Planning

Minutes HILLINGDON PLANNING COMMITTEE 04 September 2025 Meeting held at Committee Room 5 - Civic Centre Committee Members Present: Councillor Henry Higgins (Chair) Councillor Adam Bennett (Vice-Chair) Councillor Darran Davies Councillor Shehryar Ahmad-Wallana Councillor Elizabeth Garelick Councillor Raju Sansarpuri 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 Michael Briginshaw – Deputy Team Leader Alan Corcoran – Deputy Team Leader Christos Chrysanthou – Senior Planning Officer Dr Alan Tilly – Transport Planning and Development Team Manager Natalie Fairclough – Legal Advisor Ryan Dell – Democratic Services Officer Naveed Ali – Democratic Services Apprentice 73. APOLOGIES FOR ABSENCE (Agenda Item 1) Apologies had been received from Councillor Roy Chamdal with Councill or Shehryar Ahmad-Wallana substituting. Apologies had also been received from Councillor Keith Burrows with Councillor Darran Davies substituting. 74. DECLARATIONS OF INTEREST IN MATTERS COMING BEFORE THIS MEETING (Agenda Item 2) Councillor Adam Bennett declared a non -pecuniary interest in item 6 in that he lived close to the application site. He left the room during the discussion and did not take part in the vote. 75. TO RECEIVE THE MINUTES OF THE PREVIOUS MEETING (Agenda Item 3) RESOLVED: That the minutes of the meeting dated 17 July 2025 be agreed as an accurate record. 76. MATTERS THAT HAVE BEEN NOTIFIED IN ADVANCE OR URGENT (Agenda Item 4) It was noted that there had been a request to defer i tem 6, and that only three Members were eligible to vote on this item (Councillor Higgins, Councillor Sansarpuri and Councillor Singh). It was noted that this request would be considered prior to considering the application itself. 77. TO CONFIRM THAT THE ITEMS OF BUSINESS MARKED PART I WILL BE CONSIDERED IN PUBLIC AND THE ITEMS MARKED PART II WILL BE CONSIDERED IN PRIVATE (Agenda Item 5) It was confirmed that all items of business were marked Part I and would be considered in public. 78. DYSON DRIVE, UXBRIDGE 78464/APP/2024/3196 (Agenda Item 6) The creation of 9 no. off-street parking spaces and planting of 3no. new trees. Officers introduced the application, which had been previously deferred for a site visit. Members considered the request to defer the item and decided to consider the application without deferral. The applicant and agent addressed the Committee and made the following points:  It was important to discuss the current application, and not future or ot her applications  Many people were affected by the current lack of dedicated parking  Safe and ready access to cars was a necessity  After the previous meeting and site visit, the applicant had been asked to implement a controlled parking scheme. This had bee n implemented for six months but ultimately failed  A large white van parked illegally had partially obstructed the road before it was clamped, and before it could be removed an emergency vehicle was unable to pass. Therefore, the controlled parking scheme was suspended  A parking control scheme was considered integral, but due to the narrow nature of the road, parking must be off street  This would allow for safe and clearer access for emergency vehicles, at which point a scheme could be reintroduced with far less kerbside, on-street parking  Parking controls were effective when balanced with health and safety concerns, which the application addressed directly  This application reduced the total number of on -street spaces, creating a safer environment  Nine new bays with a smaller kerb area would limit overall capacity  Residents could consider installing lockable posts to stop parking in the bays  The site visit allowed officers and Members to witness a refuse lorry entering and exiting Dyson Drive, which does not have a pavement. Vehicles passed at speed, very close to front doors and windows, which was a safety concern  The proposal would move these vehicles further away from residents’ homes  The London Plan applied to both inner and outer London in equal measure, and in this case led to the opposite of what was intended, a less safe and hea lthy environment  The Planning Committee regularly approved applications that deviated from planning codes when the benefits outweighed the policy deviation. In this case, the sig nificant health and safety benefits and the reduction in anti -social behaviour far outweighed the single policy deviation  Members had the right to exercise their own judgement and overturn officers’ recommendations  A transport safety note had been submitte d which set out issues of highway safety and anti-social behaviour  Every application should be judged on its own planning merits, and in this case, there were merits and circumstances to overturn the recommendation Members noted that during the site visit, the dust cart was travelling 5-10 mph. Members noted that during the course of the application, additional elements had been required by officers. The applicant had provided on transport but not on parking enforcement. Officers noted that there was a n addendum which referred to a petition in objection to the application and in support of officers’ recommendations. Officers highlighted that there had been little mention of the purpose of the application. Was it that there was inadequate parking or was it that people from outside the road were parking in it? The scheme had been determined with 1.25 parking spaces per unit. The petitioner had referred to installing lockable posts but this, in officers’ opinion, would not stop people parking and causing obstruction. The lead petitioner in objection to the proposal had submitted a written statement, which was read out:  This statement is presented to the Committee on behalf of the Hillingdon Alliance of Residents’ Associations  The petitioner supported the c lear, professional, and now reinforced recommendation of the planning officers to refuse  The petitioner recognised that residents had raised a petition in support of this application. However, the role of this Committee was to balance the wishes of individuals against the established planning policies that existed for the benefit of the entire borough. In this case, the officer’s report demonstrated that the proposal was not a minor adjustment, but a significant departure from key strategic policy  The officer’s report was unambiguous. The core issue remained that approving an increase from 70 to 79 spaces, where the London Plan allowed a maximum of 46.5, would be a knowing and drastic breach of London -wide policy designed to manage transport effectively  Since this application was deferred in March, the applicant was given time to justify this policy departure. Their new “Transport Safety Note” failed to do so. The new officer’s report explicitly stated that the applicant’s note “lacks the detail required to a ddress the reason for refusal” and provided “no evidence to demonstrate that a significant parking issue exists”. The Committee’s own site visit directly observed a refuse lorry navigating Dyson Drive without obstruction, undermining the applicant’s argument  At this Committee’s meeting in March, there were powerful arguments from th e Council’s own experts as to why parking policy matters. The Transport, Planning and Development Team Manager, noted that managing parking was one of the most effective tools th e Council has to tackle the issues of climate change, air quality, and traffic congestion. The Head of Development Management confirmed that the current provision was not an “oversight”, and that this proposal represented a “stark departure from planning policy”  The argument that this proposal merely “formalises” existing informal p arking was also addressed by the officers. They questioned whether adding more unmanaged spaces would solve the problem or simply encourage further car use and worsen congestion  Approving this application would set a dangerous precedent of over -provision of parking spaces, not only for the rest of the St. Andrew’s development but for the whole of our borough. It would weaken the Council’s ability to enforce its own policies and promote sustainable transport in the future  The Council’s Planning Team Leader, Head of Development Management, Transport Team Manager, and Legal Advisor all spoke with one voice against this proposal. They are the professional guardians of the borough’s pla nning integrity. After a deferral, a site visit, and additional submissions, their professional conclusion is unchanged and has only been strengthened  The Committee were urged to support officers, to be consistent in their decision - making, and to uphold th e planning policies that were in place to create a more sustainable and less congested Hillingdon for all residents  The petitioners urged that this application be refused Officers’ recommendations for refusal were moved, seconded and when put to a vote, agreed. RESOLVED: That the application be refused 79. 35 BROOKDENE DRIVE, NORTHWOOD 44049/APP/2025/799 (Agenda Item 7) Demolition of existing two -storey dwelling and erection of a replacement two - storey dwelling with solar panels, associ ated bin storage, parking, electric vehicle charging and air source heat pump. Installation of vehicular crossover and alterations to landscaping including hardstanding for driveway, soft landscaping and new boundary treatment and siting. Officers introdu ced the application and noted the addendum which highlighted two representations received post-publication, and revised conditions. It was noted that there was a typo in paragraph 6.1, under the consultation section. The most recent consultation period expired on 21 August rather than 21 March 2025. The petitioner addressed the Committee, showed some images, and made the following points:  The existing four-bed house had two on-site parking spaces  Recent extensions at #11, #15 and #17 all had on -site mark ing provision for multiple cars  A reduction to one parking space for a 4-5 bed house was inadequate  The proposed location of parking was in close proximity to a T -junction, where cars often travelled at speed  All houses in this section of the drive had on -site provision for at least two cars as it was impossible to park on the road as it was too narrow  There was the opportunity to reproduce the current provision for two parking spaces  The planning report noted that the proposed dwelling was visually unassum ing and not overly dominant. Petitioners disagreed with this. #35 was located at the highest point in the section of the road. The adjace nt property #34 was 1.2 metres lower  The proposed facade was 50% wider than existing and will have a detrimental impact on neighbouring properties  There was currently a homogenous form and scale of existing buildings in this section of the road  The planning report referred to #17 as similar in size to the proposal at #35. #17 was in fact very dominant, but its impact on th e houses opposite was mitigated by a larger distance. The distance from #35 to the houses opposite was significantly shorter  The planning report referred to the proposed sighting as centred on the existing dwelling, when in fact it was extended predominantly towards #34  Historical planning documents suggested that the conservatory at #34 was not part of the original approved plans and lacked legal status  Using the conservatory to justify the new siting was inappropriate  Recent developments at #15 and #17 ha d no side windows facing adjacent properties  The proposed #35 included windows that would project above the fence line  The planning repor t noted an increased separation distance from #34, but this was only minimal  Unlike the old conservatory, the new windo ws would serve a frequently used living area, increasing the impact on neighbours The applicant addressed the Committee and made the following points:  This application represented a carefully considered development opportunity shaped through extensive col laboration with Hillingdon Council Planning Department from the outset  The applicant and agent had worked closely with the planning team to ensure that the proposals were aligned with local policy and contribute positively to the character of the area  Council procedures were followed, including a pre-app, and all advise given was followed  The proposal was for a self -built home, designed to fit comfortably within the existing streetscape  The design took inspiration from the surrounding architecture  The propo sal was a fresh yet respective addition to the estate, one that enhanced the visual character of the road  While there had been some objections, many were not planning related  On the width of the second elevation, this was similar to #34  On parking, the mai n reason for bringing the car parking forward was the excessive distance from the pre-existing garage to the main entrance  The window on the first floor would be obscure and so would have no overlooking impact on #34  There were no planning grounds for refu sal, and the proposal complied with relevant policies  The Committee were asked to