure residents of 14 Coteford Close have the right of access over this route to park their vehicles to the rear of the dwellings at 14 Coteford Close. This deed of variation will be finalised and completed if planning permission is granted. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Figure 5: Existing and Proposed Floor Plans and Elevations (please note – larger version of plan can be found in the Committee Plan Pack) 4 Relevant Planning History 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. However, of relevance to this application are the two applications set out below. 4.2 Planning permission was recently granted for the erection of a part single, part two storey rear extension and a single storey side extension, with installation of new first floor side window (ref. 78399/APP/2023/3408). 4.3 As can be seen in Figure 6 below, the proposed elevations and external changes to the building previously approved are identical in size, scale and design as the current scheme subject of this committee assessment. The key difference from the previous scheme involves the change of use from a single dwelling house into two residential flats. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Figure 6: Approved Plan (under ref. 78399/APP/2023/3408) 4.4 An application for a Certificate of Lawful Development for the proposed change of use from a single dwellinghouse (Use Class C3) to a 3-bedroom House of Mulitiple Occupancy accommodation (Use Class C4) was also recently approved under ref. 78399/APP/2024/1255 on 12 June 2024. 4.5 Within the General Permitted Development Order in Schedule 2, Part 3, Class L, it allows existing C3 Dwel ling Houses to change use to a small C4 House of Multiple Occupancy of up to six persons without the need for planning permission. 4.6 It must be noted that if this current application were to be granted planning permission for two self-contained residential units, a condition would be included removing permitted development rights for these dwellings to be used as a small House of Multiple Occupancy (Use Class C4). 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 Ten neighbouring properties and Eastcote Residents Association were consulted on 2nd April 2024. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press 6.2 A re-consultation took place on 4 June 2024 following revised plans and a final re- consultation took place on 4 July 2024 following receipt of the final set of plans and updated Location Plan. A further updated location plan was requested in July 2025. This was principally to require a scale of 1:1250. Given the red- lined boundary area did not change, it was not considered necessary to re-consult. 6.3 The consultation period expired on 25 July 2024. 6.4 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses received are summarised in Table 2 (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response A petition of 63 signatures has been received against the application . 1. Crime and safety and the potential use as an HMO. Whilst this is a material consideration, the proposal is for an additional one-bed residential unit. It would not lead to a significant intensification of the site that may lead to increased crime and disturbance. It is acknowledged that a certificate of lawful development has been previously granted for a House in Multiple Occupancy (Use Class C4) under permitted development (ref. 78399/APP/2024/1255). Were this current scheme approved; a condition would be attached removing permitted development rights for the use of the flats as a n HMO (Use Class C4). 2. Parking and traffic. Discussed at Paragraphs 7.34-7.43 of this report. 3. Noise and disturbance. Discussed at Paragraphs 7.22-7.24 and 7.44 of this report. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press 4. Environmental impact. Discussed at Paragraphs 7.52-.7.57 of this report. 5. Overdevelopment, loss of character. Discussed at Paragraphs 7.10 – 7.14 of this report. 6. No other flats or House in Multiple Occupancy on the street. The principle of the residential conversion is discussed at Paragraphs 7.1-7.9 of this report. It must be noted that the planning application does not seek permission for a House in Multiple Occupancy. As discussed in point 1, a previous lawful development certificate has been granted for a lawful HMO C4 use. Were the current scheme approved ; a condition would be attached removing permitted development rights for the use of the flats as a C4 HMO. 6 individual letters of objection have been received. I. Impact on character and the quiet enjoyment of the area. Discussed in paragraphs 7.10-7.14 of this report. II. Parking and traffic concerns. Discussed in Paragraphs 7.37-7.43 of this report. III. Overcrowding. The principle of the conversion is discussed in paragraphs 7.1-7.9. The internal amenity standards are discussed in paragraphs 7.25-7.29 of this report. Overall, the proposal would result in an additional 1-bed unit and would not lead to an over intensification of the site in terms of people. IV. Concerns regarding water pressure and This is not a material planning consideration. The applicant would need to meet Building Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press sewage due to additional dwelling. Regulations. These matters would be dealt with outside the planning legislation. V. Access road ownership concerns. The location plan has been revised to include the access ro ute down the side of the dwelling and Certificate B has been completed confirming that notice has been served to the owner. Evidence has been provided showing the Council retains ownership of the access route to the proposed car parking. A legal agreement has been agreed with the Council’s Estates Team to ensure the applicant benefits from the right to access over this route/road to use the parking located to the rear. VI. Loss of outlook, light and overlooking / loss of privacy into garden spaces. The impact on neighbouring amenities is discussed in paragraphs 7.1 5-7.24 of the report. It is also worth noting that th e extensions have previously been approved under planning application ref . 78399/APP/2023/3408, and this is a material planning consideration. VII. Against an HMO onsite. The current planning application does not propose the use as an HMO. In any respect a condition has been included removing permitted development rights for use as an HMO (C4 use class). VIII. Concerns regarding tenants that may rent the property. This is not a material planning consideration. IX. Concerns regarding refuse and waste Discussed in Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press control, their location and impact on neighbours. paragraphs 7.58-7.59 of this report. X. Concerns regarding emergency services Discussed in paragraphs 7.60-7.63 of this report. XI. Queries regarding ongoing maintenance of the property(s) and review of landlord credentials. This is not a material planning consideration. XII. Removal of hedging to rear garden and concerns regarding loss of tree. Discussed in paragraphs 7.46-7.49 of this report. XIII. Communal garden not in keeping. The application has since been revised to show its division into two private gardens, one private garden serving each flat. IV. Noise and disturbance. Discussed at paragraphs 7.22-7.24 and 7.44 of this report. XV. Visibility of parking spaces (noise concerns, quality of life concerns and light pollution). It is noted that there are two existing parking spaces to the rear. The application proposes the addition of one space which would not have a material impact on noise, quality of life or light pollution. VI. Strain on local infrastructure including sewage, water pressure, and electric. The application proposes an increase in 1 residential unit which would have a limited impact on local infrastructure. The permission granted would be subject to regulations outside the planning legislation which would deal with sewage, water and electricity provisions. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press VII. Environmental Impact and increase in energy consumption. Discussed at Paragraphs 7.54 - 7.57 of this report. VIII. Disruption from building works and safety concerns. A construction management plan has been recommended which would provide some comfort in ensuring the building works would have a limited impact on adjacent residents. IX. Devalue neighbouring properties. This is not a material planning consideration. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Highways Officer The application has been reviewed by the Highway Authority who are satisfied that the proposal would not discernibly exacerbate congestion or parking stress, and would not raise any measurable highway safety concerns, subject to a parking allocation plan and construction management plan. A full and detailed assessment of the material highway considerations are set out in paragraphs 7.34 – 7.43 of this report. The recommended conditions have been adopted in this report. Access Officer This proposal has been reviewed against the requirements of the 2021 London Plan policy D7 which should not be applied to the extension and conversion of this existing dwelling constructed prior to the application of accessible housing standards. There would be no loss of accessible housing stock as a result of this conversion if approved. No objections raised from an accessibility perspective. Noted. Cadent Gas Cadent Gas has been notified of the planning application near its medium and low -pressure gas assets. They have no objection from a planning perspective but request that an Informative Note be The requested informative has been added. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press included in the Decision Notice. This note advises the applicant to ensure that proposed works do not infringe legal rights, access restrictions, or covenants related to Cadent’s infrastructure. If development is planned above gas apparatus, a diversion may be required. The applicant should apply for diversions via Cadent’s website and register planned works on the LinesearchbeforeUdig platform before commencing. 7 Planning Assessment Principle of Development 7.1 The Development Plan recognises the need for new housing and provides support for the optimisation of site capacity. At local level, Policy DMH 1 of Hillingdon’s Local Plan Part 2 (LPP2) seeks to safeguard existing housing, in particular family sized housing (3-bed and above). This is supported at regional level by Policy H10 of the London Plan which also recognises the need to provide a broad mix of residential properties in order to meet demand. 7.2 As the application proposes the conversion of a single family dwellinghouse to two flats, the proposal will need to demonstrate compliance with Policy DMH 4 of the Local Plan (2020). Policy DMH 4 of the LPP2 aims to address these issues by controlling the number of residential conversions and the size of the original residential units from which conversions are achieved. Criterion (iii) of the policy only permits the redevelopment of dwellings into new flats where the internal floor area is at least 120sqm. 7.3 The explanatory text at paragraph 4.11 of the LPP2 states that, in recent years, large concentrations of flats have resulted in a range of problems, including increased on-street parking and resultant congestion on roads, the loss of front gardens, reductions in privacy, significant changes to the street scene, and loss of family accommodation. 7.4 From the Council's Planning Records and Council Tax data, the proposed conversion would not result in more than 10% of properties within the street to be converted to flats. On review of the planning records, there are no current applications converted to flats. The street contains over 30 dwelling houses and with no existing conversions, there is scope to provide a conversion in this instance while remaining below the 10% policy requirement. 7.5 The extensions approved at the property in 2023 (ref: 78399/APP/2023/3408) ensures that the development would be of a suitable size for conversion with the threshold of 120sqm being met. It must also be noted that the residential unit sizes proposed are compliant with the London Plan (2021) and the parking provision would be adequate to serve one 3-bed flat and one 1-bed flat. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press 7.6 Furthermore, and key to the acceptability of the principle of development would be the reprovision of a family sized 3-bed unit. The scheme has been revised during the submission to reduce the number of residential units from 3 to 2 and provide a larger family size unit. The housing mix is further discussed in paragraphs 7.7- 7.9 and provides sufficient justification for the change of use. Overall, the level of conversions along the street is below the 10% threshold and therefore the principle of a conversion is deemed acceptable. Housing Mix 7.7 Paragraph 4.6 of the Hillingdon LPP2 (2020), based on the 2016 Strategic Housing Market Assessment (SHMA), identifies a significant borough -wide need for larger affordable and private market homes, particularly three -bedroom properties. Policy DMH 2 requires residential developments to provide a mix of housing sizes that align with the Council’s latest housing need data. 7.8 The proposed development would replace an existing family-sized dwelling with 1 x 1-bedroom unit and 1 x 3-bedroom unit. The 3-bedroom ground floor residential unit would provide a suitably sized family home option with two single bedrooms and a double bedroom. The unit would be dual aspect containing a kitchen, two bedrooms facing a private rear garden space and a separate living space and bedroom to the front. Given that the overall size would be over and above 74 square metres, it would meet the minimum London Plan floorspace standards for a three-bedroom unit. The upper floor flat would be a dual aspect, 1 bedroom unit which would also be over and above the minimu m internal floor space standard. It would also have access to a private amenity space in the form of a rear garden. 7.9 As the proposal would retain a three-bedroom property, it does not result in a net loss of family-sized housing. The property would not lead to over-intensification of the site with the provision of one additional unit (1-bedroom flat) over and above the existing number. To safeguard the housing tenure in particular the larger unit, it is considered reasonable to include a planning condition to remove permitted development rights to convert the dwelling units to C4 small scale HMOs. This would support the provision of larger residential units targeted at families thereby meeting the intent of the policy requirements. On this basis the proposed housing mix is considered acceptable. Design / Impact on the Character and Appearance of the Area 7.10 The main considerations are the design and impact on the character of the existing property, the impact upon the street scene and locality, the impact upon the amenities of adjoining occupiers, the reduction in size of the rear garden, trees and landscaping, flood risk impact and car parking provision. 7.11 The single storey side and rear extension would essentially wraparound the host dwelling. The proposed single storey side extension would measure a width of 2.55m, a length of 7.6m, and would feature a pitched roof measuring a maximum ridge height of 3.3m. The proposed single storey side extension would be set Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press back 4.6m from the main front building line. The proposed side extension does not exceed half the width of the original property (please see figure 8) and complies with Policy DMHD 1 in terms of the parameters. The side extension, by virtue of the curvature of the plot, would be significantly set back from the highway (approx. 30m) and would be largely screened by the host dwelling from public views. In this regard, there are no design concerns in relation to the proposed side extension. Figure 8: showing single storey side extension (proposed front elevation) Figure 9: showing part two storey part single storey rear/side extension (proposed rear elevation left and proposed flank elevation on right) 7.12 The proposed single storey rear extension would measure a depth of 4.5m, a width of 9.9m and would have a pitched roof measuring a maximum height of 3.3m. It is acknowledged that the depth of the extension would not comply with Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Policy DMHD 1. However, in design terms, due to the original forward projection of this end of terrace property, coupled with the generous rear garden, the proposed single storey rear extension would not appear disproportionate to the associated plot. The rear extension at No. 13 (the adjoining neighbour) would project approximately 0.8m beyond the proposed rear extension, therefore the proposal would not breach the established rear building line. Moreover, given its location to the rear, it would not be readily visible from the street scene. Taking the above into consideration, whilst not strictly compliant with Policy DMHD 1, on balance the proposed rear extension is considered acceptable. Furthermore, the depth of the rear extension has been previously ap proved under application reference 78399/APP/2023/3408. 7.13 The proposed two storey rear extension would measure a depth of 3m, a width of 3.6m, and would feature a hipped roof set down 0.5m from the main ridge line of the host property. The proposed first floor rear extension, by virtue of its modest scale, would appear subservient to the host dwelling. The overall design and roof form would continue to reflect the main character of the building with the architecture and materials reflective of the existing dwelling. It complies with Policy DMHD 1 and is considered to have an acceptable impact on the subject property. 7.14 Taking the above into consideration, and given the extensions proposed are identical to previously approved extensions (ref. 78399/APP/2023/3408) there are no design objections to the proposed scheme. Conditions have been attached to ensure that the materials match the existing building. It is therefore considered that the proposal would not cause harm to the character and appearance of the host property and the surrounding area, in accordance with Policy BE1 of the Hillingdon Local Plan: Part One Strategic (2012) and Policies DMHB 11, DMHB 12 and Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Residential Amenity 7.15 Policies 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, amenity, daylight and sunlight to neighbouring occupiers. 7.16 It is important to note that the extensions have been previously assessed and approved under application reference 78399/APP/2023/3408 and the assessment is still relevant. 7.17 Nos. 13 and 15 Coteford Close and Keepers Cottage are the principal properties that need to be considered in terms of residential amenity. The properties along Wood Rise (Nos 16-18) would be sufficient distance away to not have an impact on their amenity space (approximately 40m distance from rear walls). 