support the application and help bring forward a high quality, sustainable new home Members asked why one off -street parking space was deemed appropriate for such a large pr operty. The distance from the main entrance to the property boundary was insufficient to accommodate a standard parking space. A Tree Preservation Order (TPO) existed on a tree located at the corner of the property, which would have prevented the installation of hardstanding for parking. Originally, the scheme had been designed around retaining a tree in the front garden, which justified th e provision of only one parking space. Although the tree had since been removed, an amendment was not required to increase parking provision. Members queried whether the condition preventing the garage from being used as a separate family dwelling was sufficiently robust and suggested the inclusion of restrictions on water and toilet facilities. Officers advised that the condition was considered strong and clearly stated that the garage cannot be used as a living room, bedroom, kitchen, or separate unit of accommodation. Access to the garage would be through the main dwelling. Recent appeal decisions supported the robustne ss of such conditions. Members asked whether the property was within an Article 4 Direction area and whether conditions could be imposed to prevent conversion to a House of Multiple Occupation (HMO). Officers confirmed the property was not within an Artic le 4 area. The property currently benefited from permitted development rights to be used as an HMO for up to six persons. Imposing a cond ition to restrict this use would be considered unreasonable under current planning policy. Members questioned whether planning legislation allowed for a minimum parking requirement. It was acknowledged that while the property size suggested more parking should be provided, there were no planning grounds to refuse the application based solely on parking provision. Existing conditions may be lost if the application were refused and subsequently approved on appeal. Members commended the applicant and agent for following the correct procedures, including the pre-application process. Officers’ recommendations were moved, se conded and when put to a vote, unanimously agreed. RESOLVED: That the application be approved 80. HAYDON DRIVE, EASTCOTE 17979/APP/2025/1314 (Agenda Item 8) Demolition of 16 studio bungalows and the erection of 21 affordable family -sized houses with associated facilities. Officers introduced the application and noted the addendum which contained a correction to condition two. Members noted the need for family sized homes and social housing and commended the design of the proposal. Members raised a query regarding the potential future use of the properties as HMOs, seeking reassurance that any such change would require planning approval. Officers advised that the development was proposed as 100% affordable housing, which would be secure d via a legal agreement. This would mitigate concerns about future conversion to HMOs. Members requested officers to clarify the separation distances between Blocks B and C and neighbouring properties. Officers clarified that Block B was approximately 13. 5 metres from the nearest neighbouring property at two -storey level; the ground floor projected closer at 10.6 metres; and the first -floor windows on the lower elevation would be obscurely glazed. Members asked whether there would be any windows on the si de elevation of the front blocks facing existing dwellings. Officers confirmed that the relevant elevation would be blank, with no windows overlooking neighbouring properties. Members asked about the use of solar panels. Officers noted that the energy str ategy included solar panels and heat pumps; a planning condition required implementation prior to occupation; and the scheme exceeded the London Plan’s minimum carbon offset re quirement of 35%, making it policy compliant. The development will deliver significant on-site carbon savings. Officers cannot insist on higher -grade solar panels beyond policy compliance. Planning decisions must be based on current technology and assessments. An informative could be added to recommend consideration of more efficient solar panels as technology evolves. Members asked for further information on parking and tree planting. Officers confirmed that 25 car parking spaces would be provided, includ ing three accessible spaces, two motorcycle spaces and cycle storage. Tree plant ing and landscaping were included in the scheme. On parking allocation, officers confirmed this would be addressed under Condition 11, which covered parking management and allocation. Officers’ recommendations were moved, seconded and when put to a vote, unanimously agreed. RESOLVED: That the application be approved 81. MORRISONS SUPERMARKET, 41-67 HIGH STREET, YIEWSLEY, WEST DRAYTON 2370/APP/2023/1727 (Agenda Item 9) Phased demolition of the existing buildings and the redevelopment of the site for a replacement foodstore (Class E), 158 residential units (Class C3), car parking, servicing and access arrangements and associated works. Officers introduced the application, citing the addendum which contained minor updates to condition one. The site had a Public Transport Accessibility Level (PTAL) of 3. Members expressed concern over reduced parking provision but acknowledged the precedent from previous inspectorate decisions. Members emphasised the need for redevelopment due to the site’s long-term vacancy. Members requested clarification on social infrastructure contributions, particularly for education and youth services. Officers noted that education contributions were covered via Community Infrastructure Levy (CIL). Health contribu tions were included due to the affordable housing provision. Members queried the low number of three-bedroom units and questioned the adequacy of accessible parking (four spaces for 16 wheelchair-accessible flats). Officers responded that the unit mix ref lected viability constraints; 11% were family sized. Accessible parking provision aligned with planning policy, with flexibility to convert standard bays if demand increased. The London Plan standard was for 3% accessible spaces with capacity to increase to 10%. Members requested a controlled parking scheme to prevent crossover between retail and residential parking. Officers noted that a parking design and management plan will be required prior to occupation, ensuring appropriate allocation and control. Members queried the number of single -aspect units and their daylight quality. Officers advised that the scheme had been reviewed by daylight/ sunlight specialists and complies with BRE guidelines. Officers’ recommendations were moved, seconded and when p ut to a vote, unanimously agreed. RESOLVED: That the application be approved 82. UNION PARK UP4, NORTH HYDE GARDENS 75111/APP/2025/739 (Agenda Item 10) Redevelopment of site to deliver extension to existing Union Park data centre campus consisting of (a) free standing data centre building; (b) energy, power, and water infrastructure; (c) site access and internal roads; (d) site security arrangements; (e) hard and soft, green landscaping; and (f) other ancillary and auxiliary forms of development. Officers introduced the application, noting the addendum which contained minor clarifications. Members raised concerns about fire safety due to past incidents in the area and sought confirmation that the fire statement had been independently r eviewed. The applicant had submitted a fire statement by a qualified third -party assessor. The London Fire Brigade had not commented on the application. Officers confirmed the fire strategy would be further scrutinised via condition. Members asked for con firmation of the building height, which was confirmed as 32.8 metres. Members also queried the lighting, which was confirmed as a 24/7 soft glow designed to be neighbour- and ecology-friendly. Members commended the application, citing its positive impact on employment and minimal public disruption. It was clarified that generator testing was regulated under condition 9, limiting testing to social hours (8 am–8 pm) and restricting total hours per year. Officers’ recommendations were moved, seconded and wh en put to a vote, unanimously agreed. RESOLVED: That the application be approved 83. FORMER GARAGE SITE ADJACENT 43 ST CHRISTOPHER ROAD 78334/APP/2025/1334 (Agenda Item 11) Demolition of existing lock -up garages and erection of a pai r of semi -detached dwellings with associated parking and external works Officers introduced the application. A verbal update was given, noting a written representation received today, which raised concerns about how the development could contribute to the decline of the street and referenced specifically the high number of HMO's; problems with parking; and that the site was plagued with rats. Members raised concerns about emergency vehicle access via the narrow service road and asked whether double yellow lines could be painted and enforced. Officers noted that the road was not adopted highway and there were no proposals in the application to adopt it, therefore the Highways Authority would not be able to enforce yellow lines. It was clarified that while the Highways Authority did not own the road, it was owned by the Council. It was clarified that double yellow lines were requested down the access road itself. It was noted that the development would either be built by the Council or sold with plans. If it was to be built by the Council, an informative could be added to ensure access for emergency vehicles. Alternatively, a condition could be added to ensure that details of access management were submitted. It would not be affordable housing or rented accommodation. Members queried the provision of street lighting due to anti -social behaviour concerns. Condition five required details of external lighting to be submitted and assessed. Officers noted that increased surveillance from new dwellings and ligh ting conditions should be sufficient. Members asked about parking and officers confirmed one space per unit, in line with London Plan standards. Members expressed concern about future extensions or loft conversions. Officers confirmed that Condition 15 r emoved permitted development rights for outbuildings, extensions, and roof alterations. Members raised concerns about construction impacts on the narrow road and nearby residents. Officers confirmed that condition seven covered demolition and construction management, including traffic and access arrangements; air quality and dust suppression; storage of materials; and programme of works. Members highlighted that some residents had reported not having received consultation letters. Officers confirmed that 10 neighbouring properties were consulted, meeting statutory requirements. Members suggested restricting Saturday working hours due to proximity to residential properties. It was noted that stan dard working hours including Saturday mornings were consistent with national planning practice and cannot be altered without justification. It was agreed to insert additional conditions/ informatives on Saturday deliveries, lighting and access. Officers’ recommendations were moved, seconded and when put to a vote , unanimously agreed. RESOLVED: That the application be approved 84. 560 SIPSON ROAD, WEST DRAYTON 829/APP/2023/312 (Agenda Item 12) Redevelopment of the site to accommodate a 7 -storey 108 -room hotel incorporating communal functions on the ground floor level and a basement level with associated parking and external landscaping works including coach parking, servicing areas, and planting. Officers introduced the application, Members highlighted recent news stories and asked about ad ding a condition to prevent the hotel becoming a hostel or people staying over 90 days. Officers noted that there was a proposed condition that would secure the 90-day concern (condition 28). Officers’ recommendations were moved, seconded and when put to a vote, agreed. RESOLVED: That the application be approved 85. UNIT 5, 12 POWERHOUSE LANE 31917/APP/2025/996 (Agenda Item 13) Temporary change of use (for five years) from cafe (Use Class E) to Local Community Use (Use Class F2). Officers introduced the application. Members noted that community spaces were always much needed and commended the Members of the Hayes Independent Party Group for their longstanding work to get more community spaces in the Hayes area. Members asked what t ype of community use this would be for. Officers noted that the Council was the applicant and would be obtaining a lease. The end user was not yet identified. The initial lease would be for two years of the five -year temporary change of use. Officers’ re commendations were moved, seconded and when put to a vote, unanimously agreed. RESOLVED: That the application be approved The meeting, which commenced at 7.00 pm, closed at 9.35 pm. These are the minutes of the above meeting. For more information 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.