7.18 No. 13 Coteford Close is located to the east of the site and comprises the adjoining property. This neighbouring property benefits from a single storey rear Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press extension. The proposed single storey rear extension would not project beyond the neighbouring extension but be set back approximately 0.8m. The proposed first-floor rear extension would be located 3.8m from the boundary of the neighbouring property. The first-floor rear extension would not breach the 45- degree line taken from the first-floor rear habitable window at No. 13. In this regard, the proposed extensions would not result in unacceptable overshadowing or a loss of light. The positioning of the extension in the context to this adjoining neighbour would also ensure that the development does not compromise the outlook from No. 13 or lead to a sense of enclosure. There are no windows proposed on the eastern elevation which would result in overlooking or a loss of privacy. The windows proposed would face onto the rear garden area of the application site. Any views onto the rear garden of No. 13 Coteford Close from the rear elevation would be commensurate to the existing situation. The impact upon No. 13 Coteford Close is therefore considered acceptable. 7.19 No. 15 Coteford Close is located to the southwest of the site and comprises an end of terrace two-storey property. The two properties are currently separated by the access road. Due to the orientation of the two properties, the front of this neighbouring property faces the access road and the flank of the application property. Along this flank elevation the application proposes a single storey side and rear extension. This extension would not have any windows facing No 15 Coteford Close and is set a sufficient distance from this neighbour to not impact their amenity. The rear elevation and garden area of this neighbour does not adjoin the application site and would not be impacted upon in terms of loss of light or outlook, overlooking or a sense of enclosure. It is not considered that No. 15 would be adversely affected by the proposed development. There are no windows proposed that would result in unacceptable overlooking or a loss of privacy. 7.20 Keepers Cottage is located to the west of the site and comprises a detached two-storey property. This neighbouring property is located to the rear of the application site and the properties are currently separated by the access road and boundary treatments. The proposed extensions would be located approximately 21m from the front elevation wall of this neighbouring property. Due to the orientation of the two properties and the separation distance, it is not considered that the proposal would result in overshadowing or a loss of light. The private amenity gardens associated with the proposed units, would also be a sufficient distance away to not cause noise and disturbance or loss of amenity to the occupant of this neighbouring dwelling. 7.21 The proposed window on the first-floor rear extension would primarily overlook the private rear garden of the application site. Whilst some oblique views may be achieved of neighbouring properties, these would not be dissimilar to views achieved from the existing first floor windows. There is a window proposed on the existing first floor west elevation to serve the proposed 'Shower Room'. Given the nature of this room, in the event of an approval a condition would be secured to ensure the window is obscurely glazed and non-opening below 1800mm. It is therefore not considered that the proposal would result in undue overlooking to neighbouring properties. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Noise and Disturbance 7.22 In terms of additional noise, the proposal is for the conversion of the existing dwelling into 2 self-contained flats. It is recognised that the conversion to two flats is a different type of occupation to use of the property as a single dwelling house. However, it is considered that the level of activity associated with the proposed conversion, would not be significantly different to the trip patterns of individuals in one large household. It is therefore considered that any operational noise and disturbance that might result from the proposed conversion into two flats is unlikely to be significantly different to that from one large household that could currently occupy the property. 7.23 It is therefore considered that any increase in noise and its transmission to the adjoining neighbouring property is unlikely to be more significant than if the property were to be used as a large family dwelling. 7.24 Having regard to the above, it is cons idered 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 Management Policies (2020). Quality of Residential Accommodation (Internal and External) 7.25 Regarding internal accommodation, Policy D6 of the London Plan (2021) at table 3.1 sets out the requirements for the gross internal floor area of new dwellings at a defined level of occupancy. These are the same gross internal area space standards set out in the technical housing standards - nationally described space standard (2015). Policy DMHB 16 of the Local Plan (2020) aligns with this policy. Internal Accommodation 7.26 The proposed development comprises the following internal accommodation: x Flat 1 (3-bedroom, 4 person): 77.47sqm including 2.8sqm of built in storage. x Flat 2 (1 bedroom, 2 person): 53.75 sqm including 1.5sqm of built in storage 7.27 Both flats proposed would exceed the minimum floorspace requirements set out in Policy D6 of the London Plan (2021) and would be dual aspect. Furthermore, habitable rooms within the property would have access to outlook and natural light. All habitable rooms would benefit from a principal window fitted in either the front or rear elevations of the property. 7.28 A separate kitchen and lounge (rather than open plan) is proposed for the family sized flat with the large open plan kitchen/living space proposed for the upper floor flat. Each habitable room within both properties would have good ingress of natural daylight/sunlight and be afforded satisfactory outlook and ventilation Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press through the positioning of windows and doors. It is therefore considered that future residents of the proposed flats would have satisfactory internal living accommodation. 7.29 Accordingly, the proposal is considered to comply with the relevant planning policies referred to above. External Amenity Space 7.30 Policy DMHB 18 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that all new residential development and conversions will be required to provide good quality and usable private outdoor amenity space. Table 5.3 of the Hillingdon Local Plan: Part 2 Development Management Policies (2020) states that flats with 1 bedroom should have a minimum of 20 square metres of private usable amenity space and 3-bedroom flats should have a minimum of 30 square metres of private usable amenity space. 7.31 The proposed development comprises the following private amenity space: x Flat 1 (3-bedroom): 86sqm x Flat 2 (1 bedroom): 67.3 sqm 7.32 Therefore, the proposed development would provide the future occupiers of the proposed dwellings with external private amenity space provision that is of a sufficient size, usability and functionality, in accordance with Policy DMHB 18 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). 7.33 The proposed ground floor flat would have their own private garden immediately next to their rear windows, ensuring that their privacy would be protected. Highways and Parking 7.34 Policies T4, T6, T6.2 of the London Plan (2021), DMT 1 and DMT 2 of the Hillingdon Local Plan: Part 2 (2020) are all directly 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 safeguards highway and pedestrian safety. 7.35 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 parking provision, congestion or local amenity.' 7.36 Similarly, the London Plan (2021) seeks to provide adequate parking for new residential development and to avoid harm to highways networks. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Parking Provision 7.37 The maximum parking requirement for the residential units as proposed equates to a total of up to 1.5 on -plot spaces per unit in compliance with the overriding regional plan. A minimum of 1 space per flat is proposed (3 are proposed in total) which falls in line with th is standard. It is noted that the private access road is relatively narrow, however, it currently serves two existing on-plot spaces without known detriment and therefore the additional proposed space does not give rise for concern. 7.38 The allocation of parking space/s per flat would be secured by planning condition (Condition 6). Vehicular Trip Generation 7.39 As a consequence of the relatively small scale of development and limited on-plot parking, any vehicular trip generation uplif t is predicted to be negligible and therefore does not raise any specific highway concerns. Construction Management Plan 7.40 A full and detailed Construction Management Plan would be required given the constraints and sensitivities of the immediate ‘classified’ nature of the road network in order to avoid/minimise potentia l detriment to the public realm. This would be secured by planning condition (Condition 4). Cycle Parking 7.41 In terms of cycle parking, there would be a requirement to provide a total of 3 secure and accessible spaces. The proposed block plan demonstrates there would be 3 secure and accessible spaces located within each dwelling’s private amenity space. This level of provision and location proposed is acceptable and deta ils of the cycle storage would be secured by planning condition (Condition 5). Electric vehicle Charging Points (EVCPs) 7.42 In line with the London Plan (2021), with in any final parking quantum there is a requirement for a minimum 20% 'active' EVCP provision with all remaining spaces being designated as 'passive' provisions. The applicant has confirmed that all 3 spaces would be designated as ‘active’ provisions which is therefore policy compliant, the details would be secured by planning condition (Condition 5). Conclusion 7.43 The application has been reviewed by th e Highway Authority who are satisfied that the proposal would not discernibly ex acerbate congestion or parking stress, and would not raise any measurable highway safety concerns, in accordance with Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Local Plan: Part 2 Development Management Policies (2020) - Policy DMT 1, DMT 2 and DMT 6 and Policies T4, T5 and T6 of the London Plan (2021). Noise 7.44 Potential noise impacts have been addressed in paragraphs 7.22 – 7.24 with respect to the operational phase of the development. However, with respect to the construction phase, in the event of an approval, a construction management plan would be conditioned to mitigate any disturbances during construction. Accessibility 7.45 The proposal has been reviewed against the requirements of the 2021 London Plan policy D7 which should not be applied to the extension and conversion of this existing dwelling constructed prior to the application of accessible housing standards. There would b e no loss of accessible housing stock because of the proposed conversion. Trees and Landscaping 7.46 Policy DMHB 14 advises that all development will be expected to retain or enhance existing landscaping, trees, biodiversity or other features of merit. 7.47 The site is not subject to a Tree Preservation Order nor are any trees protected by a Conservation Area. The public consultation raised concerns regarding the removal of vegetation from the existing site. Whilst the application being assessed does not indicate landscaping would be removed from the site, as the site is outside the conservation area and not subject to protections for existing trees, there are no restrictions to maintain the current landscaping on site. Were the current scheme to be approved, a landscaping condition would secure further landscaping to both gardens which would help enhance the aesthetics of the gardens and provide some visual enhancement to local character. This is covered within Condition 5. 7.48 The applicant has provided details of refuse storage, cycle storage and boundary treatments which are all considered to be acceptable in terms of their design and impact to neighbouring properties. The positioning of these storage facilities would be sufficient distance away from the neighbouring properties to not impact their amenity. Condition 5 also includes the finer details of these structures to be submitted prior to commencement. 7.49 Overall, the proposed development would comply with Policy DMHB 14 of the Hillingdon Local Plan, Part 2 (2020) and a condition would be added to ensure the details are built out and maintained accordingly. Biodiversity Net gain 7.50 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 Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Environment Act 2021). It became mandatory for major developments on 12 February 2024 and 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 managing that habitat for at least 30 years to achieve the target condition. 7.51 This application was validated on 28 March 2024, prior to this requirement becoming mandatory. Therefore, the BNG requirements are not applicable. Flooding and Drainage 7.52 Policy SI12 and SI13 of the London Plan (2021) require, in summary, that flood risk is minimised and mitigated, and that surface water runoff is managed close to source. Policy DMEI 9 and Policy DMEI 10 of the Hillingdon Local Plan: Part Two – Development Management Policies (2020) require, in summary, that flood risk is mitigated and proposals that increase the risk of flooding or which fail to make adequate provision to control surface water runoff will be refused. 7.53 The site is within Flood Zone 1 (low risk) and is in a critical drainage area. An informative will be added with regards to incorporating a water butt onsite. Sustainability 7.54 Policy DMEI 2 of the Hillingdon Local Plan (2020) requires all developments to make the fullest contribution to m inimising carbon dioxide emissions in accordance with the London Plan targets. 7.55 The proposed development is a minor applic ation to convert an existing single dwelling to two flats and associated extensions . Therefore, whilst the principle of London Plan Policy SI2 is relevant, this applies more specifically to major applications. Therefore, no energy statem ent is required to demonstrate a policy level of on -site carbon emission savings. Notwithstanding this point, the modern construction of the extension s would provide sufficient energy savings itself and therefore, the development would comply with the principles of the carbon saving development plan policies. 7.56 A condition (Condition 7) would be secured requiring the proposed development to achieve as a minimum, a water efficien cy standard of no more than 110 litres per person per day maximum water consumption. This would minimise the use of water resources in a sustainable manner, in accordance with Policy SI 5 of the London Plan. 7.57 The proposal would therefore be compliant with Policy SI 5 of the London Plan (2021) and Policy DMEI 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Waste Management 7.58 Policy DMHB 11, part (d) of the Hillingdon Local P lan (2020) states that development proposals should make sufficient provision for well-designed internal and external storage space for general, recycling and organic waste, with suitable access for collection. External bins should be located and screened to avoid nuisance and adverse visual impacts to occupiers and neighbours. 7.59 The proposed landscaping plan shows the provision of secure and enclosed refuge storage to the rear of the dwellings. The storage is covered and would be well located for the occupiers of the flats. Occupiers would then bring their waste to the adopted highway kerbside on collection days. This is considered an acceptable arrangement. The storage would be sited away from the front of neighbouring properties and as such would not have an impact on amenity. Fire Safety and Emergency Services 7.60 Policy D12 of the London Plan states that all developments must achieve the highest standards of fire safety. However, it is major developments that require the submission of a supporting Fire Statement. 7.61 The application relates to a modest sized residential conversion with the overall height of property quite low rise at 7.7m to the ridge line. The ground floor flat would have direct access to the rear garden and direct access from the main entrance. Similarly, the upper floor flat would have a separate entrance off the main landing with potential access points from the rear in the case of an emergency. 7.62 From a planning perspective, this would provide sufficient comfort that the site has suitable access arrangements in the case of an emergency. Notwithstanding this, a separate Building R egulations application would also need to be secured to ensure that both units align with the Approved Document B of the Building Regulations 2022. 7.63 The site is also at the end of a cul-de-sac and the street is wide enough to accommodate emergency vehicles in the event of an emergency. The Highways Officers has raised no objections to the accessibility of such vehicles. 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 – 17 July 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 Council adopted its own Community Infrastructure Levy (CIL) on 1st August 2014. The Hillingdon CIL charge for resi dential developments is £95 per square metre of additional floor space. This is in addition to the Mayoral CIL charge of £60 per square metre. CIL rates are in dex linked. The proposal involves the erection of extensions and an additional dwelling. Therefore, it is CIL liable if planning permission is granted. 9 Conclusion / Planning Balance 9.1 The bulk, scale and footprint of the development would be in line with policy requirements. The development would have an acceptable unit mix, including one family sized three-bedroom unit, and would contribute to the supply of housing in the borough. The development would be acceptable in highway and amenity terms. 9.2 Therefore, the proposal is considered to comply with the Development Plan and no material considerations indicate th at a contrary decision should be taken. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 78399/APP/2024/564 Hillingdon Planning Committee - 17th July 2025 PART 1 - MEMBERS, PUBLIC & PRESS 1 of 10 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, Revised Location Plan, 3645.FS.4b and 3645.FS5.b and shall thereafter be retained/maintained for as long as the development remains in existence. REASON To ensure the development complies with the provisions of the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020), and the London Plan (2021). 3. HO4 M Materials The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing building and shall thereafter be retained as such. REASON To safeguard the visual amenities of the area and to ensure that the proposed development does not have an adverse effect upon the appearance of the existing building in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 4. OM19 C Construction Management Plan Prior to development commencing, the applicant shall submit a demolition and construction management plan to the Local Planning Authority for its approval. The plan shall detail: (i) The phasing of development works (ii) The hours during which development works will occur (please refer to informative I15 for maximum permitted working hours). (iii) A programme to demonstrate that the most valuable or potentially contaminating materials and fittings can be removed safely and intact for later re-use or processing. (iv)Measures to prevent mud and dirt tracking onto footways and adjoining roads (including wheel washing facilities). Hillingdon Planning Committee - 17th July 2025 PART 1 - MEMBERS, PUBLIC & PRESS 2 of 10 (v) 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). (vi) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process. (vii) 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 Policy OE1 of the Hillingdon Unitary Development Plan (Saved Policies 2007). 5 5. RES9 L Landscaping (car parking & refuse/cycle storage) No development shall take place until a landscape scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include: - 1. Details of Soft Landscaping 1.a Planting plans (at not less than a scale of 1:100), 1.b Written specification of planting and cultivation works to be undertaken, 1.c Schedule of plants giving species, plant sizes, and proposed numbers/densities where appropriate 2. Details of Hard Landscaping 2.a Refuse Storage 2.b Cycle Storage 2.c Means of enclosure/boundary treatments 2.d Car Parking Layouts (including demonstration that all parking spaces are served by active electrical charging points) 2.e Hard Surfacing Materials 3. Schedule for Implementation Thereafter the development shall be carried out and maintained in full accordance with the approved details. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality 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) and Policy G5 of the London Plan (2021). Hillingdon Planning Committee - 17th July 2025 PART 1 - MEMBERS, PUBLIC & PRESS 3 of 10 66. RES22 P Parking Allocation The residential units hereby approved shall not be occupied until a parking allocation scheme has been submitted to, and approved in writing by the Local Planning Authority. The parking allocation scheme shall, as a minimum, include a requirement that all on-site car parking shall be allocated and dedicated for the use of each of the residential units hereby approved and shall remain allocated and dedicated in such a manner for the life-time of the development. REASON To ensure that an appropriate level of car parking provision is provided on site in accordance with Policy DMT 6 of the Hillingdon Local Plan Part Two 2 (2020) and Policy T6 of the London Plan (2021). 7. RES15 S Sustainable Water Management The approved dwellings shall achieve a water efficiency standard of no more than 110 litres per person per day maximum water consumption (to include a fixed factor of water for outdoor use of 5 litres per person per day in accordance with the optional requirement defined within Approved Document G of the Building Regulations). The measures to achieve this standard shall be implemented prior to first occupation and maintained for the lifetime of the development. REASON To ensure the use of water resources in a sustainable manner, in accordance with Policy SI 5 of the London Plan (2021). 8. HH-RPD2 OObscured Glazing and Non-Opening Windows (a) The proposed first floor window on the western elevation serving the 'Shower Room' 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. 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). Hillingdon Planning Committee - 17th July 2025 PART 1 - MEMBERS, PUBLIC & PRESS 4 of 10 110. HO5 N No additional windows or doors Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification), no additional windows, doors or other openings shall be constructed in the walls or roof slopes of the development hereby approved. REASON To prevent overlooking to adjoining properties in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 11. NONSC H HMO Use - Prior Consent Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), or any Order revoking or re-enacting that Order with or without modification, the residential units hereby approved shall remain in use as dwellinghouses falling within Use Class C3 of the Town and Country Planning (Use Classes) Order 1987 (as amended), and shall not be used as Houses in Multiple Occupation falling within Use Class C4 without the prior written permission of the Local Planning Authority. Reason: To ensure the retention of family-sized housing and to prevent an overconcentration of Houses in Multiple Occupation in the area, in the interest of maintaining a balanced and sustainable community and protecting residential amenity, in accordance with policies DMH1, DMH4 and DMH5 of the Hillingdon Local Plan Part 2 (2020). Informatives 1. I59 C Councils Local Plan : Part 1 - Strategic Policies On this decision notice policies from the Councils Local Plan: Part 1 - Strategic Policies appear first, then relevant Local Plan Part 2 (2020), then London Plan Policies (2021). Hillingdon's Full Council adopted the Hillingdon Local Plan: Part 1 - Strategic Policies on 8 November 2012 and the Hillingdon Local Plan Part 2 on 16 January 2020. 2. 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. 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Hillingdon Planning Committee – 17th July 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: 21.07.2025 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: REFUSE planning permission Reason Reported to Committee: Required under Part 3 of the Planning Scheme of Delegation (Petition received) Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press Summary of Recommendation: REFUSE planning permission for the reasons specified 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 specifically proposed to be used as independent living accommodation, separate to the main properties at Nos.18 and 20 Wilmar Close rather it would be used as annex accommodation ancillary to the use of the main dwellings at Nos.18 and 20 Wilmar Close. 1.3 The application was presented to committee members on 9th April 2025, whereby a resolution was reached to defer determination of the planning application to allow for committee members to carry out a site visit. Following the committee resolution, the applicant has submitted revised drawings at the request of officers as it was identified that the position of the rear facing windows serving the annexe building were incorrectly plotted on the proposed plans. Further detail has been included on the proposed drawings which now show the provision of a kitchenette. The plans had previously indicated the floor layout would contain a lounge and separate bedroom. 1.4 Officers have reviewed the amended plans submitted and consider that the proposed development, by reason of the provision of fac ilities within the outbuilding and independent access to the outbuilding, would be tantamount to the creation of separate self-contained residential units in a position where such dwellin gs would be unacceptable. Consequently, the proposed development would harm the area's character and appearance and the amenity of neighbouring residents. The proposal is, therefore, contrary to the National Planning Policy Framework (2024), Policies D1, D3, D4, and D6 of the London Plan (2021), and Policies DMH 6, DMHD 2, and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). 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 Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press 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. 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 – 17th July 2025 PART 1 – Members, Public & Press Figure 3: Photograph of Constructed Outbuildings to Rear of 18-20 Wilmar Close Hillingdon Planning Committee – 17th July 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 amended plans submitted show the provision of an open plan living area containing a kitchenette, lounge/living space and a bed. A separate W.C is proposed. No external changes are proposed. Figure 3: Revised Plan (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 17th July 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 demolition 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 Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press 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 Hillin gdon Local Plan: Part 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 proposal is ther efore 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. 4.5 Planning permission was refused on 20th May 2025 for the erection of a part single part two storey rear extension to No. 18 Wilmar Close, and a first floor rear extension to 20 Wilmar Close for the following reason: 1. By virtue of their first floor flat roofed design the proposed rear extensions would result in a dominant, incongruous and visually obtrusive form of development which would cause significant harm to the character, appearance and visual amenities of the pair of semi- detached dwellings and the surrounding area, contrary to Policy BE1 of the Hillingdon Local Plan: Part One- Strategic Policies (2012), Policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part Two- Development Management Policies (2020), Policies D1, D3 and D4 of the London Plan and the National Planning Policy Framework (2024). 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 Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press 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 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 (Section 7). 3. If approved the buildings would be converted in independent dwe llings. This matter is addressed in Section 7 of this report (Principle of Development). 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. Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press 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. 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 Hillin gdon 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 I. The properties are currently rented out as HMO’s. See above response in relation to petition comments. Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press been received in relation to the planning application. 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. 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 Hillin gdon 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 dwe llings. This matter is addressed in Section 7 of this report (Principle of Development). 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 – 17th July 2025 PART 1 – Members, Public & Press 7 Planning Assessment Principle of Development and Amenity Impact 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 The subtext to Policy DMHD 2 sets out that An outbuilding which is considered to be ‘incidental’ does not require the provision of facilities such as a bathroom, bedroom or kitchen. These facilities are considered to be primary living accommodation located within the main house. The Council will aim to safeguard the character and appearance of an area and the amenity of local residents from inappropriate development, such as ‘beds in sheds’. The Council will strongly resist proposals for detached outbuildings which are considered to: i) be capable of independent occupation from the main dwelling and which effectively constitute a separate dwelling in a position where such a dwelling would not be accepted; or ii) result in an over dominant and visually obtrusive form of development and as a result have an adverse effect on the character and appearance of the dwelling and the wider locality. As a general guide, an outbuilding should be no greater than 30 square metres and should not significantly reduce private amenity space or the landscape and Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press ecological value of the garden. Outbuildings should respect neighbouring properties and should not result in the excessive loss of residential amenity, privacy, outlook and overshadowing/sunlight. 7.4 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. 7.5 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 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. Following some uncertainty at the previous committee meeting expressed regarding which facilities would be provided within the outbuilding, the applicant has amended the plans to include the provision of kitchenette facilities, which further emphasises the extent to which both spaces could be used as independent dwellings. Both annexes can be accessed to the side of the respective host dwellings without the need to pass through the main property, allowing for potential subdivision to create separate units of accommodation independent of the main dwe lling. 7.6 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 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. 7.7 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 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. Officers having visited the site on 3 rd July 2025 noted that the properties were still being occupied by the previous tenants which runs contrary to previous information provided. Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press 7.8 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 once the previous tenants had vacated the property, however as noted above this has not happened in line with the timescales previously suggested by the applicants. 7.9 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 bed space and may theoretically be capable of independent occupation. 7.10 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 spaces would be inadequate for use as an independent unit separate to the main dwe lling and would not be provided with separate external amenity spaces. 7.11 Furthermore, the siting of two separate dwe llings to the rear of Nos.18 and 20 would have an unacceptable impact on the amenity of adjoining properties by reason of increased activity, noise and disturbance given the siting of the outbuilding which adjoins the private gardens of several properties. Access to the outbuildings immediately adjoins the side elevation of Nos.16 and 19 Wilmar Close and any use of the outbuildings as separate living accommodation would have a particularly negative impact on the amenity of the occupiers of these properties. There would also be a notably negative impact on the amenity of the occupiers of No.6 Pillions Close which adjoins the outbuilding and includes habitable windows, serving living spaces which face the site. 7.12 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 accommodation and would instead be linked to the use of the main dwe llings 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. 7.13 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 Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press 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 in dependent living accommodation separate to the host properties. The appeal references are listed below: 7.14 x APP/R 5510/W/22/3303091 - 76 Long Lane, Hillingdon – decision issued 6th January 2023 x APP/R 5510/D/22/3296373 – 50 St Martins Approach, Ruislip – decision issued 9th August 2022 x APP/R 5510/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 7.15 The first three appeals listed above were each allowed, and whilst the fourth appeal at 8 Thornh ill 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 is 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 dwe llings. It should however be noted that the proposals contained in the current application differ from the above appeal cases as two attached annexe spaces are proposed, both of which are capable of occupation as self-contained living accommodation. The inclusion of kitchen accommodation which has been added to the amended plans would make it very difficult to enforce that the accommodation is used for purposes anc illary to the host dwellings. 7.16 On this specific matter officers would draw attention to appeal decision reference APP/R5510/D/23/3319518 which relates to the refusal of an application to covert an outbuilding at 41 Grange Road, Hillin gdon to annex accommodation in addition to a later appeal on this site APP/R5510/D/24/3336869. The former of these decisions provides an assessment of whether it would be appropriate and workable to apply a planning condition to prevent use of the outbuilding as self- contained living accommodation. The inspector in this case commented that: “a condition would be very difficult to enforce. Detecting a self -contained use would be problematic for the Local Planning Authority the building would have its own kitchen living area and a WC and shower room and independent front door. A condition would not therefore overcome concerns or meet policy tests for conditions” 7.17 Given the nature of the facilities provi ded within both living spaces proposed at 18-20 Wilmar Close, alongside the independent nature of the access t o the annexes controlling that occupation is limited to a use ancillary t o the respective properties would fail the test of enforceability applied to planning conditions as set out in Paragraph 57 of the NPPF. Whilst use of the outbuildings for ancillary purposes would not have a substantially negative impact on the amenity of adjoining properties, their use as separate independent living accommodation would have a clearly negative impact. In the absence of the ab ility to impose a Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press suitably robust planning condition limiting occupation to a use ancillary to 18-20 Wilmar Close , the amenity of adjoining properties cannot be adequately safeguarded. As such the proposals would be contrary to Policies D1, D3, D4, and D6 of the London Plan (2021), and Policies DMH 6, DMHD 2, and DMHB 11 of the Hilling don Local Plan: Part Two - Development Management Policies (2020). Highways and Parking Provision 7.18 Hardstanding exists to the front of Nos.18 and 20 Wilmar Close providing off-street parking. 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 existing dwelling. The provision of additional ancillary annex space would be treated as an extension to the existing living accommodation and as such would not require additional parking . No alterations are proposed to the parking or access to the front of the dwellings. 7.19 As set out within this report, the scheme would allow for completely independent living accommodation without the requirement to use the amenities within the m ain dwelling . This would be contrary to DMHD 2 and warrants a wider assessment in terms of the impact upon neighbour amenity and local highway network as each unit should be provided with off street parking. In the absence of parking provision on site or information to demonstrate that there is capacity on street , the development is contrary to DMT 6 of the Hillin gdon Local Plan: Part Two - Development Management Policies (2020). 8 Other Matters Human Rights 8.1 The development has been assessed against the provisions of the Human Rights Act, and in particular Article 1 of the First Protocol and Article 8 of the Act itself. This Act gives further effect to the rights included in the European Convention on Human Rights. In arriving at this recommendation, due regard has been given to the applicant's reasonable development rights and expectations which have been balanced and weighed against the wider community interests, as expressed through third party interests / the Development Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 The development would not be liable for a CIL contribution. Hillingdon Planning Committee – 17th July 2025 PART 1 – Members, Public & Press 9 Conclusion / Planning Balance 9.1 For the reasons set out in this Committee Report, it is recommended that planning permission be refused. 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 fac ility. 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 6 AAppendix 1: Recommended Reason(s) for Refusal and Informatives Reasons for Refusal 1. NON2 N Non Standard reason for refusal The proposed development, by reason of the provision of facilities within the outbuilding and independent access to the outbuilding, would be tantamount to the creation of separate self- contained residential units in a position where such dwellings would be unacceptable. Consequently, the proposed development would harm the area's character and appearance and the amenity of neighbouring residents. The proposal is, therefore, contrary to the National Planning Policy Framework (2024), Policies D1, D3, D4, and D6 of the London Plan (2021), and Policies DMH 6, DMHD 2, and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Informatives 1. I52 C Compulsory Informative (1) The decision to REFUSE 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 REFUSE 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 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 6 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 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 3 of 6 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 67410/APP/2025/878 18 & 20 Wilmar Close Hayes Erection of part single part two storey rear extension to No. 18 Wilmar Close, and a first floor rear extension to 20 Wilmar Close. Decision: 20-05-2025 Refused 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 4 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 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 5 of 6 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 6 of 6

Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Alan Corcoran 957/APP/2024/2765 Date Application Valid: 19.11.2024 Statutory / Agreed Determination Deadline: 18.06.2025 Application Type: Full Ward: Uxbridge Applicant: PJN Properties Ltd Site Address: Island Site, Eskdale Road, Uxbridge, UB8 2RT Proposal: Redevelopment of site to provide new commercial buildings for use within Classes E(g)(iii) / B2 / B8 together with associated infrastructure on site, to include landscaping, access, servicing, and parking. 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 – 17.07.2025 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. Section 106 Heads of Terms are as follows: 1. Air Quality Mitigation contribution of £91,413. 2. A Carbon Offset contribution of £41,850. 3. An Employment/Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD. 4. ‘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). 5. A Project Management and Monitoring Fee, equalling 5% of the total financial contributions to be paid under this agreement. 1 Executive Summary 1.1 The Site (‘Island Site’) consists of an existing block of single-storey buildings with a floor area of 3,571 sq. m . facing Eskdale Road. T he Site is within the wider Uxbridge Industrial Estate, which is designated as a Strategic Industrial Location (SIL). It is on Potentially Contaminated Land and within an Air Quality Management Area (AQMA) and Archaeological Priority Areas (Colne Valley). 1.2 The proposal consists of demolishing the existing 3,571 sq. m. buildings and constructing 2,850 sq. m. of replacement warehouse floor space (two units), including 445 sq. m. of ancillary office accommodation. T he proposed built footprint would be 721 sq. m. less than the existing, and there would be no change of use. These would be two equally sized warehouse-style units with mezzanine levels. 1.3 The principle of redeveloping commercial buildings for use within Classes E(g)(iii)/ B2/B8 within a Strategic Indu strial Location (SIL) is supported. The building’s height, scale, and mass are well -suited to the surrounding industrial estate context. The Local Planning Authority has worked with the Applicant to refine the development’s design during the full planning application process, securing additional planting and relocation and reduction of car parking to ensure highway safety. Following receipt of r evisions, there are no objections from the Council’s Urban Design Officer, Landscape Officer, or Highways Officers. While located on Potentially Contaminated Land, the Council’s Land Contamination Officer has no concerns subject to the recommended condition. Similarly, whilst within an Archaeological Priority Area (Colne Valley), Historic England’s Greater London Archaeological Advisory Service (GLAAS) has no objection subject to recommended conditions. Noting the Air Quality Management Area (AQMA), which the Site is within, the Council’s Air Quality Officer has no objections subject Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press to an air quality mitigation contribution of £91,413 (contained within the Section 106 Heads of Terms) and planning conditions, which have been recommended. 1.4 The Local Planning Authority received no comments from the public regarding the proposal. 1.5 The proposal is acceptable and would be co nsistent with the National Planning Policy Framework, The London Plan, and the Hillingdon Local Plan. 1.6 The planning application is therefore recommended for approval subject to the conditions contained in Appendix 1 and Section 106 Heads of Terms detailed on the previous page. 2 The Site and Locality 2.1 The Site (‘Island Site’) consists of an existing block of single -storey buildings facing Eskdale Road. The existing buildings (3,571 sq. m.) consist of an ad-hoc arrangement of dated brick -built warehouse buildings. Various commercial operators, including offices, light industrial, general industrial, and warehousing/distribution, have previously occupied the units. 2.2 The entirety of the Site is within the wi der Uxbridge Industrial Estate, which is designated as a Strategic Industrial Location (SIL). It is on Potentially Contaminated Land and within an Air Quality Management Area (AQMA) and Archaeological Priority Area (Colne Valley). The Site is not Listed n or located within a Conservation Area or Area of Special Local Character. The Environment Agency’s Flood Map confirms it is within Flood Zone 1 - the lowest probability of flooding. 2.3 There is no on-site parking. Pavement parking is prevalent in the area. The closest bus stop is along St John’s Road (circa eight -minute walk), which supports the Number 3 and 583 bus routes. The Site has a Public Transport Accessibility (PTAL) of 0, where a score of 0 indicates very poor access to public transport and 6 indicates excellent access. 2.4 The Industrial Estate comprises a mix of commercial uses of varying designs and massings, including new warehouses to the east of the Site and south of Ashely Road, along with older-style warehouses surrounding the Site. 2.5 The closest residential is located to t he east of the Site adjacent to Cowley Mill Road (approximately 100 metres north). 2.6 The nearest residential properties are Cowley Mill Road (approximately 100 metres north) and Hilton Close (approximately 120 metres north-east). Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press Figure 1: Location Plan (application site edged red) Figure 2: Aerial View of the Application Site Figure 3: Street View Images of the Application Property Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press View from Eskdale Road View from Eskdale Road 3 Proposal 3.1 The application seeks planning permission to redevelop the Site to provide new commercial buildings for use within Classes E(g)(iii)/B2/B8 together with associated infrastructure on site, to inc lude landscaping, access, servicing, and parking. 3.2 The Applicant would demolish the existing 3,571 sq. m. buildings and construct 2,850 sq. m. of replacement warehouse floor space (two units), including 445 sq. m. of ancillary office accommodation. As such, the proposed built footprint would be 721 sq. m. less than the existing, and there would be no change of use. These would be two equally sized (approximately 43 metres wide and 29 metres deep) warehouse -style units with mezzanine levels (approximately 237 sq. m. each). The building heights would be approximately 11 .5 metres to the ridge (an increase in height of 2.75m from the existing ridge height) and 9.7 metres to the eaves height. The units would be clad with Micro Rib composite cladding (charcoal RAL 7024 and silver RAL 9006) and Curvewall composite cladding (charcoal RAL 7024) and Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press have profiled roof cladding (grey). There would be powder-coated aluminium- framed windows and doors (basalt RAL 7012). 3.3 Each of the two service yards (Unit 1 an d Unit 2) would contain 12 car parking spaces, including one disable person bay and four active electric vehicle charging points. Each service yard would also contain sixteen secure and covered cycle parking spaces and a bin enclosure. Addit ional planting is proposed to the north and south of the Site. The Site would be enclosed by a 2.4m high perimeter paladin fence. Alterations to the access arrangements are proposed, with the one existing access closed and two points of access created on Eskdale Road. Figure 4: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Proposed Site Plan Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press Proposed Landscape Plan Proposed Front and Side Elevations Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press Proposed Rear and Side Elevations Proposed 3-D Visual from the Service Yard 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. Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press 6 Consultations and Representations 6.1 The Council sent consultation letters to 91 neighbouring properties on 22-11-24. The Council also advertised the application with a site notice and press notice on 04-12-24. The initial consultation expired on 27-12-24. 6.2 The Council received no representations in response to public consultation. Consultee responses received are summarised in Table 2 (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response N/A N/A N/A Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response External Consultee Comments Greater London Archaeological Advisory Service (GLAAS): No objection subject to condition and informative regarding a Written Scheme of Investigation. A condition and informative have been recommended in line with GLAAS’ recommendations. Internal Consultee Comments Urban Design Officer: No objection . Request to amend boundary treatment. A c ondition has been recommended in line with the Urban Design Officer’s request. Landscape Officer: No objection subject to landscape maintenance plan. A c ondition has been recommended in line with the Landscape Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press Officer’s recommendations. Economic Development: No objection subject to an Employment/Construction Training Scheme secured in accordance with the Council's Planning Obli gations 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 one fire evacuation lift per unit. A condition has been recommended in line with the Accessibility Officer’s recommendations. Refuse and Recycling Officer: No objection. Noted. Planning Policy Officer: No objection subject to condition regarding use restriction. A condition has been recommended in line with the Planning Policy Officer’s recommendations. Highways Officer: No objection subject to a condition regarding vehicle access to the south. A condition ha s been recommended in line with the Highways Officer’s recommendations regarding the vehicle access to the south. Air Quality Officer: No objection subject to an Air Quality Mitigation contribution of £ 91,413 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 Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press recommended in line with the Air Quality Officer’s recommendations. Noise Pollution Officer: No objection subject to conditions regarding the noise impact of the proposed development on the existing environment, as well as an informative regarding external noise. A condition has 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 £41,850 and ‘be seen’ energy monitoring obligation secured by a S106 Agreement and condition regarding energy, biodiversit y, and habitat management. A S106 financial contribution and ‘be seen’ obligation are included in the recommended Heads of Terms. Recommended conditions secure energy, biodiversity, and habitat management. Flood Risk and Drainage Consultant: No objection subject to Sustainable Water Management and Sustainable Drainage Scheme Evidence planning conditions. Conditions have been recommended in line with the Flood Risk and Drainage Consultant’s recommendations. Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press 7 Planning Assessment Principle of Development 7.1 The Site (‘Island Site’) consists of an existing block of single-storey buildings with a floor area of 3,571 sq. m. facing Eskdale Road. The Site is within the wider Uxbridge Industrial Estate, which is designated as a Strategic Industrial Location (SIL). 7.2 The proposal consists of demolishing the existing 3,571 sq. m. buildings and constructing 2,850 sq. m. modern replacement warehouses (two units), including 445 sq. m. of ancillary office accommodat ion. The proposed built footprint would be 721 sq. m. less than the existing, and there would be no change of use. 7.3 SIL areas are suitable for intensification and enhancement of land for industrial purposes. The Council’s Policy Team has reviewed the proposal and have no policy objections subject to a condition regarding a use restriction to ensure no wider use with in Use Class E is permitted other than light industrial E(g)(iii). An appropriate condition is recommended in line with the Policy Team recommendation. 7.4 The principle of redeveloping commercial buildings for use within Classes E(g)(iii)/ B2/B8 within a Strategic Industrial Location is supported and in accordance with Policy E5 of The London Plan and Policies DME 1 and DME 2 of Hillingdon Local Plan - Part 2. Design / Impact on the Character and Appearance of the Area 7.5 The Site is within an area of mixed commercial and industrial units. The existing buildings onsite appear as piecemeal developments that are dated and have reached or are approaching the end of their operational life. The proposed industrial units would harmonise with the local context and would be a significant improvement to the existing Site. While the proposed development would be one of the taller buildings in th e immediate area, its height would be respectful of its context and comparable to neighbouring developments, e.g. a modern warehouse opposite at the former Trimite Site, which is 16 metres tall. Further, the proposed buildings would not compromise the amenity of the surrounding buildings or the public realm. Therefore, the height, scale, and mass are acceptable. The design intent outlined in the submitted Design and Access Statement and drawing number 11565 -M-101 is for high- quality materials consistent with large warehouses. Th e proposed design, appearance , and external materials are supported. 7.6 The Council’s Urban Design Officer has been consult ed and has no objections regarding the proposed design. 7.7 The proposal complies with Paragraph 131 of the NPPF, Policies D3 of The London Plan, Policy BE1 of the Local Plan Part 1, and Policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan - Part 2. Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press Residential Amenity 7.8 The Site is located centrally within the Ux bridge Industrial Estate, a designated Strategic Industrial Location (SIL), separated by Eskdale Road from surrounding industrial buildings and use. It is approximately 115 metres from the nearest residential properties located northeast of the Site . Furthermore, there would be no change to the nature of the permitted use onsite, with it continuing to be used within Class E(g)(iii)/B2/B8. As such, it would continue to integrate with the uses in the vicinity. 7.9 The proposal would not impact the outlook, privacy, daylight, or sunlight of adjacent properties or open spaces, given its height, scale, mass, use, and location in the centre of an industrial estate away from residential properties. 7.10 Please see relevant sections below regarding noise. 7.11 The proposed scheme is supported and complies with Policy D3 of The London Plan and Policy DMHB 11 of the Hillingdon Local Plan - Part 2. Highways and Parking 7.12 Eskdale Road is a two-way single carriageway road that encircles the Site with a speed hump on each of the four sides of the Site. There are no on-street parking restrictions and pavement parking is prevalent in the area. There is no formal on- site car parking. The closest bus stop is along St John’s Road (circa eight-minute walk), which supports the number 3 and 583 bus routes. The Site has a Public Transport Accessibility (PTAL) of 0, where a score of 0 indicates very poor access to public transport and 6 indicates excellent access. 7.13 The Council’s Highways Team has been consulted and raise no objection to the proposed development subject to conditions regarding vehicular access. Appropriate highways conditions are recommended in this planning assessment and recommendation. 7.14 The proposed development would have 24 on-site car parking spaces within the service yards towards the south of the Site – 12 per unit. Two of these bays would be allocated for disabled person parking – one per unit. The Applicant proposed fitting eight of the 24 spaces with active Electric Vehicle Charging infrastructure – four per unit . Sixteen secured and covered cycle parking spaces would also be provided within the service yard – eight per unit. 7.15 The proposed car parking and cycle parking provision align with The London Plan and Hillingdon Local Plan standards. Conditions are recommended to ensure their delivery and ongoing availability. 7.16 The proposed car park would provide onsite spaces that would otherwise continue to occur along pavements around the Site. This is supported given the PTAL 0. However, the development would result in pedestrians walking across the site Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press access, where vehicles wou ld be coming in and out. To reduce highway safety risks and ensure an acceptable pedestrian environment, a condition is recommended for the Applicant to provide a section of footway in front of the electric substation on the southern side of the Site along with a speed hump across the full width of the service yard accesses. 