AAPPENDICES Planning Application 27254/APP/2025/1529 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 6 AAppendix 1: Recommended Conditions and Informatives Conditions 1. HO1 T Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. HO2 A Accordance with approved The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: PL2 Rev 1 PL3 Rev 2 PL9 Rev 2 PL10 Rev 2 PL11 Rev 2 PL12 Rev 2 PL13 Rev 2 PL14 Rev 2 PL15 Rev 2 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. 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, Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 6 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). 5 5. HO5 N No additional windows or doors Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification), no additional windows, doors or other openings shall be constructed in the walls or roof slopes of the development hereby approved facing numbers 3 and 7 The Meads. REASON To prevent overlooking to adjoining properties in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 6. HO6 O Obscure Glazing The ground floor side window facing number 3 The Meads 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). 7. RES10 T Tree to be retained Trees, hedges and shrubs shown to be retained on the approved plan(s) 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 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 6 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. I 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. I47 D Damage to Verge - For Council Roads: The Council will recover from the applicant the cost of highway and footway repairs, including damage to grass verges. Care should be taken during the building works hereby approved to ensure no damage occurs to the verge or footpaths during construction. Vehicles delivering materials to this development shall not override or cause damage to the public footway. Any damage will require to be made good to the satisfaction of the Council and at the applicant's expense. For further information and advice contact - Highways Maintenance Operations, Central Depot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB3 3EU (Tel: 01895 277524). For Private Roads: Care should be taken during the building works hereby approved to ensure no damage occurs to the verge of footpaths on private roads during construction. Vehicles delivering materials to this development shall not override or cause damage to a private road and where possible alternative routes should be taken to avoid private roads. The applicant may be required to make good any damage caused. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 6 AAppendix 2: Relevant Planning History 27254/B/87/0301 5 The Meads Cowley Uxbridge Erection of a single storey side extension and rear extension to garage. Decision: 06-04-1987 Approved Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 6 AAppendix 3: List of Relevant Planning Policies The following Local Plan Policies are considered relevant to the application:- Part 1 Policies: PT1.BE1 (2012) Built Environment Part 2 Policies: DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHB 18 Private Outdoor Amenity Space DMHD 1 Alterations and Extensions to Residential Dwellings DMT 6 Vehicle Parking LPP D6 (2021) Housing quality and standards LPP D3 (2021) Optimising site capacity through the design-led approach LPP T6 (2021) Car parking NPPF12 -24 NPPF12 2024 - Achieving well-designed places DMHB 1 Heritage Assets DMHB 2 Listed Buildings DMHB 4 Conservation Areas LPP HC1 (2021) Heritage conservation and growth NPPF16 -24 NPPF16 2024 - Conserving and enhancing the historic environment Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 6

Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Michael Briginshaw 78343/APP/2025/719 Date Application Valid: 28.03.2025 Statutory / Agreed Determination Deadline: 09.10.2025 Application Type: Full Ward: Wood End Applicant: Colt Data Centre Services Site Address: Hayes Bridge Retail Park and Heathrow Interchange, Uxbridge Road Proposal (Summarised): This hybrid planning application seeks permission for a four-phased redevelopment to deliver a data centre campus comprising: Full planning permission for a data centre building and associated infrastructure/works (Phase 1); Outline planning permission for an Innovation Hub and infrastructure/works (Phase 2); Outline planning permission for a data centre building and associated infrastructure/works (Phase 3); and Outline planning permission for a data centre building and associated infrastructure/works (Phase 4). All matters are reserved for the Outline phases of development. 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 – 2nd October 2025 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the completion of a satisfactory section 106 legal agreement to secure the heads of terms set out below, and subject to the conditions as set out in Appendix 1. Mayor of London Stage 2 Referral & S106 Legal Agreement Heads of Terms It is recommended that delegated powers be given to the Director of Planning and Sustainable Growth to grant planning permission subject to the following: A) That the application be referred to the Mayor under Article 5 of the Town and Country Planning (Mayor of London) Order 2008. B) That the Council enter into a legal agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) or any other legislation to secure the following: i. Innovation Hub: To secure the Innovation Hub as genuinely affordable workspace (including peppercorn rents) with publicly accessible ancillary floorspace for sale of food and drink. ii. Public Art: To secure high quality public art as part of the Innovation Hub development, to be delivered in conjunction with Phase 2. iii. Air Quality Contribution: Financial contributions shall be paid to the Council to address air quality impacts arising from the development. £1,026,166 shall be paid for Phase 1 (LON6). The obligation shall secure the payment of contributions for Phases 2, 3 and 4 but these shall be calculated at the relevant reserved matters application stage. The contributions could rise to more depending on emission monitoring results in year 2 of operation of each phase of development and subsequent years, in accordance with the air quality conditions. iv. Architect Retention: Retention of the developer’s architectural design team to the completion of the project. v. Carbon Offset Contribution: A financial contribution of £1,830,527 for Phase 1 (LON6). The obligation shall secure the payment of contributions for Phases 2, 3 and 4 but these shall be calculated at the relevant reserved matters application stage. vi. Travel Plan: A full Travel Plan to be approved in writing by the Local Planning Authority (for each phase). vii. Healthy Streets/Active Travel Zone Contribution: A financial contribution of £209,660 payable to cover all four phases. viii. Section 278 Agreement: A Section 278 agreement to implement the site highways works on Uxbridge Road consisting of the remodelling of the junction bellmouth to include a straight across toucan crossing for c yclists and pedestrians at the site entrance. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press ix. Employment/Construction Training Scheme: An Employment/ Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD, including securement of end user jobs. x. Project Management & Monitoring Fee: A Project Management and Monitoring Fee, equalling 5% of the total financial contributions to be paid under this agreement. C) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed. D) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement and conditions of approval and agree any changes requested by the Greater London Authority. E) That, if the Legal Agreement has not been finalised within 6 months (or such other time frame as may be agreed by the Director of Planning and Sustainable Growth), delegated authority be given to the Director of Planning and Sustainable Growth to refuse planning permission for the following reason: 'The applicant has failed to mitigate the impacts posed by the proposed development (in respect of Affordable Workspace, Design (Public Art), Air Quality, Carbon Offsetting, Travel Planning, Highways Safety, Employment and Planning Obligations Monitoring). The scheme therefore conflicts with Policies DMCI 7 of the Hillingdon Local Plan: Part 2 (2020); the adopted Planning Obligations Supplementary Planning Document (2014); Policy DF1 of the London Plan (2021); and paragraphs 56-58 of the National Planning Policy Framework (2024).' E) That if the application is approved, that the permission is subject to the Conditions as set out in Appendix 1. 1 Executive Summar y 1.1 This hybrid planning application seeks permission for a four-phased redevelopment to deliver a data centre campus comprising Phase 1 for Full planning permission for data centre building LON6 and associated infrastructure/works; Phase 2 for Outline planning permission for an Innovation Hub and infrastructure/works; Phase 3 for Outline planning permission for data centre building LON7 and associated infrastructure/works; and Phase 4 for Outline planning permission for data centre building LON8 and associated infrastructure/works. All matters are reserved for the Outline phases of development. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 1.2 The development would demolish the existing and largely vacant low density out-of-town centre Hayes Bridge Retail Park and Heathrow Interchange Class B8 warehouses and replace them with a hyperscale data centre campus, to connect to an established data centre development on land at Tudor Works located to the south on Beaconsfield Road. The loss of the retail park and Class B8 warehouses is accepted and the Class B8 data centre development is an appropriate use within the Hayes Strategic Industrial Location. Data centres are now classed as Critical National Infrastructure and the significant uplift in floorspace would ensure the intensification of industrial capacity, which is supported by strategic policies. The proposed office floorspace would be ancillary to the primary data centre use and is therefore considered acceptable in principle. 1.3 The economic benefit of information and communications technology infrastructure is acknowledged and supported by national, regional and local planning policies. As noted under Paragraph 85 of the National Planning Policy Framework (2024), significant weight should be placed on the need to support economic growth and productivity. There would be substantial economic benefits arising from the proposed development in terms of employment. The national non-domestic rates (NNDR) and gross value added (GVA) increases are also significant. There is need for additional data capacity to be located within London to be as close as possible to its end users and support the broader economy. These benefits and considerations are given significant weight in the overall assessment of the plannin g balance. 1.4 Given the substantial power demand associated with data centres, the applicant has outlined the strategy in the Infrastructure Statement. The development requires 250MW of power, secured through two independent National Grid connections: Substation 1 (100MW) from Uxbridge Moor/Iver B and Bullsbrook Road Substation (Substation 2) (150MW) from North Hyde, with phased delivery between 2027 and 2029. Therefore, the development has secured a power supply, would not overburden the local grid capacity (by virtue of securing the power) and is not considered to result in detrimental impacts connected to ener gy infrastructure. 1.5 In terms of design, the proposed development is considered to significantly alter the skyline resulting in a “tall building” located outside of the suitable areas identified in the development plan. This creates a partial policy conflict with the location elements of policies D9 and DMHB10. However, the high quality of the design and elevational treatments are considered to soften its townscape impact and mitigate any potential harm. Furthermore, whilst the proposed development is larger in height and mass than much of the immediate surroundings, recent developments in the wider locality, including the connected data centre campus on land at Tudor Works (granted permission under ref. 38421/APP/2021/4045) and the Green Quarter in Southall, are creating a new townscape context of taller buildings. The proposed development also retains an industrial/technological aesthetic that respects the immediate area's emerging character. The elevational treatment aids the softening of the development and makes it more visuall y attractive. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 1.6 In order to offset the possible overbearing nature of the wider data centre development, the Innovation Hub (Phase 2) is proposed as the community piece to front the campus. Whilst this element of development is proposed in Outline, the Design Code and planning conditions would secure a high-quality form of development. Furthermore, a high-quality public art piece is proposed to complement the Innovation Hub use and would be secured by Section 106 legal agreement should the application be recommended for approval. In combination, the design would positively contribute to the industrial estate and townscape character. Subject to necessary planning conditions and obligations, the development would add real design and public benefit to the site, which would wei gh in favour of the scheme in the planning balance. 1.7 Planning obligations are proposed to secure the Innovation Hub as genuinely affordable workspace in perpetuity, the provision of public art in conjunction with the Innovation Hub (Phase 2), the retention of the architects to ensure delivery of high quality design, travel plan, section 278 highways works for Uxbridge Road junction improvements (including a toucan crossing), employment and construction training schemes, and contributions towards air quality mitigation, carbon offsettin g and healthy streets / active travel zone improvements. 1.8 Subject to the planning conditions and obligations recommended, the proposed development is considered acceptable with respect to design, heritage, residential amenit y, environmental issues, transport, and sustainability. 1.9 Due regard has been given to the comments received as part of the consultation process and it is concluded that the proposal complies with the Development Plan. Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that planning applications should be determined in accordance with the development plan unless material considerations indicate otherwise. For the reasons outlined above and within the main body of the report, this application is considered to comply with the Development Plan and is recommended for approval, subject to securing the planning conditions set out in Appendix 1, a Section 106 legal agreement and Stage 2 referral to the Greater London Authorit y. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 2 The Site and Localit y Figure 1: Location Plan (application site edged red) 2.1 The site comprises two land parcels, including the Hayes Bridge Retail Park site and Heathrow Interchange site. The sites are located on the eastern boundary of Hillingdon Borough in Hayes, bordering Southall in Ealing Borough. Uxbridge Road is the main thoroughfare into and out of the Borough and any proposal will impact on the initial perception of Hillingdon as a place. Please refer to Figure 1 for the site location plan. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Figure 2: View of the Hayes Bridge Retail Park Site from Uxbridge Road 2.2 The Hayes Bridge Retail Park site measures circa 3 hectares in area and comprises a large L-shaped building made up of seven retail units (most of which are vacant), a large car park to the front (northside) accessed from Uxbridge Road and service yard to the rear (southside) accessed from Bullsbrook Road. The Metro Bank site belongs to the same owner and sits in the north-eastern corner. The site is bound to the north by Uxbridge Road, to the east by the Yeading Brook river, to the south by Bullsbrook Road, and to the west by an undeveloped parcel of land which benefits from planning permission for a hotel (ref. 69827/APP/2021/1565) and the Hyatt Hotel beyond. Low rise residential properties form the character to the north of Uxbridge Road and are the closest sensitive receptors to the site. There is also a live planning application for the redevelopment of the site to deliver a flexible industrial warehouse development (Use Classes E(g)(iii), B2 or B8) (ref. 1911/APP/2022/1853). The Hillingdon Planning Committee has resolved to approve the application subject to completion of a satisfactory S106 legal agreement. Please refer to Figure 2 for a view of the site as seen from Uxbrid ge Road. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Figure 3: View of the Heathrow Interchange Site from Bullsbrook Road 2.3 The Heathrow Interchange site sits to the south of the Hayes Bridge Retail Park site and measures approximately 1.2 hectares in area. The site is accessed off Bullsbrook Road and comprises two linear industrial units, which share an open yard. Unit 2, which is the southern half of the eastern industrial unit, is outside of Colt's ownership and is not subject to the proposed development. The site is bound by Bullsbrook Road to the north, Brook Industrial Estate to the east, the Tudor Works site that Colt is redeveloping to deliver the two large data centre buildings (LON4 and LON5) to the south (as approved under permission ref. 38421/APP/2021/4045), and a business park to the west. Please refer to Figure 3 for a view of the Heathrow Interchan ge site as seen from Bullsbrook Road. 2.4 The sites are designated as part of the Springfield Road Strategic Industrial Location as part of the Local Plan. The sites form part of Flood Zone 2, the Ossie Garvin Air Quality Focus Area and the Hillingdon Air Quality Management Area. The Yeading Brook runs to the east of the site, beyond which is the Paddington Arm of the Grand Union Canal, both of which form part of London's Blue Ribbon Network. The adjoining Grand Union Canal is designated as a Site of Importance for Nature Conservation and forms part of the Canalside Conservation Area designated within Ealing Borough. Transport for London's webCAT planning tool confirms that the Public Transport Accessibility Level (PTAL) is very low and sits between 0 and 2, with the Hayes Bridge Retail Park site being more accessible than the Heathrow Interchan ge site. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 3 Proposal Figure 4: Proposed Site Massing Sketch (please note – a larger version of sketch can be found in the Design and Access Statement) 3.1 This hybrid planning application seeks permission for a four-phased redevelopment to deliver a data centre campus comprising of: Phase 1 (LON6) - Full planning permission for (a) a data centre building; (b) energy, power, and water infrastructure; (c) site access and internal roads including a vehicular and pedestrian link between Uxbridge Road and Bullsbrook Road; (d) site security arrangements and security fencing; (e) hard and soft, green and blue, infras tructure; and (f) other ancillary and auxiliary forms of development; Phase 2 (Innovation Hub) - Outline planning permissionfor (a) an Innovation Hub; (b) hard and soft, green and blue, infrastructure; and (c) other ancillary and auxiliary forms of development (all matters reserved); Phase 3 (LON7) - Outline planning permission for (a) a data centre building; (b) energy, power, and water infrastructure; (c) internal roads; (d) site security arrangements and security fencing; (e) hard and soft, green and blue, infrastructure; and (f) other ancillary and auxiliary forms of development (all matters reserved); and Phase 4 (LON8) - Outline planning permission for (a) a data centre building; (b) energy, power, and water infrastructure; (c) internal roads; (d) site security arrangements and security fencing; (e) hard and soft, green and blue, infrastructure; and (f) other ancillary and auxiliary forms of development (all matters reserved ). Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Figure 5: Proposed Parameter Site Plan (please note – a larger version of plan can be found in the Committee Plan Pack) 3.2 As can be seen in Figure 5 for the proposed site parameter plan, Full planning permission is sought for data centre LON6 which is located on the northern half of the Hayes Bridge Retail Park site. This also includes the access road and associated landscapin g, and land adjoining the Yeading Brook. 3.3 Outline planning permission is sought for all of the remaining phases, including Phases 2, 3 and 4. Phase 2 seeks permission for an Innovation Hub which is classed as a Sui Generis use, for the purposes of creating and growing technology-based start-up businesses, while also acting as a space that can be used by the community on a more ad hoc basis. The space is proposed to be an affordable workspace and the intention is that it would be occupied by Brunel Universit y, although it is noted that this is not guaranteed. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 3.4 Outline planning permission is sought for Phases 3 and 4 which comprises two further data centre buildings. LON7 is to be located on the southern half of the Hayes Bridge Retail Park site and LON8 is to be located on the Heathrow Interchan ge site. 3.5 As Phases 2, 3 and 4 are for Outline planning permission, the plans submitted relating to these phases are indicative and are supported by Parameter Plans and a Design Code. The Parameter Plans indicate the maximum extent of these elements of development and the Design Code sets out core design principles that the Outline phases must abide by when submitted for approval under the Reserved Matters stage of the planning application process. As such, these plans define the land use, and the maximum floorspace, heights, roof plans and landscape. 3.6 Using the Parameter Plans and supporting documentation, the proposal is summarised as follows: x Phase 1 – LON6 (Full Planning Permission) o Land Use: Class B8 o Floorspace: 24,114m2 GIA / 25,235m2 GEA o Height: ƒ Data centre wings: up to 42m (72000+AOD) ƒ Central office: up to 37m (67000+AOD) o Roof plan: to include amenity terrace, brown roof and PVs o Generators: 20 no. diesel generators x Phase 2 – Innovation Hub (Outline Planning Permission) o Land Use: Sui Generis o Floorspace: 2,000m2 GEA o Height: Minimum 18m (48000+AOD) / Maximum 28m (58000+AOD) o Roof plan: to include amenity terrace o Generators: 0 (zero) diesel generators x Phase 3 – LON7 (Outline Planning Permission) o Land Use: Class B8 o Floorspace: 53,415m2 GEA o Height: ƒ Data centre north: up to 56m (86000+AOD) ƒ Data centre south: up to 47m (77000+AOD) ƒ Central office: up to 41m (71000+AOD) o Roof plan: to include amenity terrace, brown roof and PVs o Generators: 38 no. diesel generators x Phase 4 – LON8 (Outline Planning Permission) o Land Use: Class B8 o Floorspace: 29,656m2 GEA o Height: up to 40m (70000+AOD) o Roof plan: to include amenity terrace o Generators: 15 no. diesel generators Hillingdon Planning Committee – 2nd October 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. Figure 6: Photo of the LON4 data centre approved under planning permission ref. 38421/APP/2021/4045 4.2 The land at Tudor Works, Beaconsfield Road, application reference 38421/APP/2021/4045 (dated 25.11.22) granted permission for: x Redevelopment of the site to deliver data centre campus including: two data centre buildings (Use Class B8); associated energy and electricity infrastructure, buildings, and plant; security gatehouse, systems and enclosures; works to the highway, car parking and cycle parking; hard and soft landscaping; as well as associated infrastructure, ancillary office use, and associated external works. This is in effect the first part of the data centre campus, comprising LON4 and LON5. The development is currently being built out in phases, starting with LON4. Please see Fi gure 6 for a photo of LON4. 4.3 The Hayes Bridge Retail Park, Uxbridge Road, application reference 1911/APP/2022/1853 was resolved to grant at Planning Committee in December 2023 for: Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press x Demolition of existing buildings and erection of a single commercial building for employment purposes Class E(g)iii, B2 and B8, along with ancillary offices, gatehouse, associated infrastructure including; service yard, car parking, drainage and hard and soft landscaping. A Section 106 legal agreement has not been agreed and completed on this application and as such the application has not been approved. It is, however, a material planning consideration and establishes that the loss of the retail park and use of the site for B8 as acceptable. 4.4 Application references 71554/APP/2024/2490 (dated 16-10-24), 1911/APP/2025/398 (dated 20-03-25) and 71554/APP/2025/466 (dated 18-03- 25) was granted consent under Schedule 2, Part 11, Class B of the Town and Country Planning (General Permitted Development) (England) Order (2015) (as amended) for the demolition of Units 1, 3 and 4 Heathrow Interchange and Hayes Bridge Retail Park. On the basis that demolition is carried out within 5 years of each respective permission, these applications have established the loss of these buildings as acceptable. It is understood that Unit 1 Heathrow Interchange has alread y been demolished. Application reference 71554/APP/2025/47 granted consent for the redevelopment of the Unit 1 Heathrow Interchange site to deliver a substation in connection with the permitted and emerging data centre campus. This is a material plannin g consideration. 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 352 no. letters were sent to neighbouring properties on 31 st March 2025, a site notice was displayed to the front of the site and an advert was posted in the local paper. All forms of consultation expired on 4 th May 2025. One objection was received from a neighbouring property. 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: Summar y of Representations Received Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Representations Summary of Issues Raised Planning Officer Response One letter of objection was received from a neighbouring property. 1. The development will erode the value of neighbouring businesses who have resided in Hillingdon for many years and contributed significant money to Council through taxes and business rates. The neighbouring business comments are noted and taken into consideration as part of the overall planning assessment. More specifically, it is noted that, whilst the proposal would sit within very close proximity to neighbouring businesses, the plans and proposed operation do not indicate a development which would significantly compromise the efficient operation of neighbouring businesses. Vehicle and pedestrian access would be maintained and any use (or misuse) of access rights are considered to be a civil matter. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response External Consultation Affinity Water: Water quality The site is not located within an Environment Agency defined groundwater Source Protection Zone (SPZ) or close to our abstractions. The construction works and operation of the proposed development site should be done in accordance with the relevant British Standards and Best Management Practices, thereby significantly reducing the groundwater pollution risk. It should be noted that the construction works may exacerbate any existing pollution. If any pollution is found at the site then the The Affinity Water comments are noted. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press appropriate monitoring and remediation methods will need to be undertaken. For any works involving excavations below the chalk groundwater table (for example, piling or the implementation of a geothermal open/closed loop system), a ground investigation should first be carried out to identify appropriate techniques and to avoid displacing any shallow contamination to a greater depth, which could impact the chalk aquifer. For further information we refer you to CIRIA Publication C532 "Control of water pollution from construction - guidance for consultants and contractors". Water efficiency Being within a water stressed area, we expect that the development includes water efficient fixtures and fittings. Measures such as rainwater harvesting and grey water recycling help the environment by reducing pressure for abstractions. They also minimise potable water use by reducing the amount of potable water used for washing, cleaning and watering gardens. This in turn reduces the carbon emissions associated with treating this water to a standard suitable for drinking and will help in our efforts to get emissions down in the borough. Infrastructure connections and diversions There are potentially water mains running through or near to part of proposed development site. If the development goes ahead as proposed, the applicant/developer will need to get in contact with our Developer Services Team to discuss asset protection or diversionary measures. This can be done through the My Developments Portal (https://affinitywater.custhelp.com/) or aw_developerservices@custhelp.com. Due to its location, Affinity Water will supply drinkin g water to the development in the event Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press that it is constructed. Should planning permission be granted, the applicant is also advised to contact Developer Services as soon as possible regarding supply matters due to the increased demand for water in the area resulting from this development. Canal and River Trust: The Heritage, Townscape and Visual Impact Assessment has included the canal within its assessment and it is clear that the proposals would be visible from the towpath and canal at various points within about a kilometre vicinity. However, these views would be generally seen set back behind intervening-built form, reducing the dominance of the proposals in the view. The retention of the band of trees along the brook to the east of the site would also contribute to mitigating the visual impact of the proposals from the canal. The current landscaping proposals for the site also appear appropriate and we would encourage the use of native species and Plants for Pollinators wherever possible. The Transport Assessment predicts a net reduction of travel to the site on foot or by bike and so the direct impacts from the development to the towpath would seem to be limited. The Canal and River Trust Comments are noted. Denham Aerodrome Safeguarding: No response received. n/a Ealing Council: Ealing Council acknowledged the request for comment but did not provide any comment. n/a Environment Agency: We have no objection to the proposed development; however, we would like to The Environment Agency comments are noted. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press highlight that this is in relation to Phase 1 of the development only. Further consultation would be required on phases 2, 3 and 4. Greater London Authority (GLA) (Stage 1): Strategic issues summary Land use principles: The redevelopment of this SIL site to provide three data centres and a research ‘Innovation Hub’ is supported in land use terms. Data Centre Energy Infrastructure: Further information is sought on a number of key elements prior to determination, including but not limited to national grid connections. Urban design: Generally supportive of the design, layout and height in this location and welcome the provision of the design code. Transport: Further details are required on public realm and active travel improvement contributions and trip generation. The applicant is requested to reduce the level of car parking and increase the level and quality of cycle parking to comply with the London Plan. Other issues on energy, circular economy, whole-life carbon, and biodiversity also require resolution prior to the Mayor’s decision making stage. Recommendation That Hillingdon Council be advised that the application does not yet fully comply with the London Plan for the reasons set out in paragraph 72. Outstanding matters relating to data centre energy infrastructure, transport and sustainable development should be addressed. The GLA’s Stage 1 comments are noted. Regarding data centre energy infrastructure, further information has been provided in respect of the site’s connection to the national grid. Please refer to paras 7.13 to 7.18. Officers are satisfied that this has been sufficiently addressed, and any further clarification can be provided to the GLA as part of the Stage 2 referral process. Regarding transport, a revised Transport Assessment has been submitted. The level of car parking is acceptable for the data centre use proposed and a reason for refusal on the basis of car parking provision is not considered to be reasonable or robust. The detail of cycle parking is proposed to be secured under Conditions 27, 57, 87 and 117. The junction improvement works would be secured via a S278 highways agreement as per S106 HoT viii. A contribution towards active travel zone measures and healthy streets is also proposed to be secured under S106 HoT vii. Comments raised in respect of energy, circular economy, whole-life carbon, and Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press biodiversity are addressed within the relevant parts of the report. References are listed as follows: x Energy – paras 7.125 to 7.126. x Circular economy – paras 7.133 to 7.136. x Whole-life carbon – paras 7.123 to 7.124. x Biodiversity – paras 7.88 to 7.91. Any further GLA comments on these matters can also be resolved via the Stage 2 referral process. Greater London Archaeological Advisory Service (GLAAS): The proposed development would involve extensive groundworks including basements so there would likely be a high impact on any surviving deposits of archaeological interest. Mitigation will need to bear in mind the phased nature of the development and the importance of geoarchaeologists working with the geotechnical team to develop a Pleistocene geological deposit model to assess archaeological potential. Whilst opportunities for public benefit will depend to a degree on what is found there is potential for both on-site interpretation and/or engaging local schools in learning about Haye’s early prehistory with its deep time- depth story of climate annd environmental change. A written scheme of investigation (WSI) should be secured by planning condition. The GLAAS comments are noted. Please refer to paras 7.64 to 7.65 and Conditions 18, 48, 78 and 108. Health and Safety Executive (HSE): The HSE comments are noted. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press The development is not a “relevant building” which requires consultation with HSE from a fire safety perspective as it does not contain residential or educational accommodation. Correspondence has also been received regarding the fuel safety case and indicates that HSE do not consider Control of Major Accident Hazards (COMAH) to be applicable. It is also noted that the site is not located within the HSE High Pressure Gas Pipeline zone of consultation. Heathrow Airport Safeguarding: The proposed development has been examined from an aerodrome safeguarding perspective and could conflict with safeguarding criteria unless any planning permission granted is subject to planning conditions for a Bird Hazard Management Plan for each phase. The Heathrow Airport Safeguarding comments are noted. Please refer to paras 8.4 to 8.5 and Conditions 29, 59, 89, 119. London Fire Brigade: No comment received. n/a Metropolitan Police (Secured by Design): No comment received. n/a Metropolitan Police (Counter Terrorism): No comment received. n/a Ministry of Defence (MoD): The proposed development would be considered to have no detrimental impact on the operation or capability of a Defence site or asset. The MOD, therefore, has no objection WRWKHGHYHORSPHQWSURSRVHGௗ The MoD comments are noted. National Air Traffic Services (NATS): The proposed development does not conflict with NATS safeguarding criteria. Accordingly, NATS (En Route) Public Limited Company ("NERL") has no safeguarding objection to the proposal. The NATS comments are noted. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Thames Water: Waste Comments As you are redeveloping a site, there may be public sewers crossing or close to your development. If you discover a sewer, it's important that you minimize the risk of damage. We’ll need to check that your development doesn’t limit repair or maintenance activities, or inhibit the services we provide in any other way. The application indicates that SURFACE WATER will NOT be discharged to the public network and as such Thames Water has no objection, however approval should be sought from the Lead Local Flood Authority. Should the applicant subsequently seek a connection to discharge surface water into the public network in the future then we would consider this to be a material change to the proposal, which would require an amendment to the application at which point we would need to review our position. Thames Water would advise that with regard to FOUL WATER sewerage network infrastructure capacity, we would not have any objection to the above planning application, based on the information provided. Water Comments With regard to water supply, this comes within the area covered by the Affinity Water Company. The Thames Water comments are noted. Transport for London (TfL): - Improvements to the site access agreed as part of the extant permission should be re- secured; - A reduction in the quantum of car parking at this site is sought; - A contribution towards improving the active travel environment beyond the red line boundary should be secured; The Transport for London comments are noted. A revised Transport Assessment was submitted in response to the TfL comments. The Highways Authority consider the level of car Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press - An increase in the quantum of cycle parking provision is required to comply with the minimum standards identified within the London Plan is required; - A DSP, CLP, Travel Plan and PDMP should be secured through the appropriate mechanism. parking to be acceptable for the data centre use proposed and a reason for refusal on the basis of car parking provision is not considered to be reasonable or robust. Please refer to paras 7.105 to 7.122 for consideration of transport matters. The detail of cycle parking is proposed to be secured under Conditions 27, 57, 87 and 117. A Delivery & Servicing Plan is to be secured for each phase, under Conditions 38, 69, 99 and 129. A Construction Environmental Management and Logistics Plan is to be secured for each phase, under Conditions 16, 46, 76, and 106. A Parking Design and Management Plan is to be secured for each phase, under Conditions 37, 68, 98, 128. A travel plan is to be secured for each phase, under S106 HoT vi. The Uxbridge Road junction improvement works would be secured via a S278 highways agreement as per S106 HoT viii. A contribution towards active travel zone measures and healthy streets is also proposed to be secured under S106 HoT vii. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Transport for London Infrastructure Protection: No comment. n/a Internal Consultation Access Officer: No objection subject to a condition which secures details and provision of inclusive access, including ramped/level approaches, accessible toilets, types and dimensions of door width and lobby openings, and a fire evacuation lift designed to meet the technical standards set out in BS EN 81-76, BS 9991 and/or BS 9999. The Access Officer comments are noted. Matters relating to access are addressed in paras 7.52 to 7.53. Please refer to Conditions 26, 56, 86 and 116. Air Quality Officer: The proposed data centre building (Class B8) with 74 no. emergency generators and associated flues is not air quality neutral as required by the London Plan, not air quality neutral as per LBH Air Quality Local Action Plan 2019-2024, and not air quality positive, as required by the LBH Local Action Plan. Therefore, further mitigation is required. The total level of mitigation required to the proposed development for pollutant emissions is based on the use of a CAT generator and equals £1,026,166 for Phase 1 (LON6). The contributions for Phases 2, 3 and 4 shall be calculated under a reserved matters application. This should be secured by S106 legal agreement. Conditions are also proposed for the following: x Compliance with Air Quality Emissions x Backup Generator Fuel x Non-Road Mobile Machinery x Reducing Emissions from Demolition and Construction x Cleanest Generator and Fuel Technology The Air Quality Officer comments are noted. Please refer to paras 7.76 to 7.81, S106 HoT i and Conditions 11, 12, 13, 14, 32, 33, 34, 35, 36, 44, 63, 64, 65, 66, 67, 75, 93, 94, 95, 96, 97, 105, 123, 124, 125, 126, 127, and 135. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press x SCR to achieve 95mg/Nm3 x Operating Regime for Backup Generators x Emission Reduction and Management Plan x Emissions Monitoring Plan x Backup Generator Emission Evidence Contaminated Land Officer: No objection subject to a planning condition securing further details. The Contaminated Land Officer comments are noted. Conditions 17, 47, 77, 107 are proposed to be secured. Economic Development Officer: An employment strategy and construction training scheme should be secured by S106 legal agreement. The long-term use of the innovation hub for its intended purpose should be secured through legal agreement with the developer, to ensure that the space retains its use as an innovation hub in perpetuity. This should include an obligation for the landowner to find a suitable replacement tenant that delivers the same level of community benefit, under similar rental terms, should Brunel University leave the space in the future. The Innovation Hub must be used for its intended purpose. Any café provisions should be open to the public. The developer is required to formalise the arrangement of peppercorn rent for similar future uses. All jobs created by end users must be promoted through local employment partners identified by LBH. Where 10 or more opportunities are available, the end user must work with LBH to establish a sector-based academy, providing short training programmes to help local residents access these roles. The Economic Development Officer comments are noted. Please refer to Conditions 15 and 45 to secure the delivery of the Phase 2 Innovation Hub development in conjunction with the Phase 1 LON6 data centre development and the provision of publicly accessible floorspace for sale of food and/or drink (Classes E (a) and/or E (b)) as ancillary to the main use. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Flood and Water Management Specialist (Metis): No objection is raised subject to conditions securing the final details and implementation of the drainage strategy. The Flood and Water Management Specialist comments are noted. Conditions 19, 20, 30, 49, 50, 60, 79, 80, 90, 109, 110, and 120 are proposed to be secured. Head of Environmental Specialists (Sustainability): Conditions and a S106 obligation should be secured to ensure policy compliance for carbon emissions. A condition should be secured for the waste heat strategy as it is not clear how waste heat will be used. The water cycle strategy does not detail water consumption rates. A condition capturing more information and details linked to drainage would be sufficient to resolve this matter. The Head of Environmental Specialists comments are noted. Conditions 31, 61, 91, and 121 are proposed to secure an updated energy strategy, including monitoring, recording and reporting plans for each phase. S106 HoT v is proposed to secure an updated energy strategy and carbon offset contribution. Conditions 21, 51, 81, and 111 are proposed to secure further details on waste heat. Conditions 19, 20, 30, 49, 50, 60, 79, 80, 90, 109, 110, and 120 are proposed to secure further details on the water cycle and drainage strategy. Highways Authority: The car parking and cycle parking proposed is accepted. The Transport Assessment submitted reports that if all the existing retail units were trading then this and Heathrow Interchange Park would generate a daily total of 4,901no. The Highways Authority comments are noted. Please refer to paras 7.105 to 7.122 for consideration of transport matters. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press private car/van movements. This would fall to 1,002no. if the site was redeveloped as 3no. new data centres and an innovation hub, a reduction of 3,899no. daily private car/van trips. This decrease in private car or van trip generation is as would be expected and is welcomed by the Highway Authority as it would help alleviate road traffic congestion of the surrounding road network. Active Travel Zone Assessment The Highway Authority requires the developer to enter a Town and Country Planning Act s.106 legal agreement with the Council obliging them to enter a Highways Act s.278 agreement allowing them to remodel the junction bellmouth to include a straight across toucan crossing for cyclists and pedestrians at the site entrance. In addition to the above the Highway Authority requires the applicant to enter a s.106 agreement with the Council to fund the Active Travel Healthy Streets works listed below. Much of this originates from the applicants own Active Travel Zone assessment though the Council has added school road safety scheme works identified in a consultant’s study. These works would improve road safety around Minet Junior, Infant and Nursery School, Avondale Drive and benefit to people walking along the Active Travel Zone assessment route No.2a which links Hayes and Harlington Station with the application site. The works include the installation of new Wig Wag warning signs; these are those signs that have the speed limit indicated together with flashing amber lights (the "wig-wags") that alternate back and forth. The cost of these works totals £209,660. Conclusions There are no highway objections to this proposal subject to securing the necessary planning conditions and S106 legal obli gations. The detail of cycle parking is proposed to be secured under Conditions 27, 57, 87 and 117. A Delivery & Servicing Plan is to be secured for each phase, under Conditions 38, 69, 99 and 129. A Construction Environmental Management and Logistics Plan is to be secured for each phase, under Conditions 16, 46, 76, and 106. A Parking Design and Management Plan is to be secured for each phase, under Conditions 37, 68, 98, 128. A travel plan is to be secured for each phase, under S106 HoT vi. The Uxbridge Road junction improvement works would be secured via a S278 highways agreement as per S106 HoT viii. A contribution towards active travel zone measures and healthy streets is also proposed to be secured under S106 HoT vii. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Noise Specialist: Sufficient information has been provided by the Applicant to make a recommendation with respect to noise. It is recommended that no objection is made on noise grounds subject to conditions which limit noise levels. The Noise Specialist comments are noted. Matters relating to noise are addressed in paras 7.70 to 7.73 of the report. Please also refer to Condition 10. Planning Policy Officer: Principle: The site is located within the off Springfield Road Industrial Area, which is designated as a Strategic Industrial Location (SIL) in both the London Plan (2021) and the Local Plan: Part 2. The precedent has been set on other sites within the borough that these are appropriate locations for new data centres and that they meet the definition provided within Paragraph 6.4.1 of the London Plan. The existing use does not meet the definition provided within Paragraph 6.4.1 of the London Plan. In addition, the London Plan supports the intensification of industrial uses in industrial areas. Therefore, no objection is raised to the principle of locating a data centre in this location. Power: The applicant has stated that a total of 250 MW has been secured in 3 phases from two different National Grid points. Initially (October 2027) 99 MW has been secured from North Hyde. An additional 51 MW would be supplied from October 2029. The remaining 100 MW will be supplied from Uxbridge Moor/Iver B from November 2029. Innovation Hub: The Innovation Hub / affordable workspace will need to be secured by S106 legal a greement. The Planning Policy Officer comments are noted. Please refer to the following sections of the report for consideration of relevant matters: x Principle of data centre development – paras 7.1 to 7.5 x Innovation hub – paras 7.6 to 7.8 x Power and energy infrastructure – paras 7.13 to 7.18 Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Urban Design Officer: Overall the revised version of the Design Code is considered an improvement. The structure and choice of wording was altered positively and there is now a clear differentiation between obligation (must) and advice (should). The design of the Phase 1 element is acceptable on balance and the Design Code for Phase 2/3 is developed in accordance with Phase 1. Considering that the development occupies a strategic location, it is important that the development appears attractive during daytime as well as at nighttime. As the development comprises several tall buildings, forming a significant campus, a coherent signage strategy and lighting strategy is of essence. Furthermore, a clear signage strategy contributes towards the creation of a high-quality landmark development greeting Hillingdon’s visitors and residents approaching from Ealing. The most important element of the campus is arguably the Innovation Hub, as this building fronts Uxbridge Road and will conceal the shear mass of the 11 storey data halls. The Design Code sets out a frame work for a high- quality approach, however an initial draft submission struggles to achieve the Code. The Urban Design Officer comments are noted. Matters relating to design are addressed in paras 7.21 to 7.51 of the report. The final design details of the materials and landscape scheme are proposed to be secured by Conditions 23, 24, 25, 26, 27, 53, 54, 55, 56, 57, 83, 84, 85, 86, 87, 113, 114, 115, 116, and 117. Waste Strategy Officer: No comments/ objections. The Waste Strategy Officer comments are noted. 7 Planning Assessment Land Use Principles Loss of Existing Uses and Proposed Data Centre Use Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.1 The application site is located within the Hayes Strategic Industrial Location (SIL) in the Hillingdon Local Plan. SILs are key locations for industrial, logistics, and digital infrastructure uses, ensuring that such areas continue to support London's economic and emplo yment needs. 7.2 The development would demolish the existing and largely vacant low density out-of-town centre Hayes Bridge Retail Park and Heathrow Interchange Class B8 warehouses and replace them with a hyperscale data centre campus, to connect to an established data centre development on land at Tudor Works located to the south on Beaconsfield Road. 7.3 The Hayes Bridge Retail Park element of the site is an out-of-town centre retail park. The site is not a sequentially preferable location for main town centres uses and there are no policies in the Development Plan which requires the site to be retained as an out-of-town centre retail park. 7.4 Units 1, 3 and 4 Heathrow Interchange comprise B8 Class warehouse buildings, located within the designated SIL. Policy E4 of the London Plan (2021) recognises data centres as an emerging industrial-type activity that falls within the broader B8 (storage and distribution) classification. The loss of the warehouses and replacement within an appropriate SIL use is accepted. 7.5 Policy E7 of the London Plan (2021) encourages the intensification of industrial land, particularly in SILs, to optimise capacity while ensuring that existing industrial functions are not compromi sed. The proposed development would deliver 24,114m2 floorspace (GIA) for the LON6 data centre (Phase 1), up to a maximum of 83,071m2 for the LON7 and LON8 data centres (Phases 3 and 4) and up to 2,000m2 for the Innovation Hub (Phase 2). As such, the development would appropriatel y intensify the use of the site in accordance with policy. Innovation Hub 7.6 Policy E3 (Affordable workspace) of the London Plan (2021) states planning obligations may be used to secure affordable workspace (in the B Use Class) at rents maintained below the market rate for that space for a specific social, cultural or economic development purpose. 7.7 The Innovation Hub (Sui Generis) is proposed for the purposes of creating and growing technology-based start-up businesses, whilst also acting as a space that can be used by the community on a more ad hoc basis. The space is proposed to be an affordable workspace and the intention is that it would be occupied by Brunel University, although it is noted that this is not guaranteed. The Innovation Hub would be ancillary to the data centre use and would not compromise the industrial functions of the SIL. As such, the land use principle is supported. 7.8 The proposed affordable workspace use is supported, particularly with reference to a potential partnership with Brunel University. It is considered that if the space is secured as genuinely affordable, as subsidised by Colt with long term peppercorn rents, then the proposal is supported in polic y terms. This is Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press proposed to be secured by a Section 106 legal agreement (please refer to S106 HoT i). Employment 7.9 It is noted that Policy E2 of the London Plan (2021) requires that B Use Class business uses should be fit for purpose. Policy E4 of the London Plan (2021) states that additional industrial capacity should be prioritised in locations that are accessible. 7.10 The are circa 100 full-time employees (FTE) if all retail and warehouse units are fully let. The Economic Impact Assessment (Dated March 2025) explains the economic impact and multiplier effects of data centres on the UK economy. Specifically, the proposal would increase the number of jobs generated on site to 232 FTE. It is also estimated that the development will generate 251 FTE net additional jobs per annum when accounting for multiplier effects of data centres. Jobs in data centres tend to be highl y skilled and theref ore command higher salaries compared to more traditional sites and industries. This job creation wei ghs in favour of the scheme in the planning balance. 7.11 Policy E11 of the London Plan (2021) states that development proposals should support employment, skills development, apprenticeships, and other education and training opportunities in both the construction and end-use phases, including through Section 106 obligations where appropriate. In accordance with this, the Council's Planning Obligations Supplementary Planning Document (2014) requires that developments with estimated construction costs of over £2 million and a construction period of three months or more deliver an in-kind employment and training scheme or financial contributions towards training and employment in the borough. An employment strategy and construction training scheme is proposed to be secured b y a Section 106 legal agreement under HoT ix. Economy 7.12 The economic benefit of information and communications technology infrastructure is acknowledged and supported by national, regional and local planning policies. As noted under Paragraph 85 of the National Planning Policy Framework (2024), significant weight should be placed on the need to support economic growth and produc tivity. There will be substantial economic benefits arising from the proposed development in terms of employment. The national non-domestic rates (NNDR) and gross value added (GVA) increases are also significant. There is need for additional data capacity to be located within London to be as close as possible to its end users and support the broader economy. These benefits and considerations are given significant weight in the overall assessment of the plannin g balance. Power Infrastructure 7.13 The NPPF (2024) emphasises the need for development to be supported by appropriate infrastructure. Polic y D2 of the London Plan requires consideration Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press to be given to the impact on local infrastructure capacity where planning infrastructure capacity will be exceeded. Policy SI2 of the London Plan (2021) requires major developments to demonstr ate how energy infrastructure will be integrated and supported. 7.14 The site is within the area of west London served by the Distribution Network Operator SSEN, which is currently subject to on-going electricity capacity constraints. It is understood that an agreement has been made with National Grid and SSEN to provide power to the site. In the Utility Statement the applicant states an SSEN 1000kVA supply will be located at the north of the site to provide 720kVA to Hayes Bridge Digital Park including the Innovation hub. The North Hyde National Grid connection made by the applicant to power the site is a connection to one of the known constrained grid supply points within the West London area. 7.15 As the development has secured a power supply, it is concluded that it would not overburden the local grid capacity (by virtue of securing the power which would not be possible otherwise). Based on the information available to Officers, the development is not considered to result in detrimental impacts connected to ener gy infrastructure. 7.16 The GLA have commented that stretch connections generate significant environmental impacts in construction in terms of emission of pollutants, noise, vibration, the creation of nuisances, and in the disposal of waste associated with the works. The LPA do not disagree, however, there is a difference of opinion as to how this matter is formall y considered. 7.17 Stretch connections are typically carried out through permitted development rights. Whilst permitted development rights are not applicable to EIA development, the Applicant's position is that the stretch connections are not the "development", i.e. the development is what is proposed within the red line boundar y. 7.18 All development requires some form of stretch connection one way or another. Only the specific context of those stretch connections would change whether it is EIA development and requires planning permission. For example, the relevant considerations could include length of the connections, the route of the connections and constraints on the land (including any sensitivities) which would be impacted by those connections. As such, the Applicant has been invited to confirm the stretch connection route in order to determine whether it is permitted development or EIA development. However, the matter does not form a robust reason for refusal and is not a matter which should prevent the application being considered by Committee, noting that the GLA Stage 2 referral process could also serve as a platform for further clarification on this point. Design 7.19 This application seeks Full planning permission for data centre LON6 (Phase 1) which is located on the northern half of the Ha yes Bridge Retail Park site. Outline

Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Mike Kemp 12298/APP/2025/1001 Date Application Valid: 06/06/2025 Statutory / Agreed Determination Deadline: 10/10/2025 Application Type: Full Ward: Charville Applicant: Mr Sarabjit Ahluwalia Site Address: Mead House, Mead House Lane, Hayes, UB4 8EW Proposal: Change of use from health care use to supported living accommodation (Use Class C2) with ancillary offices and facilities 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 – 2nd October 2025 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the completion of a satisfactory section 106 legal agreement to secure the heads of terms set out below, and subject to the conditions as set out in Appendix 1. Section 106 Legal Agreement Heads of Terms: It is recommended that delegated powers be given to the Director of Planning and Sustainable Growth to grant planning permission subject to the following: A) That the Council enter into a legal agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) or any other legislation to secure the following: i) To safeguard the use of the building for use as care accommodation including details of the level of care provided. ii) Air Quality Mitigation contribution of £18,301. iii) London Healthy Urban Development Unit (HUDU) financial contribution of £36,922 to fund enh anced or new health facilities within the London Borough of Hillingdon. iv) A financial contribution of £10,00 0 for new, enhanced or improved access to open space within the London Borough of Hillingdon. B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed. C) That officers be authorised to negotiate and agree the detailed wording of the heads of terms, the proposed Legal Agreement and conditions of approval. D) That, if the Legal Agreement has not been finalised within 6 months (or such other time frame as may be agreed by the Director of Planning and Sustainable Growth), delegated authority be given to the Director of Planning and Sustainable Growth to refuse planning permission for the following reason: The applicant has failed to mitigate the impacts posed by the proposed development (in respect of air quality , safeguarding the use of the accommodation for use as care accommodation , health facilities and public open space ). The scheme therefore conflicts with Policies DMCI 7 of the Hillingdon Local Plan: Part 2 (2020); the adopted Planning Obligations Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Supplementary Planning Document (2014); Policy DF1 of the London Plan (2021); and paragraphs 56 -58 of the National Planning Policy Framework (2024).' E) That if the application is approved, that the permission is subject to the Conditions as set out in Appendix 1. 1 Executive Summary 1.1 Planning permission sought to change the use of Mead House from its existing use as a health care facility to a Class C2 residential use as supported accommodation. The accommodation would be provided for adults with learning disabilities and mental health needs. A total of 20 living units is proposed across three floors. 1.2 The supported living care accommodation proposed on the site would comply with the requirements set out under Policy DMH8 of the Local Plan Part 2 and Policy H12 of the London Plan. A decision was taken by London Borough of Hillingdon Council and the NHS to decommission Mead House and dispose of the Council’s freehold interest in the site. The NHS services previously provided on the site have since been located elsewhere in the borough. T he loss of the building as a community healthcare facility is therefore considered acceptable as this is now deemed to be surplus to requirements and there would be no conflict in relation to Policy DMCI 2 of the Local Plan Part 2. 1.3 Only minor external alterations are requ ired to the building, which are limited to alterations to window/door openings. The co nversion of the existing building to a residential use, alongside the development of small -scale ancillary structures on a previously developed site would not conf lict with Green Belt Policy as set out within the Local Plan, London Plan and the NPPF 2024. 1.4 The introduction of the use would not impact adversely on the amenity of any surrounding residential occupiers and appropriate amenity provision would be afforded to future occupiers of the residential accommodation. Parking provision would be reduced on the site in line with operational need s, this would equate to an overall reduction in vehicle movements. It is considered that the development would not impact adversely on highway safety or amenity. 1.5 The proposal is acceptable and would be consistent with the National Planning Policy Framework, The London Plan, and Hillingdon Local Plan and is therefore recommended for approval subject to th e conditions set out in Appendix 1 and Section 106 Heads of Terms detailed above. 2 The Site and Locality 2.1 The site comprises Mead House, a three-storey building located within a mainly residential area of Hayes. The building was previously used by the NHS as a Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Community Resource Centre providing mental health services and was last used as a COVID 19 vaccination centre. The building is currently vacant. The site contains parking to the front and is accessed via Hayes End Road. The site includes large garden area located to the rear of the main building and contains several mature trees subject of a Tree Preservation Order (TPO). The whole of the site lies within the parameters of the Metropolitan Green Belt. The site does not lie within a Conservation Area or Area of Special Local Character. 2.2 The adjoining site to the east consists of three, two storey buildings which function as residential Class C2 assisted living uses. The land to the south of the site on the opposite side of the adjoining access road is used for commercial storage. Existing development to the southwest comprises two-storey housing of a suburban character. The site adjoins the edge of the Hayes Park site which is associated with three Grade II* listed buildings constructed in the 1960’s as laboratories for Heinz UK but have been vacant since September 2020. Planning permission was granted in August 2024 to convert the buildings into a residential use to provide 124 residential flats (Use Class C3). Mead House Lane located to the west of the application site serves as an access to Hayes Park, whilst the land to the west of Mead House Lane consists of an area of open paddock land. There are residential dwellings located to the north of the site beyond a small area of woodland. There is a public right of way between the woodland and the residential properties to the north of the site connecting Mead House Lane and Balmoral Drive. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Figure 2: Site Photographs of Mead House View of Front Elevation of Mead House View towards Mead House from Hayes End Road Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press West (side) and north (rear) elevations of Mead House including amenity space to the rear of the building. 3 Proposal 3.1 Planning permission is sought to change the use of Mead House from the existing use as a health care facility to a Class C2 residential use as supported accommodation. The accommodation would be provided for adults with learning disabilities and mental health needs. A total of 2 0 living units are proposed across three floors. Each room would be en -suite but would not include the provision of kitchen areas and living space. Communal facilities are proposed at ground floor level which include living areas, a kitchen and dining space. A therapy room is also proposed, alongside a reception area located in the south east corner of the building and staff office. Residents would have access to the large rear garden. Amendments have been made during the planning process to ensure that ensuite assisted bathrooms are provided at ground floor level to rooms 1 and 2 to ensure compliance with M4(3) accessibility standards. 3.2 No extensions are proposed to the building, with the only external changes being to block up existing openings or add additional window/door openings where this corresponds to internal changes to the layout. Alterations are proposed to the parking area located to the front of th e building, which include a new layout of parking, with car parking reduced to four spaces, including two disabled parking Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press spaces alongside a drop-off/collection space. A refuse and cycle store are proposed to the front of the building. Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Proposed Site Plan Proposed Ground Floor Plan Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Proposed First Floor Plan Proposed Second Floor Plan Hillingdon Planning Committee – 2nd October 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 Mead House was previously used as a residential institution until planning permission was granted in 1994 to use the building as a client day centre (12298/A/94/1513). Planning permission has been granted since its conversion for minor single storey extensions. 4.3 A prior approval application was subm itted in 2024 (12298/APP/2024/2599) to convert the building to 16 residential studio flats. This application was withdrawn as it was identified that a restrictive condition placed on planning application 12298/A/94/1513 prevented the use of the building for other purposes than as a client day centre and planning permission was therefore required to use the building for residential accommodation. 5 Planning Policy 5.1 A list of planning policies relevant to th e consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 A total of 14 surrounding occupiers were consulted directly regarding the proposed development. Site notices were also placed in four locations surrounding the site. 6.2 Following the expiry of the consultation period no representations have been received from members of the public. 6.3 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 Highways Authority The Transport Statement concludes that the revised trip generation of 4 –8 daily movements is negligible in transport terms and represents a significant reduction from the previously assumed 78 daily Comments are noted and are addressed in Sections 7.27 to 7.34 below. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press movements, which were based on incorrect assumptions. The HA acknowledges that: x The proposed use is less intensive than the previous Class E use. x The revised scheme will likely result in fewer daily vehicle trips. x The inclusion of EV charging and cycle storage supports sustainable travel objectives. Therefore, the HA concludes that the proposal will result in a further reduction in vehicle trip generation relative to the previous proposal and the existing use. It is not expected to exacerbate congestion, create parking stress, or raise highway safety concerns. Conditions are recommended which include the submission of a Travel Plan, the requirement that all parking bays are fitted with EV cha rging, the provision of cycle parking for all staff and the submission of a car parking management plan. Relevant conditions are attached to ensure that parking is laid out in accordance with the approved layout alongside the submission of details relating to cycle parking, waste storage , the provision of EV charging points , and the submission of a travel plan. Contaminated Land Officer No objection subject to a condition requiring that if contamination is identified during the course of works that an investigation and risk assessment and if remediation is necessary, a remediation scheme and verification report is submitted to the Council for approval in writing before first use of the building. The advice is noted, and the recommended condition is included within the list of recommended conditions. Environmental Health (Noise) Given the nature and context of the proposed development apparent from the information provided noise and vibration are unlikely to be a material planning issue. The advice is noted. Planning Policy It has been confirmed that the proposed Use Class is C2 and that a high level of care will be provided to residents. On this basis, affordable housing would not be sought. The comments relating to affordable housing are noted and are addressed in S ection 7.7 below. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Thames Water Thames Water have advised that an informative is attached to any permission stating that a Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Thames Water advise that if the developer follows the sequential approach to the disposal of surface water we would have no objection. Management of surface water from new developments should follow Policy SI 13 Sustainable drainage of the London Plan 2021 . Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Thames Water would advise that with regard to waste water network and sewage treatment works infrastructure capacity there would be no objection based on the information provided. The submitted comments are noted and the suggested informative has been included within the list of recommended informatives. Local Lead Flood Authority This application has sufficiently demonstrated the use of the London Plan’s drainage hierarchy; no objections are raised subject to the submission of confirmation of whether permeable surfacing will be implemented to the external areas as part of the devel opment should be provided and associated details. The comments are noted, and the suggested condition is attached as recommended. Waste Management Officer Hillingdon Council is not a wheeled bin borough so developer should plan to input 1x extra 1100L bin rather than 4 x wheelie bins. Bin enclosure should be designed within 10m of collection point. Path between collection point and binstore must be flat, 2m wide and have a gradient less than 1.2 Comments are noted. There is sufficient space to provide 1x extra 1100L bin . Details of final bin storage would be secured by planning condition. The site gradient is flat and would not be altered. Air Quality Officer The proposed development is located outside the LBH Air Quality Management Area and within the catchment area of Uxbridge Road Focus Area, bringing additional traffic emissions which will contribute to detriment of local air quality. The The applicant has confirmed agreement to the required financial contribution of £18,301. This is Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press proposed development is not Air Quality Neutral for transport emissions and the total emissions associated with these activities need to be mitigated. The level of mitigation required to the proposed development for traffic emissions is £20,334. Once all deductions were applied, the remaining value of mitigation due is £18,301. This should be secured through a Section 106 agreement. included in the Heads of Terms listed to be secured. Access Officer No objection following the submission of amended plans to provide accessible toilet facilities and the provision of en-suite bathroom layouts for rooms 1 and 2 at ground floor level. Comments following submission of amended plans are noted. Metropolitan Police No response received following consultation The development is not considered to present an increased risk of crime and subject to appropriate measures relating to on -site care provision, it is considered that the future occupiers would not be placed at undue risk of crime. London Fire Brigade No response received following consultation The submitted Fire Strategy is considered to set out appropriate measures to manage fire risk on site. Condition 3 requires that the development is carried out in accordance with the measures set out within the submitted Fire Strategy. 7 Planning Assessment Principle of Care Use Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.1 Policy DMH 8 of the Local Plan states that: A) The development of residential care homes and other types of supported housing will be permitted provided that: i) it would not lead to an over concentr ation of similar uses detrimental to residential character or amenity and co mplies with Policy DMH 4: Residential Conversions. ii) it caters for need identified in the Council's Housing Market Assessment, in a needs assessment of a recognised public body, or within an appropriate needs assessment and is deemed to be responding to the needs identified by the Council or other recogn ised public body such as the Mental Health Trust; iii) the accommodation is fully integrated into the residential surroundings; and iv) in the case of sheltered housing, it is located near to shops and community facilities and is easily accessible by public transport. B) Proposals for residential care establ ishments which fall under Use Class C2 must demonstrate that they would provide levels of care as defined in Article 2 of the Town and Country Planning (Use Classes) Order 1987 (as amended). 7.2 Policy H12 of the London Plan states that the delivery, retention and refurbishment of supported and specialised housing which meets an identified need should be supported. This includes accommodation for disabled people (including people with physical and sensory impairments and learning difficulties) who require additional support or for whom living independently is not possible and accommodation (short -term or long- term) for people with mental health issues who require intensive support. 