7.17 Subject to the recommended conditions, the proposal complies with Paragraph 116 of the NPPF, Policies T2, T4, T5, T6, and T7 of The London Plan, and Policies DMT 1, DMT 2, DMT 5, and DMT 6 of the Hillingdon Local Plan - Part 2. Air Quality 7.18 The Site is within an Air Quality Management Area (AQMA) and 240 metres south of an Air Quality Focus Area. 7.19 The Applicant submitted an Air Quality Assessment (Rev-P02, reference ISU- BWB-ZZ-XX-LA-RP-0001_AQA, prepared by BWB Consulting, dated 11.10.2024). 7.20 The proposed development would not be air quality neutral. Therefore, further appropriate mitigation is required. 7.21 Mitigation measures to reduce emissions can be applied on-site or off-site. Where this is not practical or desirable, pollutant off -setting will be applied. The level of mitigation required associated with the operation phase of the proposed development is calculated using Defra’s Damage Cost Toolkit in this instance. Any mitigation measures proposed will be ev aluated in terms of likely emission reductions onto local air quality. Wherev er quantifiable, these are calculated and subtracted from the overall value due. When no quantification is possible, a flat rate discount is applied. Mitigation required to offset the proposed development's traffic emissions is £91,413. 7.22 The Council’s Air Quality Officer has been consulted and raised no objection subject to an a ir quality mitigation contribution of £91,413 secured by a Section 106 L3egal Agreement and conditions regarding a Low Emission S trategy (LES) and reducing emissions from demolition and construction. This S106 financial contribution is included in the recommended Heads of Terms and conditions have been recommended to be attached should Members de termine to approve the application in line with the Air Quality Officer’s recommendations . Details of electric vehicle charging spaces are also recommended to be secured by condition. 7.23 Subject to legal agreement and the recommended conditions, the proposal complies with Policies SI 1 and GG3 of The London Plan, Policy EM8 of the Local Plan Part 1, and Policy DMEI 14 of the Hillingdon Local Plan - Part 2. Noise Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press 7.24 The Applicant submitted a Noise Impact Assessment (Project No 2422643, prepared by Sharps Redmore, dated 26.11.2024) assessing the acceptability of noise regarding plant and delivery activity. It concludes that 'having assessed the noise impact against national design guidance, including BS 4142:2014 and WHO Guidelines for Community Noise, the prop osed development would comply with the requirements of paragraph 191 of the National Planning Policy Framework, to avoid significant adverse impact.’ 7.25 The Council's Noise Pollution Officer has reviewed the submission and raised no objection subject to conditions regarding the noise impact of the proposed development on the existing environmen t, as well as an informative regarding external noise. An a ppropriate condition and informative are recommended as part of the planning assessment and planning recommendation. 7.26 A further Construction Management Plan condition is recommended to mitigate and manage potential disturbance to residents. 7.27 The proposal complies with Policies D13 and D14 of The London Plan. Accessibility 7.28 The supporting Design and Access Statement, and plans demonstrate inclusive access; however, it is unclear how the Applicant would achieve means of escape for older and disabled people from the proposed first floor. The installation of fire evacuation lifts to ensure acceptable means of escape is secured by condition. 7.29 Each of the proposed two units would have 12 car parking spaces located solely within their service yards. This car parking provision includes one disabled person parking space per unit. This level of disabled person parking is supported. 7.30 The Council’s Accessibility Officer has reviewed the proposal and raised no objection subject to a condition requiring a minimum of one fire evacuation lift per each of the two units . An appropriate accessibility planning condition is recommended as part of the planning assessment and planning recommendation. 7.31 Subject to compliance with the recommended conditions, the proposed development complies with Policies D5 and D12 of The London Plan. Urban Greening, Landscaping, and Public Realm 7.32 The existing site suffers from an evident lack of greening. It consists of buildings and hardstanding encircled by paladin fencing. 7.33 During the planning process, the Council worked with the Applicant to secure revised landscaping, namely additional planting to the south of the Site and removal of car parking from the north of the Site. The Applicant proposes greening around the Site’s edge , including hedgerow, traditional meadow wildflower, and native scrub mix. The proposed plans would be a notable improvement on the existing Site. Notwithstanding, the proposed 2.4-metre-tall paladin fence would not Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press be appropriate around the entire Site, nor would the large, paved staff amenity area enclosed by a n Armco barrier (which replaced previously propose car parking). Accordingly, a revised landscape plan condition is recommended to secure appropriate revised boundary treatment and additional soft landscaping. Additionally, a Landscape Management Plan to ensure appropriate landscaping and urban greening maintenance is recommended by condition. 7.34 Policy G5 of The London Plan (2021) sets a target Urban Greening Factor Score (UGF) score of 0.3 for predominately commercial development. The Plan explicitly states that this UGF target excludes B2 and B8 uses, which the Site is within. The initial proposed UGF was 0.05. The Applicant submitted a revised scheme, following collaboration with the Council. The revised plan proposed an UGF of 0.06. The UGF is acceptable given the Site’s indus trial use and the proposed increase in green cover. 7.35 Policy DMEI 1 of the Local Plan Part 2 requires all major development to incorporate living roofs and/or walls. The proposal would not incorporate these features and would not be strictly in accordance with Policy DMEI 1. Notwithstanding, on balance, the omission of green roof and living walls is accepted given the site’s constraints, considered planting proposal, and improved onsite urban greening. 7.36 Subject to conditions, the proposal would comply with the aims Policy G5 of The London Plan and Policy DMHB 14 of the Hillingdon Local Plan - Part 2. Biodiversity 7.37 The Applicant submitted an Ecological Impact Assessment (Rev-01, report number 17240_R01_CS_CC_TC, prepared by Tyler Grange Group Limited, dated 08.10.2024), which details that the existing Site comprises developed land of negligible ecological importance. 7.38 The proposal would result in a gain of 0.03 habitat units and 0.15 hedgerow units. This would be a Biodiversity Net Gain of 40.41 per cent, exceeding requirements for onsite biodiversity gain requirements. 7.39 The Applicant identified roosting bats onsite following three surveys. The ecology report identifies the roost as being of local ecological importance. It further states that ‘a detailed bat mitigation strategy will need to be designed with the client to compensate for the loss of the roost. If Natural England grants a licence, and a maternity roost is confirmed present the works to demolish the building will need to be timed to be outside of maternity season and only carried out between March- April and September-October. Appropriate mitigation will be put in place pre- and post-development, such as bat bricks and boxes and/or offsite compensation. Full planning permission will be needed prior to a licence being applied for and a licence application typically takes a minimum of 30 working days to process.’ As recommended within the Applicant’s report, the Applicant has proposed an external bat structure. Provision of this structure is recommended by condition. Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press 7.40 The Council’s Environmental Specialist (Energy and Biodiversity) reviewed the submitted biodiversity details and raised no objection regarding the proposed development. A condition has been recommended regarding BNG and habitat management. 7.41 The proposed development complies with Policy 15 of the NPPF, Policy G6 and Paragraph 8.6.6 of The London Plan, and Policy DMEI 7 and Paragraph 6.28 of the Hillingdon Local Plan - Part 2. Flooding and Drainage 7.42 The Site is in Flood Zone 1 (lowest flood ri sk). It is not within a Critical Drainage Area or impacted by Surface Water Flooding. 7.43 The Applicant submitted a Sustainable Urban Drainage Strategy and Flood Risk Assessment (Rev-P01, report number 8393-FUR-ZZ-XX-RP-D-0901, prepared by Furness Consulting Engineers, dated 04.10.2024). 7.44 The site’s location within Flood Zone 1 means it is unlikely to be affected by fluvial flooding. The existing site comprises buildings and hardstanding. As such, there are no natural forms of attenuation within the site boundary. The submission states that ‘the proposed surface water drainage strategy comprises a series of siphonic rainwater pipes, linear drains and gullies which pick up the surface water from the roof and external hard landscaping area, respectively. The collected surface water would then be stored within the proposed below ground attenuation tank located to the south of the building under the parking and service yard area. The water from the tank would be pumped at a rate of 3L/s to an SDS Aqua Filter (or similar) before discharging to the public sewer under Eskdale Road to the west of the site. This sewer then outfalls to the River Colne.’ During the application’s assessment, the volume of the attenuation tank has increased to 465 cubic metres. There would still be some flooding in the 1 in 100-year event (+40 per cent climate change); however, this is acceptable. 7.45 The Council’s Flood Risk and Drainage Consultant has reviewed the submission and raised no objection subject to Sustainable Water Management and Sustainable Drainage Scheme Evidence planning conditions. Appropriate drainage conditions are recommended as part of this planning recommendation. 7.46 Subject to the recommended conditions, the proposed development complies with Policies SI12 and SI13 of The London Plan, Policy EM6 of the Hillingdon Local Plan - Part 1, and Policies DMEI 9 and DMEI 10 of the Hillingdon Local Plan - Part 2. Water Efficiency 7.47 To ensure the development would minimise the use of mains water, a compliance planning condition is recommended for it to achieve at least the BREEAM excellent standard for the ‘Wat 01’ wat er category or equivalent (commercial Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press development), and incorporate measures such as smart metering, water saving, and recycling measures, including retrofitting. 7.48 Subject to the recommended condition, the proposal complies with Policy SI 5 of The London Plan. Energy and Sustainability 7.49 The Applicant has submitted an Energy and Sustainability Statement (Rev-B, prepared by Envision, dated October 2024). 7.50 Air Source Heat Pumps (ASHP) would be used to generate heating, cooling, and hot water for the proposed development. 340 sq. m. of photovoltaic roof-mounted panels are also proposed. To bring the development's carbon savings up to 100 per cent, the remaining carbon emissions are to be offset through a carbon offset payment. A carbon offset payment, priced at £95 per tonne of CO2 per year (over 30 years) to be paid via a Section 106 to the Council is £41,850. 7.51 The Council’s Environmental Specialist (En ergy and Biodiversity) reviewed the submitted details and raised no objection subject to a carbon offset contribution of £41,850 and ‘be seen’ energy monitoring obligation secured by a S106 Agreement and condition regarding energy. 7.52 Subject to legal agreement and the recommended conditions, the proposal would comply with Policies SI2 and SI3 of The London Plan, Policy EM1 of the Hillingdon Local Plan - Part 1, and Policies DMEI 2 and DMEI 3 of the Hillingdon Local Plan - Part 2. Waste Management 7.53 The Applicant proposes sufficient provision for waste and recycling within timber- clad bin enclosures towards the vehicle entrance/exit of each of the two service yards. 7.54 The Council’s Waste Services Team has reviewed the submitted documents and raised no objection to the proposed development. 7.55 Subject to condition, the proposal would co mply with Policy SI 7 of The London Plan and DMHB 11 of the Hillingdon Local Plan - Part 2. Land Contamination 7.56 The Site is within a Potentially Contaminated Land area. 7.57 The Applicant submitted a Contamination Assessment (Desk Study/Preliminary Risk Assessment Report, prepared by Jomas Associates LTD, dated 21.08.2024) that concluded ‘an intrusive investigation is recommended to confirm the preliminary geo -environmental ri sks identified and to provide geotechnical information for use in design. The investigation should assess the thickness of any Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press Made Ground and allow samples of Made Ground and natural soils to be taken for laboratory analysis. A programme of soil gas monitoring should be undertaken due to the proximity of historic landfill sites.’ 7.58 The Council’s Land Contamination Officer has been consulted and advised that they have no objection to the proposed development. The Officer recommended a land contamination condition which has been attached. 7.59 Subject to condition, the proposal complies with Policies DMEI 11 and DMEI 12 of the Hillingdon Local Plan - Part 2. Fire Safety 7.60 The Applicant submitted a Fire Safety Statement (prepared by The Ratcliffe Groves Partnership, dated 11.10.2024), detailing the key fire safety features of the building. This is based on compliance with Approved Document B (fire safety) Volume 2: Buildings other than dwellings, 2019 edition incorporating 2020 and 2022 amendments and incorporates additional amendments not yet in use typically 2025 and 2026 amendments to Volume 2. 7.61 The technical aspects of the materials to be used in any development, in relation to fire safety, are considered under the Building Act (1984) and specifically the Building Regulations, Approved Document B amended version (2022). These require minimum standards for any development, although the standards would vary between residential and commercial uses and in relation to new build and change of use/conversions. The Regulations cover a range of areas including structure and fire safety. Any person or organisation carrying out development can appoint either the Council’s Building Control Service or a Private Approved Inspector to act as the Building Control Body (BCB), to ensure the requirements of the Building Regulations are met. The BCB carry out an examination of drawings for the proposed works and make site inspections during construction work to ensure the works are carried out correctly. On completion of work the BCB would issue a Completion Certificate to co nfirm that the works comply with the requirement of the Building Regulations. 7.62 The fire strategy will be subject of further review during the detailed design stages to ensure compliance with relevant building design requirement including the relevant Building Regulation s and other recommendations , including BS 9999: 2017, Fire safety in the design, management and use of buildings - Code of practice. 7.63 The proposal complies with the aims of Policy D12 of The London Plan. Archaeological Impact 7.64 The Site is within an Archaeological Priority Areas – Colne Valley. Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press 7.65 Accordingly, the Applicant submitted a Desktop Archaeological Statement, (prepared by First Plan, dated November 2024) and an Archaeological Desk- Based Assessment, (prepared by Compass Archaeology, dated 31.01.2025). 7.66 The Local Planning Authority consulted Historic England’s Greater London Archaeological Advisory Service (GLAAS), which reviewed the submission and stated that ‘the development could cause harm to archaeological remains and field evaluation is needed to determine appropriate mitigation. However, although the NPPF envisages evaluation being undertaken prior to determination, in this case consideration of the nature of the development, the archaeological interest and/or practical constraints are such that I c onsider a two-stage archaeological condition could provide an acceptable safeguard. This would comprise firstly, evaluation to clarify the nature and extent of surviving remains, followed, if necessary, by a full investigation.’ GLASS concluded they had no objection to the proposed development subject to condition and informative regarding a Written Scheme of Investigation. 7.67 A Written Scheme of Investigation condition and informative is recommended. 7.68 Subject to condition, the proposal complies with the NPPF, Policy HC1 of The London Plan, and Policy DMHB 7 of the Hillingdon Local Plan - Part 2. Planning Obligations 7.69 Policy DMCI 7 of the Local Plan Part 2 states to ensure development is sustainable, planning permission will only be granted for development that clearly demonstrates there will be sufficient infrastructure of all types to support it. Infrastructure requirements will be predominantly addressed through the Council's Community Infrastructure Levy (CIL). P lanning obligations will be sought on a scheme -by-scheme basis to secure the provision of affordable housing in relation to residential development schemes, where development has infrastructure needs that are not addressed through CIL, and to ensure that development proposals provide or fund improvements to mitigate site -specific impacts made necessary by the proposal. Applications that fail to secure an appropriate Planning Obligation to make the proposal acceptable will be refused. 7.70 The Community Infrastructure Levy Regulation 2010 (Regulations issued Pursuant to the 2008 Act) and the NPPF have put three tests on the use of planning obligations into law. It is unlawful (since 6 April 2010) to request planning obligations that do not meet the following tests: i. necessary to make the development acceptable in planning terms ii. directly related to the development, and iii. fairly and reasonable related in scale and kind to the development 7.71 The effect of the Regulations is that the Council must apply the tests much more strictly and can only request planning obligations that are genuinely necessary and directly related to the development. Should the Council request planning Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press obligations that do not meet the policy tests, the Council would have acted unlawfully and could be subject to a High Court challenge. 7.72 Section 106 Heads of Terms are as follows: 1. Air Quality Mitigation contribution of £91,413. 2. A Carbon Offset contribution of £41,850. 3. An Employment/Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD. 4. ‘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). 5. A Project Management and Monitoring Fee, equalling 5% of the total financial contributions to be paid under this agreement. Environmental Impact Assessment 7.73 No EIA Screening Opinion Request was submitted to the Council; however, given the scale, nature, and location of the proposal an EIA would not be required as its impact would be local. 8 Other Matters Human Rights 8.1 The development has been assessed against the provisions of the Human Rights Act, and in particular Article 1 of the First Protocol and Article 8 of the Act itself. This Act gives further effect to the rights included in the European Convention on Human Rights. In arriving at this recommendation, due regard has been given to the applicant's reasonable development rights and expectations which have been balanced and weighed against the wider community interests, as expressed through third party interests / the Development Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 As of 1 April 2012, all planning approvals for schemes with a net additional internal floor area of 100 sq. m. or more were liable for the Mayoral Community Infrastructure Levy (CIL), as legislated by the CIL Regulations 2010 and The CIL (Amendment) Regulations 2011. From April 2019, the liability payable is £60 per sq. m. The MCIL2 charging schedule rate, including indexation for calendar year 2025, is £71.09 per sq. m. Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press 8.4 The London Borough of Hillingdon Council is a collecting authority for the Mayor of London, and this liability shall be paid to the London Borough of Hillingdon Council in the first instance. 8.5 In addition to MCIL2, the development represents Chargeable Development under the Hillingdon CIL, which came into effect on 1 August 2014. The liability payable is as follows: - Industrial - £5 per sq. m. 8.6 This CIL liability is in addition to the Section 106 planning obligations. 8.7 The proposed development consists of the following floor areas: 8.8 Commercial/general industrial/storage and distribution (Use Class E(g)(iii)/B2/B8) – 2,850 sq. m. (721 sq. m. less than the existing Site in the same use). 8.9 As there would be a 721 sq. m. loss of Use Class E(g)(iii)/B2/B8 floor space, there would be no CIL charge required. 9 Conclusion / Planning Balance 9.1 The principle of redeveloping commercial buildings for use within Classes E(g)(iii)/ B2/B8 within a Strategic Indu strial Location (SIL) is supported. The building’s height, scale, and mass are well -suited to the surrounding industrial estate context. The Local Planning Authority has worked with the Applicant to refine the development’s design during the full planning application process, securing additional planting and relocation and reduction of car parking to ensure highway safety. Following receipt of revisions, there a re no objections from the Council’s Urban Design Officer, Landscape Officer, or Highways Officers. While located on Potentially Contaminated Land, the Council’s Land Contamination Officer has no concerns subject to the recommended condition. Similarly, whilst within an Archaeological Priority Area (Colne Valley), Historic England’s Greater London Archaeological Advisory Service (GLAAS) has no objection subject to the attached conditions. Noting the Air Quality Manag ement Area (AQMA), which the Site is within, the Council’s Air Quality Officer has no objections subject to an air quality mitigation contribution of £91,413 (contained within the Section 106 Heads of Terms) and planning conditions, which have been recommended. 9.2 The proposal is acceptable and would be co nsistent with the National Planning Policy Framework, The London Plan, and Hillingdon Local Plan. 9.3 The planning application is therefore recommended for approval subject to the conditions set out in Appendix 1 and Section 106 Heads of Terms detailed on the previous page. 10 Background Papers Hillingdon Planning Committee – 17.07.2025 PART 1 – Members, Public & Press 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 957/APP/2024/2765 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 20 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 the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. COM4 A Accordance with Approved Plans The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: 11565-P-100-Rev-H 11565-P-101-Rev-C 11565-P-102-Rev-C 11565-P-103-Rev-C 11565-S-101-Rev-C 11565-E-101-Rev-D 11565-E-102-Rev-D 11565-M-101 11565-P-109-Rev-A and shall thereafter be retained/maintained for as long as the development remains in existence. REASON To ensure the development complies with the provisions of The London Plan (2021) and the Local Plan Parts 1 (2012) and 2 (2020). 3. COM5 G General compliance with supporting documentation The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted documents, references: Planning Statement-V2, reference 24322/MM/TH, prepared by First Plan, dated 14.10.2024; Environmental Noise Assessment, Project No 2422643, prepared by Sharps Redmore, dated 26.11.2024; SuDs Strategy and Flood Risk Assessment-Rev-P01, report number 8393-FUR-ZZ-XX-RP- D-0901, prepared by Furness Consulting Engineers, dated 04.10.2024; Fire Safety Statement, prepared by The Ratcliffe Groves Partnership, dated 11.10.2024; The Statutory Biodiversity Metric, prepared by C Stewart, dated 08.10.2024; Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 20 Air Quality Assessment-Rev-P02, reference ISU-BWB-ZZ-XX-LA-RP-0001_AQA, prepared by BWB Consulting, dated 11.10.2024; Transport Statement, prepared by ttp Consulting, dated October 2024; Framework Travel Plan, prepared by tpp Consulting, dated October 2024; Energy and Sustainability Statement-Rev-B, prepared by Envision, dated October 2024; Ecological Impact Assessment_Rev-01, report number 17240_R01_CS_CC_TC, prepared by Tyler Grange Group Limited, dated 08.10.2024; Desk Study/Preliminary Risk Assessment Report, prepared by Jomas Associates LTD, dated 21.08.2024; Archaeological Desk-Based Assessment, prepared by Compass Archaeology, dated 31.01.2025; Letter, reference 8393/HP/HC-P1:12.02.25, RE Drainage, prepared by Furness Consulting Engineers, dated 12.02.2025; Letter, reference: 8393/HP/HC-P1:03.04.25, RE Drainage, prepared by Furness Consulting Engineers, dated 04.04.2025; Thereafter the development shall be retained/maintained in accordance with these details for as long as the development remains in existence. REASON To ensure that the development complies with the objectives of The London Plan (2021) and the Local Plan Parts 1 (2012) and 2 (2020). 4 4. OM19 C Construction Management Plan Prior to the commencement of development (including demolition, site clearance, and initial ground investigation works), a Construction Management Plan shall be submitted to, and approved by the Local Planning Authority. The plan shall detail: (i) The phasing of development works. (ii) The hours during which development works will occur. (iii) A programme to demonstrate that the most valuable or potentially contaminating materials and fittings can be removed safely and intact for later re-use or processing. (iv) Measures to prevent mud and dirt tracking onto footways and adjoining roads (including wheel washing facilities). (v) 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). (vi) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process. (vii) The storage of demolition/construction materials on site. (ix) Measures to demonstrate compliance with the GLA's Control of Dust and Emissions from Construction and Demolition SPG. The approved details shall be implemented and maintained throughout the demolition and construction process. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 20 REASON To reduce the impact on air quality during construction, protect amenity, and ensure highways safety and to ensure that construction work and construction equipment on the site in compliance with Policies T7, GG3, and SI 1 of The London Plan (2021) and the GLA's Control of Dust and Emissions during Construction and Demolition SPG. 5 5. NONSC C Construction Logistics Plan (CLP) Prior to the commencement of development (including demolition, site clearance, and initial ground investigation works) a Detailed Construction Logistics Plan (CLP) shall be submitted to and approved by the Local Planning Authority. The approved CLP shall be implemented and monitored throughout the demolition and construction programme. REASON To protect amenity and ensure highways safety in compliance with Policy T7 of The London Plan (2021). 6. NONSC D Delivery and Servicing Plan Prior to the first use of the development hereby approved, a Delivery and Servicing Plan shall be submitted to, and approved in writing by the Local Planning Authority. The approved Plan shall be adhered to throughout the lifetime of the development. REASON To ensure appropriate delivery and servicing arrangements in compliance with Policy T7 of The London Plan (2021). 7. NONSC C Cycle Parking Prior to the first use of the development hereby approved, at least 16 cycle parking spaces (eight per unit) shall be installed in accordance with the approved plans and shall be made available for use. The 16 cycle parking spaces shall thereafter be permanently retained on site, maintained, and be kept available for use. REASON To ensure appropriate cycle parking provision in accordance with Policy T5 of The London Plan (2021) and Policies DMT 2 and DMT 5 of the Local Plan Part 2 (2020). 8. NONSC E Electric Vehicle Charging Points (i) Prior to the first use of the development hereby approved, active electric vehicle charging facilities shall be installed and made available for use at eight car parking spaces (four per unit). The active electric vehicle charging infrastructure shall thereafter be permanently retained on site, maintained, and be kept available for use. (ii) Prior to the first use of the development hereby approved, passive electric vehicle Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 20 charging facilities shall be installed at 16 car parking spaces (eight per unit). The passive electric vehicle charging infrastructure shall thereafter be permanently retained on site and be available for upgrading to active electric vehicle charging. REASON To ensure an appropriate level of onsite electric vehicle charging facilities are provided in accordance with Policy T6 of The London Plan (2021). 9 9. NONSC D Disabled Person Parking Prior to the first use of the development hereby approved, two disabled person car parking spaces (one per unit) shall be provided in accordance with the approved plans and made available for use. The two disabled person parking spaces shall be available for use upon first use and thereafter be permanently retained on site and be kept available for use. REASON To ensure an appropriate level of onsite disabled person parking is provided in accordance with Policy T6 of The London Plan (2021). 10. NONSC L Landscape Plan Notwithstanding the details shown on plans hereby approved: (a) Prior to the first use of the development hereby permitted, a revised Landscape Plan shall be submitted to and approved by the Local Planning Authority. The Plan shall include: (i) a pedestrian refuge in the centre of the vehicular site accesses to the south of the Site. (ii) a speed hump across the full length of the vehicular Site accesses to the south of the Site. (iii) revised boundary treatment. (iv) revised staff amenity area to the north of the Site. The approved landscaping scheme (except planting, seeding, and turfing) shall be implemented prior to the first use and thereafter retained as such in perpetuity. (b) All planting, seeding, and turfing in the approved landscaping scheme shall be implemented in the nearest planting season (1 October to 28 February inclusive) following first use of the approved development. The new planting and landscape operations shall comply with the requirements specified in BS3998:2010 - 'British Standard Recommendations for Tree Work'. Thereafter, areas of amenity space shall be permanently retained and any trees or other planting which die within a period of five years from the completion of development, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species in accordance with the details approved by the Local Planning Authority. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 20 REASON To ensure the development delivers high-quality design to enhance visual amenities of the locality, improved landscaping and urban greening, a safe pedestrian environment, and mitigates transport impacts in accordance with Policies G5, G7, T5, and D8 of The London Plan (2021) and Policies DMHB 11, DMHB 12, and DMHB 14 of the Local Plan Part 2 (2020). 1 11. NONSC L Landscape Management Plan Prior to first use of the development hereby approved, a Landscape Management Plan for a minimum period of five years from the implementation of final planting, shall be submitted to, and approved in writing by the Local Planning Authority. Thereafter, the development shall be managed and maintained strictly in accordance with the approved details. REASON To ensure landscaping and urban greening measures are appropriately maintained in accordance with Policy G5 of The London Plan (2021) and Policies DMHB 12 and DMHB 14 of the Local Plan Part 2 (2020). 12. NONSC U Urban Greening Factor (a) Urban Greening Factor measures to achieve a minimum Urban Greening Factor score of at least 0.06 shall be implemented in the nearest planting season (1 October to 28 February inclusive) following first use of the approved development at the latest. (b) Within six months of implementation of Urban Greening Factor measures, details of onsite green infrastructure shall be submitted to, and approved in writing by the Local Planning Authority to verify the UGF score of at least 0.06 has been attained. The approved Urban Greening Factor measures to achieve a score of at least 0.06 shall permanently be maintained as such thereafter. REASON To ensure appropriate levels of high-quality landscaping and urban greening measures are provided in accordance with Policy G5 of The London Plan (2021). 13. NONSC E Ecology (a) Prior to the commencement of development (including demolition, site clearance, and initial ground investigation works), a Natural England licence confirming permission to demolish the buildings shall be submitted to and approved by the Local Planning Authority. Thereafter, demolition shall only occur outside of bat maternity season and be carried out between March to April and/or September to October. (b) A Bat Mitigation Strategy shall be submitted to and approved by the Local Planning Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 20 Authority prior to the commencement of development (including demolition, site clearance, and initial ground investigation works). Approved mitigation measures shall be implemented in accordance with the Strategy and permanently retained thereafter. (c) Any bird nesting clearance shall be carried out in accordance with Ecological Impact Assessment_Rev-01, report number 17240_R01_CS_CC_TC, prepared by Tyler Grange Group Limited, dated 08.10.2024. (d) At least two bird boxes shall be installed onsite prior to the first use of the development hereby permitted. Thereafter, the bird boxes shall be retained onsite in perpetuity. REASON To mitigate potential harm to bats and enhance the site for roosting bats in accordance with Policies G5 and G6 of The London Plan (2021), Policy EM7 of Hillingdon's Local Plan Part 1 (2012), and Policy DMEI 7 of Hillingdon's Local Plan Part 2 (2020). 1 14. NONSC B Biodiversity and HMP (a) Biodiversity measures to achieve a 40.41 per cent onsite Biodiversity Net Gain Assessment shall be implemented in the nearest planting season (1 October to 28 February inclusive) following the first use of the approved development. (b) Prior to the first use of the development hereby permitted, a 30-year site Habitat Management Plan (HMP) shall be submitted to, and approved in writing by the Local Planning Authority. The HMP shall include: (i) Description and evaluation of the features to be managed; (ii) Aims, objectives, and targets for management; (iii) Description of the management operations necessary to achieving aims and objectives; (iv) Prescriptions for management actions; (v) Preparation of a works schedule, including annual works schedule; (vi) Details of the monitoring needed to measure the effectiveness of management; (vii) Details of the timetable for each element of the monitoring programme; and (viii) Details of the persons responsible for the implementation and monitoring. The approved HMP shall be strictly adhered to, and development shall commence and operate in accordance with it. (c) The Applicant shall report the state of the Biodiversity Net Gain requirements of the development to the Council in years one (post-completion), three, five, ten, 20 and 30, with biodiversity reconciliation calculations at each stage. REASON To ensure the development delivers onsite biodiversity net gain and secures the protection and effective management of on-site habitat in accordance with Policy G6 of The London Plan (2021), Policy EM7 of the Local Plan Part 1 (2012), and Policies DMEI 7 and DMHB 14 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 7 of 20 of the Local Plan Part 2 (2020). 115. NONSC A Accessibility The development hereby approved shall include a minimum of one fire evacuation lift per unit, designed to meet the technical standards detailed in BS EN 81-76, BS 9991 and/or BS 9999, which shall be operational upon first use of the development and maintained and retained for the life of the development. REASON To ensure the development can accommodate robust emergency evacuation procedures, including measures for those requiring step-free egress in accordance with Policies D5 and D12 of The London Plan (2021). 16. NONSC E Energy Strategy Prior to first use of the development hereby approved, the development shall incorporate measures detailed within Energy and Sustainability Statement-Rev-B, prepared by Envision, dated October 2024. Thereafter, the approved measures shall be maintained in perpetuity. REASON In the interest of addressing climate change and to secure environmentally sustainable development in accordance with Policies SI2 and SI3 of The London Plan (2021). 17. NONSC P Photovoltaic Panels The 340 sq. m. of Photovoltaic Panels shall be installed and operational prior to first use of the development hereby approved, and thereafter shall be maintained in good working order in accordance with the manufacturer's instructions and cleaned at least annually unless self- cleaning panels are installed. REASON To ensure that the installed Photovoltaic Panels generate renewable energy at their full potential in accordance with Policy SI2 of The London Plan (2021). 18. NONSC N Non-Road Mobile Machinery All Non-Road Mobile Machinery (NRMM) of net power of 37kW and up to and including 560kW used during demolition, site preparation, and construction shall comply with the emission standards set out in Chapter 7 of the GLA's supplementary planning guidance 'Control of Dust and Emissions During Construction and Demolition' dated July 2014 (SPG), or subsequent guidance. Unless it complies with the standards set out in the SPG, no NRMM shall be on site, at any time, whether in use or not, without the prior written consent of the Local Planning Authority. The developer shall keep an up-to-date list of all NRMM used during the demolition, site preparation and construction phases of the development on

Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Haydon Richardson 17997/APP/2025/1032 Date Application Valid: 19-04-25 Statutory / Agreed Determination Deadline: 31/07/25 Application Type: Full Ward: Belmore Applicant: Mr M Hall Site Address: Playing Field Adjacent to Yeading Junior School, Carlyon Road Proposal: Placement of sports/recreation related containers/structures on playing field grounds, and all associated works. Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 6 of the Planning Scheme of Delegation (the Council is the Applicant) Hillingdon Planning Committee – 17 July 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 plac ement of two sports/recreation related containers/structures on playing field grounds, and all associated works. 1.2 The buildings have already been purchased and are waiting in storage. In terms of size, they would be approximately 2.6m high, 2.5m deep and 12m wide (each). In terms of location, t hey would be sited upon a concrete base, which would be positioned on a parcel of playing field that the applicant advis es is currently underutilised. In terms of use, they would house changing rooms, toilets, showers, drying facilities and storage space for sports related equipment (see figure 4). 1.3 The provision of the sports containers would improve the school’s ability to deliver physical education, by providing equipment storage and sanitation facilities directly on the field where they are needed. Drying facilities will ensure equipment is ready for use more quickly, incre asing its availability for students . The overall position of the building also improves time and labour efficiency as students and staff would not need to move equipment from the main school buildings to the field anymore. Although the development would result in a minor reduction in playing field size, the new facilities would improve the field's overall usability. 1.4 Furthermore, due to their limited height, location behind a bank of trees (within a field), purpose of serving an existing school, and significant separation distance from neighbours and public vantage points, the proposed structure s would have no adverse impact on the character and appearance of the area , neighbouring amenities or the local highways network. 1.5 Conditions are recommended to ensure that important trees are protected, BNG requirements are met, and appropriate drainage is provided. 1.6 For the reasons set out within this report, it is concluded that the proposal complies with the Development Plan and no material considerations indicate that a contrary decision should be taken. The planning application is therefore recommended for approval subject to the conditions set out in Appendix 1. 2 The Site and Locality 2.1 The development site is located southeast of Yeading Junior School and to the south of Yeading Infant & Nursery School. The site comprises the Junior School's playing field. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press 2.2 The wider school campus comprises numerous single and two storey buildings some of which are Locally Listed. It also includes MUGA's, playgrounds, car parks, greenery and other associated school infrastructure. 2.3 The site has a Public Transport Accessibility Level (PTAL) of 1b and based on the Council's GIS system, the proposed develop ment would be in Flood Zone 1, however parts of the wider site are located within Flood Zone 2. Figure 1: Location Plan (application site edged red with owned land in blue) Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Figure 2: Development site 3 Proposal 3.1 Planning permission is sought for the p lacement of sports/recreation related containers/structures on playing field grounds, and all associated works. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Existing Site Plan Proposed Site Plan Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Proposed Front and Rear Elevation Plan Proposed Side Elevation and Floor Plan Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Proposed 3D Graphic Figure 3: Existing and Proposed Plans – (please note – larger version of plans can be found in the Committee Plan Pack) Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Figure 4: Images of Proposed Containers (External and Internal) 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 Twelve neighbouring properties were consulted on 1stth May 2025. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press 6.2 No representations were received in resp onse to public consultation. Consultee responses received are summarised in Table 1 (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Sports England The proposed storage contains would be used to support the use of the playing field and would be located in an area to minimise the impact on the playing field, and the playing field's ability to mark a range of pitches. It does not, therefore, appear that the proposed storage containers will have a detrimental impact on the playing field. Sport England raises no objection to the application because it is considered to accord with Exception 2 of our Playing Fields Policy and paragraph 104 of the NPPF. Sports England’s comments have been discussed at paragraph 7.1-7.4 of this report. Access Officer No objection, subject to a condition requiring step free access. The Officer’s comments have been discussed at paragraph 7.19 of this report. Tree Officer No objection, however there appears to be some risk of compaction so please can a tree protection plan be conditioned other than that I think it looks ok. The Officer’s comments have been discussed at paragraph 7.21-7.22 of this report. Highways Officer No objection. The Officer’s comments have been discussed at paragraph 7.16-7.18 of this report. Design Officer No objection. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press 7 Planning Assessment Principle of Development Loss of playing field to provide improved education facilities 7.1 The development plan provides significant support at national, regional and local level for the safeguarding and enhancement of both educational and sports facilities. The proposed development seeks to place two sports/recreation related containers on the playing field of Yeading Junior School. The structures will house changing rooms, toilets, showers, drying facilities and storage space for sports related equipment. 7.2 These new provisions will significantly enhance the school's ability to deliver and facilitate physical education for its stud ents. By placing washing facilities and changing rooms closer to the playing field, students won't need to walk back to the main building to get ready, saving time. It also eliminates the time-consuming and labour-intensive task of repeatedly transporting sports equipment from the main building to the field. Furthermore, the inclusion of drying facilities means equipment can be used more quickly, improving its availability for students. The considered placement of these buildings on the field will also support existing after -school sports clubs, ultimately making physical education more accessible for the entire school community. 7.3 The submitted plans suggest that the combined footprint of the proposed containers (including base) would be approximately 74m2 and that they would be placed in an underutilised area of the p laying field near a bank of trees. Due to their location, they would result in no loss of usable playing field which would reduce the sites sporting capacity. On the contrary, the buildings are considered to enhance and improve usage of the field due to the facilities they would provide as mentioned above. 7.4 Given the policy support for enhancements to education facilities, the fact that Sports England have raised no objection to the proposed development and that proposal would result in underutilised gr ass being replaced with facilities which would enhance use of the playing field, the principle of development is considered acceptable. Impact on Locally Listed Buildings 7.5 The main buildings serving Yeading Junior School and Yeading Infant and Nursery School are Locally Listed buildings. 7.6 The proposed containers/structures wo uld be approximately 2.6m high, 2.5m deep and 12m wide (each). Due to their limited height, location behind a bank of trees and significant separation distance from the mentioned buildings, the proposal would not give rise to detrimental harm to the locally listed buildings or their setting. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press Design / Impact on the Character and Appearance of the Area 7.7 The application site is the school field located to the south of the school buildings. The playing field is almost entirely screened by dense mature vegetation which lines the boundaries of the field. 7.8 The proposed containers would be single st orey structures. Due to their limited height, location behind a bank of trees and significant separation distance from the public vantage points, the ir placement would cause no harm to the character and appearance of the area or surrounding street-scenes. 7.9 Further to the above, the structures would be a considerable distance from other buildings on the site and would therefore have no adverse impact on their collective appearance. Additionally, existing buildings on the site are of various size, age, colour and design and therefore the proposed buildings would not be out of keeping with the mixed character of built development on the site. It should also be noted that the colour scheme fo r the school is pred ominantly blue and therefore the container colour as proposed would be appropriate (see figure 5). Figure 5 - Other buildings and structures on site 7.10 To ensure that the proposal has an acceptable visual impact on the site, a condition is recommended to ensure that the bank of trees to the rear of the site Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press are protected and that any new landscaping compliments the site, its use and its existing buildings. 7.11 Taking into consideration the above, the development is considered to have an acceptable impact on the character and appearance of the site and wider area and to accord with Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012), Policies DMHB 11, DMHB 12 and DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Po licies (2020), Policy D3 of the London Plan and National Planning Policy Framework (2024). Residential Amenity 7.12 The proposed containers/structures would be approximately 100m away from properties on Carlyon Road, 85m away from those on Shaftesbury Waye and over 100m from those on Yeading Lane. Due to their limited height, separation distance from the mentioned properties and position within a field bounded by trees, the new structures would cause no adverse loss of li ght or outlook to neighbouring properties. Nor would it cause any harmful loss of privacy. 7.13 The proposal includes no increase in pupil or staff numbers, nor does it include any change to the hours of use of the school or playing field. The development is therefore unlikely to lead to any harmful increase in activity or noise generation from the site. 7.14 It should also be noted that construction works are temporary and therefore so are the associated impacts. The Environmental Protection Act (1990) and Pollution Act (1974) are in place to ensure that construction works are carried out in an appropriate and environmentally friendly manner. 7.15 For these reasons and given the site context, it is considered that the proposed development would not unduly impact the residential amenity of the adjoining properties, in terms of daylight/sunlight, outlook , privacy and overbearing effect, in accordance with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Highways and Parking 7.16 The site has a PTAL Rating of 1B. 7.17 The proposal includes no increase in pupil or staff numbers and therefore requires no additional parking. The structures are to be positioned in a location where they would have no impact on existing parking pr ovisions. Due to the nature of the development the proposal is not consider ed to increase traffic generation or to have a highways impact. A condition requiring a construction management plan is not considered to be reasonable or nece ssary considering the distance of the buildings from neighbours and fact that they are prefabricated. Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press 7.18 Taking into consideration the above the pr oposal is considered to have an acceptable impact on the local highways network and to be in accordance with policy. Accessibility 7.19 In terms of location, the new containers would be sited within the playing field of Yeading Junior School. Due to their siting and the fact that pathways exist from the main school to the field, the conta iners would be appropriately accessible for their intended use and users. Internally, all of the new facilities (changing rooms, toilets, showers, drying facilities and storage space for sports related equipment) would be at ground floor and therefore th ey would be accessible to their users. The submitted plans suggest that the entrances and exits of the building would be built above ground level, and therefore a condition is recommended to ensure that step free access is provided. 7.20 No objection has been raised by the Council's Access Officer and the conditions recommended have been included in the decision should planning permission be granted. Trees and Landscaping 7.21 There are no Tree Preservation Orde rs or Conservation Area designations affecting the site and its trees. Neverthe less, the proposed containers/structures are located in proximity to a mature bank of trees within the site. The trees are of high amenity value. To ensure that the trees are protected during construction and retained thereafter, conditions are recomm ended requiring the submission of a tree protection plan prior to the construction of the development. 7.22 As mentioned previously, the proposal would result in the loss of approximately 74m2 of grass. The loss is limited and to cause no harm to the usability of the field or wider site. As mentioned above, a co ndition is recommended to ensure that trees on the site are retained. Conditions relating to BNG would ensure that any loss of grassland would be replaced with enhanced landscaping. The proposal is therefore considered to be acceptable in terms of its tree and landscaping impacts. Biodiversity Net Gain 7.23 Biodiversity net gain is a way of creating and improving biodiversity by requiring development to have a positive impact ('net gain') on biodiversity. 7.24 In England, biodiversity net gain is required under a statutory framework introduced by Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021). This st atutory framework is referred to as 'biodiversity net gain' in Planning Practice Guidance to distinguish it from other or more general biodiversity gains. 7.25 Under the statutory framework for biod iversity net gain, subject to some exceptions, every consent of planning permission is deemed to have been granted Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press subject to the condition that the biodiversity gain objective is met ("the biodiversity gain condition"). This objective is for development to deliver at least a 10% increase in biodiversity value relative to the pre-development biodiversity value of the onsite habitat. 7.26 There are exemptions and the BNG planning condition does not apply to planning permission for development that is below a de minimis threshold, i.e: does not impact an onsite priority habitat; and -the development impacts less than 25sqm of onsite habitat that has biodiversity value greater than zero; and -the development impacts less than 5m in length of onsite linear habitat 7.27 The development is not considered to meet any of the exemptions listed above. A BNG statement has been submitted but is not supported by the statutory metric which is used to establish the pre -development value of the existing site and the proposed value post development. Without the metric it is not possible to determine the biodiversity requirements to achieve the required 10% net gain. Notwithstanding this point , it is clear that the site is capable of delivering the 10% net gain. The site to be developed is mown grass and is likely to have limited existing biodiversity value, the increase in net gain could be achieved through additional planting which would be of a higher value. Given the scale of the site area and that which is shown within the blue line illustrated on the location plan, there is a considerable area avalable to deliver the 10% net gain. 7.28 Ordinarily the applicant would be expected to provide the statutory metric and the BNG report prior to the determination of the application. However, in this instance it is considered that a condition could be added to the decision notice to secure the biodiversity 10% net gain. This will ensure that building work to move the units on to the field and any prep or facilitating works can take place over the summer holiday period with work being completed in time for the new academic year to start in September 2026. 7.29 An appropriately worded pre-commencement condition has been added to the decision notice along with the Management Plan standard condition. Ecology 7.30 Policy DMEI 7 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that if development is proposed on or near to a site considered to have features of ecological or geological value, applicants must submit appropriate surveys and assessment s to demonstrate that the proposed development will not have unacceptable effects. The development must provide a positive contribution to the protection and enhancement of the site or feature of ecological value. 7.31 The site does not contain any significant trees, ponds, open woodland, dense scrub or shrubbery. There are no protected sites of ecological interest adjacent to or near to the site. It is therefore considered that the likelihood of protected species Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press being present at the site is low. Like th e existing site, the resulting site would be predominantly soft landscaping, as such the ecological value of the site would be similar post development, especially cons idering the BNG requirement set out above. 7.32 In the event of an approval, an informative would be secured advising that should protected species be found at the site, the applicant(s) must fulfil their duties under the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010. 7.33 The proposal is therefore considered to be acceptable. Air Quality 7.34 The proposed development includes no increase in student numbers or staff and is therefore unlikely to cause increased traffic which would reduce air quality. The development includes no loss of tress which would reduce carbon capture. Overall, due to the factors mentioned above and the nature of the proposed development (placement of containers to support sports and recreation related activities at the school), the development is considered to have no adverse air quality related impacts. Flooding and Drainage 7.35 The proposed development is located entirely within Flood Zone 1, although other parts of the site are within Flood Zone 2. In Flood Zone 1 there is a low probability of risk of flooding from rivers or seas . As such, all forms of development are acceptable in this location. 7.36 The development site is not located in a critical drainage area or an area prone to surface water flooding. 7.37 Taking into consideration these points, the requirement to submit an FRA is considered to be unreasonable. Furthermore, due to its proposed use, limited size and siting within Flood Zone 1, the proposed development is not considered to have any adverse impact on the storage capacity of the floodplain or the flooding related safety of its users or those surrounding the site. 7.38 In the event of approval, a sustainable water management scheme would be secured by condition to ensure compliance with Policies DMEI 9 and DMEI 10 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) and Policies SI 12 and SI 13 of the London Plan (2021). Security 7.39 The development would not compromise the security of the school site and would be located within a contained area of the site. The buildings would be lockable protecting their contents. The development is considered to accord with Policy Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press DMHB 15 of the Hillingdon Local Plan: Part 2 (2020) and Policy D11 of the London Plan (2021). Renewable Energy and Sustainability 7.40 The provision of prefabricated buildings will reduce on site emissions as no significant construction works would take place. Due to the design of the building, less materials would need to be transported to and from the site, again reducing emissions. The buildings themselves would need to meet building control standards and would therefore have a reasonable level of energy efficiency. Overall, due to the points mentioned above and the proposed use of the building the development is considered to be acceptable in this regard. 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 1st 2014 and the Hillingdon CIL charge for residential developments is £95 per square metre of additional floorspace. This is in addition to the Mayoral CIL charge of £60 per square metre. CIL rates are index linked. 8.4 Paragraph 6 (1)(d) of the Community Infrastructure Levy Regulations 2010 (as amended) states that a conversion from one into two or more dwellings is not 'development' for the purposes of CIL. The development is 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, Hillingdon Planning Committee – 17 July 2025 PART 1 – Members, Public & Press the application is recommended for approval subject to 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 17997/APP/2025/1032 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 13 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 submitted plans numbers: 4D-560-P02A 4D-560-P02B 4D-560-E00 Rev A and shall thereafter be retained/maintained for as long as the development remains in existence. REASON To ensure the development complies with the provisions of the Hillingdon Local Plan Part 1 (2012), Part 2 (2020) and the London Plan (2021). 3. NONSC S Sustainable Drainage and Water Management No development above ground level shall take place until a scheme for the provision of sustainable water management and water efficiency shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall: i. Provide information about the 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 iii. Provide a management and maintenance plan for the lifetime of the development 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 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 13 development; vi. Provide details of how the buildings will achieve water efficiency standards defined within Approved Document G of the Building Regulations). 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) and Policies SI2 and SI 13 of the London Plan (2021). 4 4. RES8 T Tree Protection Prior to any development on site, details shall be submitted to, and approved in writing by, the Local Planning Authority with respect to: 1. A method statement outlining the sequence of development on the site including demolition, building works and tree protection measures. 2. Detailed drawings showing the position, root areas and crown spreads of all trees, hedges and other vegetation to be retained. 3. Detailed drawings showing the position and type of fencing to protect the entire root areas/crown spread of trees, hedges and other vegetation to be retained shall be submitted to the Local Planning Authority for approval. No site clearance works or development shall be commenced until these drawings have been approved and the fencing has been erected in accordance with the details approved. Unless otherwise agreed in writing by the Local Planning Authority. Such fencing should be a minimum height of 1.5 metres. Thereafter, the development shall be implemented in accordance with the approved details. The fencing shall be retained in position until development is completed. The area within the approved protective fencing shall remain undisturbed during the course of the works and in particular in these areas: 4.a There shall be no changes in ground levels; 4.b No materials or plant shall be stored; 4.c No buildings or temporary buildings shall be erected or stationed. 4.d No materials or waste shall be burnt; and. 4.e No drain runs or other trenches shall be dug or otherwise created, without the prior written consent of the Local Planning Authority. 5. Where necessary the tree protection measures for the site will be monitored and supervised by an arboricultural consultant at key stages of the development, records of the site inspections / meetings shall be submitted to the Local Planning Authority. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 13 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). 5 5. RES10 T Tree to be retained The trees, hedges and shrubs shown to be retained (as part of details pursuant to condition 6 of this application) shall not be damaged, uprooted, felled, lopped or topped without the prior written consent of the Local Planning Authority. If any retained tree, hedge or shrub is removed or severely damaged during (or after) 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. 6. NONSC A Accessibility Prior to first use of the development hereby details of access into and within the building (to include step-free access, internal doorways and passageways, and accessible toilet facilities) to meet the needs of people with disabilities shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities should thereafter be provided and permanently retained for the life time of the development. REASON: To ensure an Accessible and Inclusive development for everyone in accordance with London Plan policy D5. . Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 13 77. NONSC N Non Standard Condition No development shall take place on any part of the site until a Biodiversity Gain Plan for the site, demonstrating compliance with the 10% biodiversity net gain requirement in accordance with the Environment Act 2021, has been submitted to and approved in writing by the Local Planning Authority. The Biodiversity Gain Plan should include: i. Baseline Biodiversity Assessment: Using the latest Defra Biodiversity Metric, a report of the site's pre-development biodiversity value; and ii.On-Site Enhancement and 30-year Habitat Management Plan (HMP) detailing measures to achieve BNG on-site, including species protection, habitat creation, and ongoing management strategies to maintain gains for a minimum of 30 years. The HMP should, as a minimum, include: a) Description and evaluation of the features to be managed. b) Aims, objectives and targets for management. c) Description of the management operations necessary to achieving aims and objectives. d) Prescriptions for management actions. e) Preparation of a works schedule, including an annual works schedule. f) Details of the monitoring needed to measure the effectiveness of management. g) Details of the timetable for each element of the monitoring programme. h) Details of the persons responsible for the implementation and monitoring. i) Report to the Council routinely regarding the state of the Biodiversity Net Gain requirements for development in years 1 (post-completion), 3, 5, 10, 20, and 30, with biodiversity reconciliation calculations at each stage. Where a biodiversity net gain of 10% is not achievable on site, in addition to the Baseline Biodiversity Assessment (i), the following shall be included in the BGP: iii. Off-Site Biodiversity Credits or Statutory Credits: Where on-site measures do not achieve the 10% net gain, confirmation of the purchase of off-site biodiversity credits or statutory credits must be provided, including a receipt or proof of transaction as part of the Plan The approved Biodiversity Gain Plan shall be strictly adhered to, and development shall commence and operate in accordance with it. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 13 REASON To ensure the development delivers a Biodiversity Net Gain and secures the protection and effective management of the remaining habitat on site in accordance with Policy 15 of the National Planning Policy Framework, Policy G6 of The London Plan, and Policy DMEI 7 (Biodiversity Protection and Enhancement) of Hillingdon Council's 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). 2. I15 C Control of Environmental Nuisance from Construction Work Nuisance from demolition and construction works is subject to control under The Control of Pollution Act 1974, the Clean Air Acts and other related legislation. In particular, you should ensure that the following are complied with:- A. Demolition and construction works which are audible at the site boundary shall only be carried out between the hours of 08.00 and 18.00 hours Monday to Friday and between the hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out on Sundays, Bank or Public Holidays. B. All noise generated during such works shall be controlled in compliance with British Standard Code of Practice BS 5228:2009. C. Dust emissions shall be controlled in compliance with the Mayor of London's Best Practice Guidance' The Control of dust and emissions from construction and demolition. D. No bonfires that create dark smoke or nuisance to local residents. You are advised to consult the Council's Environmental Protection Unit (www.hillingdon.gov.uk/noise Tel. 01895 250155) or to seek prior approval under Section 61 of the Control of Pollution Act if you anticipate any difficulty in carrying out construction other than within the normal working hours set out in (A) above, and by means that would minimise disturbance to adjoining premises. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 13 33. IT05 W Wildlife and Countryside Act 1981 Wildlife and Countryside Act 1981: Note that it is an offence under this act to disturb roosting bats, nesting birds or any other protected species. Therefore, if applicable, it is advisable to consult your tree surgeon / consultant to agree an acceptable time for carrying out the approved works. 4. Accessibility a. The Equality Act 2010 seeks to protect people accessing goods, facilities and services from discrimination on the basis of a 'protected characteristic', which includes those with a disability. As part of the Act, service providers are obliged to improve access to and within the structure of their building, particularly in situations where reasonable adjustment can be incorporated with relative ease. The Act states that service providers should think ahead to take steps to address barriers that impede disabled people. b. Fixtures, fittings and furnishings, particularly hard materials should be selected to ensure that sound is not adversely reflected. The design of all learning areas should be considerate to the needs of people who are hard of hearing or deaf. Reference should be made to BS 8300:2009+A1:2010, Section 9.1.2, and, BS 223 in selecting an appropriate acoustic absorbency for each surface. c. Care should be taken to ensure that the internal decoration achieves a Light Reflectance Value (LRV) difference of at least 30 points between floor and walls, ceiling and walls, Including appropriate d cor to ensure that doors and door furniture can be easily located by people with reduced vision. d. Induction loops should be specified to comply with BS 7594 and BS EN 60118-4, and a term contract planned for their maintenance. e. Care must be taken to ensure that overspill and/or other interference from induction loops- in different/adjacent areas- does not occur. f. Flashing beacons/strobe lights linked to the fire alarm should be carefully selected and installed to ensure they remain within the technical thresholds not to adversely affect people with epilepsy. 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 (2021) and national guidance. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 7 of 13 DMCI 1 Retention of Existing Community Sport and Education Facilities DMCI 1A Development of New Education Floorspace DMCI 2 New Community Infrastructure DMEI 10 Water Management, Efficiency and Quality DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMT 1 Managing Transport Impacts DMT 2 Highways Impacts 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 D5 (2021) Inclusive design LPP S3 (2021) Education and childcare facilities LPP SI12 (2021) Flood risk management LPP SI13 (2021) Sustainable drainage LPP T6 (2021) Car parking H Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 8 of 13 AAppendix 2: Relevant Planning History 17997/AA/98/2214 Yeading Junior School Carlyon Road Hayes Erection of a single storey extension to provide an assembly hall addition, two changing rooms and toilet Decision: 09-03-1999 Approve Deemed Hill. 17997/AB/99/0138 Yeading Junior School Carlyon Road Hayes Renewal of planning permission ref.17997M/93/1919 dated 25/01/94; Retention of double mobile classroom Decision: 23-02-1999 Approve Limited Time 17997/APP/2001/252 Yeading Infant School Carlyon Road Hayes ERECTION OF A SINGLE STOREY EXTENSION WITHIN THE SCHOOL COURTYARD Decision: 09-04-2001 Approve Deemed Hill. 17997/APP/2002/2443 Yeading Junior School Carlyon Road Hayes ERECTION OF A TWO STOREY AND SINGLE STOREY EXTENSION (INVOLVING DEMOLITION OF EXISTING MODULAR CLASSROOM) Decision: 21-01-2003 Approve Deemed Hill. 17997/APP/2007/159 Yeading Junior School Carlyon Road Hayes CHANGE OF USE OF CARETAKERS DWELLING (CLASS C3) TO ANCILLARY EDUCATION USE TO PROVIDE MEETING ROOM, CRÈCHE FACILITY FOR 4/5 CHILDREN AND OFFICE Decision: 14-06-2007 Approved 17997/APP/2007/2169 Yeading Junior School Carlyon Road Hayes ERECTION OF A SINGLE STOREY SIDE EXTENSION TO THE SOUTH-EAST ELEVATION OF THE EXISTING JUNIOR SCHOOL BUILDING. Decision: 13-09-2007 Approved Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 9 of 13 17997/APP/2007/2334 Yeading Junior School Carlyon Road Hayes DETAILS OF HOURS OF USE - CONDITION 2, ACCESS ARRANGEMENTS - CONDITION 3, AND SECURITY MEASURES - CONDITION 8 IN COMPLIANCE WITH PLANNING PERMISSION REF.17997/APP/2007/159 DATED 14/06/2007: CHANGE OF USE OF CARETAKERS DWELLING (CLASS C3) TO ANCILLARY EDUCATION USE TO PROVIDE MEETING ROOM, CRECHE FACILITY FOR 4/5 CHILDREN AND OFFICE. D Decision: 17-09-2007 Approved 17997/APP/2011/2029 Yeading Junior School Carlyon Road Hayes Erection of single storey rear extension to educational premises (former caretaker's house). Decision: 01-11-2011 Approved 17997/B/84/1220 Yeading Infant & Junior Schools Carlyon Road Hayes Formation of access (P) Decision: 12-09-1984 Approve Deemed Hill. 17997/C/84/1950 Yeading Infant & Junior Schools Carlyon Road Hayes Householder dev. (small extension,garage etc) (P) Decision: 04-01-1985 Approve Deemed Hill. 17997/E/86/2194 Yeading Infant & Junior Schools Carlyon Road Hayes Installation of self closing doors Decision: 21-01-1987 Approve Deemed Hill. 17997/F/87/2179 Yeading Infant & Junior Schools Carlyon Road Hayes Erection of chain link fence to a height of 3.6M along the frontage of school to Carlyon Road Decision: 14-12-1987 Approved 17997/K/92/0515 Yeading Junior School Carlyon Road Hayes Erection of a radio base station including a prefabricated equipment cabin, 2 microwave dishes and security fencing Decision: 08-07-1992 Approved Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 10 of 13 17997/L/93/1850 Yeading Junior School Carlyon Road Hayes Erection of a front boundary wall DDecision: 10-01-1994 Approved 17997/X/95/1836 Yeading Infant & Junior Schools Carlyon Road Hayes Improvements to existing educational premises involving a single storey extension to Infants School, part single storey, part two storey extension to Junior School, toilet block extension, demolition of old nursery and Junior School single buildings, construction of hard play areas, formation of vehicular turning circle on Carlyon Road and change of use of vacant land to form enlarged school playing field Decision: 16-02-1996 Approved 17997/Y/96/1082 Yeading Infant & Junior Schools Carlyon Road Hayes Details of landscaping scheme including siting of hard play areas in compliance with condition 3 of planning permission ref.17997X/95/1836 dated 16/02/96; Improvements to existing educational premises involving a single storey extension to Infants School, part single storey, part two storey extension to Junior School, toilet block extension, demolition of old nursery and Junior School single buildings, construction of hard play areas, formation of vehicular turning circle on Carlyon Road and change of use of vacant land to form enlarged school playing field Decision: 24-09-1999 Approved Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 11 of 13 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.CI1 (2012) Community Infrastructure Provision Part 2 Policies: DMCI 1 Retention of Existing Community Sport and Education Facilities DMCI 1A Development of New Education Floorspace DMCI 2 New Community Infrastructure DMEI 10 Water Management, Efficiency and Quality DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMT 1 Managing Transport Impacts DMT 2 Highways Impacts DMT 6 Vehicle Parking LPP D14 (2021) Noise LPP S3 (2021) Education and childcare facilities LPP SI12 (2021) Flood risk management LPP SI13 (2021) Sustainable drainage LPP D3 (2021) Optimising site capacity through the design-led approach LPP D4 (2021) Delivering good design LPP D5 (2021) Inclusive design Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 12 of 13 LPP T6 (2021) Car parking HHillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 13 of 13