7.3 The applicants Planning Statement out lines that the accommodation would be provided for adults of varying age who live with learning disabilities, autism, and associated physical and sensory disabi lities. It is intended that the accommodation would offer occupiers with increased opportunities for independent living, albeit with 24hr on site support staffing available. The level of care would be dependent on needs of the individual residents. It is proposed that there will be six full -time day staff, with an on-call manager and 3 administrative staff. It is proposed that there will be 4 staff working on the night shift with an on- call duty manager. Daily a ssistance will be provided which includes, but is not limited to, personal care, meal preparation, medication administration, scheduled accompanied community outings, cleaning and Positive Behavioural Support (PBS) interventions. The applicants (Reliant Healthcare) are established as a care operator and are registered with the C are Quality Commission (CQC). The applicant is understood to operate anot her care accommodation scheme on a smaller scale at Church Road, Hayes as well as comparable care use at Rayners Lane in Harrow. The level of care to be provide d is considered to fall within the definition of care as set out defined in Article 2 of the Town and Country Planning (Use Classes) Order 1987 (as amended). 7.4 On-site facilities include the provision of kitchen/dining spaces and communal spaces that would be used for various ac tivities. A further room is proposed for Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press use as therapy space. Revisions were made to the proposed floor plans to increase the provision of communal amenity space to address concerns regarding the under provision of internal amenity space, which resulted in a reduction in the number of rooms provided from 23 to 20 rooms. The Planning Statement outlines that the care provision model includes activities for residents, psychotherapy/psychology, therapy and a conversation café for resident interaction and conversation. 7.5 Officers are satisfied that the use would be fully integrated into the residential surroundings. There is reasonable separation between most of the site and the surrounding residential uses, and the site was historically used as a residential institution u ntil 1995 namely as a homeless hostel. It is understood that the adjoining buildings (Hayes Park Lodge) are in use as supported living accommodation with 20 flats provided for adults with mental health needs. This is however understood to be the only building falling under a similar use within the surrounding area and the development would not lead to an over-concentration of similar uses. 7.6 There are a range of local services and facilities in the immediate area (within 1km) of the site including convenience retail, a small supermarket and a GP surgery. There are bus stops within 500 metres of the site on Uxbridge Road which benefit from regular services to several locations including Uxbridge, Southall, Ruislip and Hounslow. 7.7 Accounting for the level of care set out within the Planning Statement, it is accepted that the use of the building would fall within use Class C2 and therefore the development would not trigger a requirement to provide affordable housing either on site or make a financial contribution towards off-site delivery. 7.8 To ensure that the development provides suitable accommodation, it is required that the applicant enters into a Section 106 legal agreement which secures that the level of care provided aligns with the requirements set out in Policy DMH 8 of the Local Plan Part 2 and Policy H12 of the London Plan relevant to this form of accommodation and is consistent the level of care stated within the applicant’s Planning Statement. The restrictions are also necessary to ensure that appropriate controls are maintained in relation to the use of the building to ensure appropriate management of the site in the interests of protecting the amenity of existing occupiers and future residents of the accommodation. 7.9 Subject to these matters being secured through a Section 106 agreement the development is considered to comply with Policy DMH 8 of the Local Plan Part 2 and Policy H12 of the London Plan. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Loss of Healthcare Use on Site 7.10 Mead House was used until 2023 as a hub centre for adult mental health care in partnership with the NHS and Hillingdon Borough Co uncil. The site was also recently used as a vaccination centre during the Covid -19 pandemic. Hillingdon Borough Council have since sold the site, and the building is vacant and no longer used for any form of care use. Proposals involving the loss, or partial loss, of community infrastructure will need to co mply with the criteria set out in Policy DMCI 1 of the Local Plan Part 2 Develo pment Management Policies. As clarified in the subtext to this policy health facilities fall into this category. 7.11 Policy DMCI 1 of the Local Plan Part 2 states that: Proposals involving the loss of an existing community facility will be permitted if: A) the specific use is no longer required on -site. In such circumstances, the applicant must provide evidence demonstrating that: i) the proposal would not lead to a shortfall in provision for the specific use within the local catchment area; ii) there is either no demand for another suitable social infrastructure use on-site, or that the site/premises is no longer appropriate for social infrastructure uses; and iii) any replacement/relocated facilities for the specific use provides a level of accessibility and standard of provision at least equal to that of the existing facility. B) the activities carried out are inconsist ent and cannot be made consistent with acceptable living conditions for nearby residents; and C) the redevelopment of the site would secure an over-riding public benefit. In a similar vein Policy S1 (F) of the London Plan states that development proposals that would result in a loss of soc ial infrastructure in an area of defined need as identified in the borough's social infrastructure needs assessment required under Part A should only be permitted where: 1) there are realistic proposals for re-provision that continue to serve the needs of the neighbourhood and wider community, or. 2) the loss is part of a wider public servi ce transformation plan which requires investment in modern, fit for purpose infras tructure and facilities to meet future population needs or to sustain and improve services. 7.12 A decision was taken by the NHS to decommission the site; this is understood to have involved the relocation of the on -site GP surgery to Wood Lane Medical Centre in Ruislip in the interests of providing a higher quality facility and service provision. A decision was taken by Lo ndon Borough of Hill ingdon Council to dispose of their freehold interest in Mead House at the Councils cabinet meeting held on 15th February 2024. The site has since been sold to the applicants (Reliant Healthcare). Accounting for the decision taken by the NHS it can be reasonably considered that the existing use is no longer required on site. The reprovision of healthcare use within the Borough has been implemented by the NHS in line with their assessment of local healthcare needs. It can therefore be accepted that there is no longer a requirement for a healthcare use on the site as these uses have been relocated within the borough to a level which the NHS consider to be to an appropriate standard equivalent or higher standard than previously provided on Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press the site. The proposals are therefore considered to not conflict with DMCI 1 of the Local Plan Part 2. Greenbelt Impact 7.13 The site is located within the Metropolitan Green Belt and therefore must be assessed against the relevant policy prov isions set out in the NPPF, which are similarly reflected in the relevant Local Plan and London Plan Policies. 7.14 Mead House is of permanent and substantial construction and its conversion to a residential use would be permissible in line with the provisions of Paragraph 154 of the NPPF. No extensions are proposed to the building. Very minor development is proposed within the curtilage area surrounding Mead House, this includes works within the car parking area, associated wi th the remodelling of the car park and the erection of small structures, including a cycle store and bin store. The development would be carried out on previously developed land contained within the site and the erection of these smal l ancillary structures would not harm the openness of the green belt or otherwise conflict with Policies DMEI 4 of the Local Plan; and Policy G2 of the London Plan, which replicate the protections afforded to the Green Belt within the NPPF. Design and Heritage Impact 7.15 No extensions are proposed to the building, with the only external changes being to block up existing openings or add additional window/door openings where this corresponds to internal changes to the layout. The changes do not significantly impact upon the appearance, design or architectural integrity of the building. As noted in the above section of this report, ancillary structures are proposed within the existing car park to the front of the building, namely bin and cycle stores. Details of these structures would need to be secured by planning condition; however these are small structures and subject to the design of the structures beings secured by condition, their siting and scale is considered appropriate. Specific details of proposed landscaping would also be sought by planning condition in order to ensure that the areas surrounding the building relate appropriately to the character and appearance of the surrounding area. 7.16 The development is therefore considered to comply with Policies D1, D3 and D4 of the London Plan (2021) ; Policies DMHB 11 and DMHB 12 of the Local Plan Part 2; and the NPPF 2024. 7.17 The Grade II* listed buildings at Hayes Park are located approximately 220 metres to the north of the site, although the site is not visible from the north owing to the presence of existing buildings and adjoining trees and vegetation. Pringwell House and the adjoining boundary walls lie approximately 65 metres to the south of the site but are separated from the application site by adjoining development. 7.18 In line with Paragraph 212 of the NPPF 2024 consideration must be given to the impact of a proposed development on the significance of this designated heritage asset and great weight should be given to the asset's conservation (and the more Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to s ubstantial harm, total loss or less than substantial harm to its significance. This requirement is similarly reflected within Policy DMHB 1 of the London Plan. 7.19 Accounting for the very limited scope of external works, in addition to the separation distance and presence of intervening adjoining development, trees and vegetation it is considered that the development would preserve the setting of the adjoining listed buildings and would not result in harm to the significance of these heritage assets. Residential Amenity 7.20 Policy DMHB 11 of the Hi llingdon Local Plan: Part Two - Development Management Policies (2020) states that development proposals should not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 7.21 The Mead House site is detached from the nearest surrounding residential dwellings. The existing residential development to the north of the site is located approximately 50 metres from the main building and sits the other side of a dense area of tree cover. 7.22 A Daylight and Sunlight Assessment has been submitted which demonstrates that all the proposed habitable rooms within Mead House would achieve daylight and sunlight performance exceeding the minimum BRE requirements. 7.23 As the proposal is for a care home, th ere are no relevant internal or external amenity space standards, however, as a form of residential accommodation, it is nonetheless important to ensure that th e resultant development would provide a high quality of living space for future residents. The proposed bedrooms would measure between 18 and 25sqm in floor area. Communal spaces would be provided within the building which include kitchen, dining and living areas. In total 112sqm of communal amenity space would be provided. This has been increased from 70sqm as shown on the originally submitted plans through amendments to the internal layout, including the repositioning of the therapy room and removal of 2 ground floor bedrooms. Residents would also have access to a large area of garden space located to the rear of the building. The quantity and quality of internal and external amenity space is therefore considered to be acceptable. 7.24 There are existing residential dwellings a pproximately 60 metres away from the main building located on Hayes End R oad. The nearest residential uses are located to the east of the site, which are also used for a care use. There would be approximately 19 metres between the main building of Mead House and the nearest building within this site. No extensions are proposed which may otherwise impact on daylight/sunlight or outlook to any of the neighbouring residential uses. With the exception of one additional openi ng at second floor level, the proposals seek to utilise existing window openings and accounting for the separation distances to neighbouring properties, dense intervening tree cover and the Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press position of the first and second floor windows, it is considered that the introduction of the residential uses would result in a loss of privacy to the amenity of the surrounding residential uses. Whilst the residential use of the building differs from its former use as a health centre, the int roduction of a residential use is not considered to impact negatively on the amenity of surrounding residential uses. There is a relatively significant separation to the surrounding residential uses to the south west and north of the site. The building was also historically used as a residential institution. 7.25 Accounting for the above considerations the development would provide appropriate standards of amenity for future occupiers and would not adversely impact on the amenity of existing residential occupiers. The development would therefore comply with Policy DMHB 12 of the Local Plan. Fire Safety 7.26 The application is accompanied by a Fire Safety Statement prepared by a suitably qualified third-party assessor; this is considered to set out appropriate measures relating to the management of fire risk and how the risk to future occupiers would be managed. Consultation responses have been sent to the London Fire Brigade; however, no responses have been received. Recommended Condition 3 requires that the development shall be carried out in accordance with the submitted Fire Safety Statement. It is considered that the development would comply with Policy D12 of The London Plan (2021). Transport 7.27 There are 32 parking spaces provided at present to the front of the site, this includes 2 disabled parking bays. The section of Hayes End Road adjoining the site is not subject of parking controls. 7.28 The Councils Local Plan Part 2 - Development Management Policies sets out that parking for residential institutions should be based upon a transport assessment and travel plan. 7.29 A total of 8 parking spaces is proposed including 2 disabled parking spaces. A drop off bay is also proposed. The parking spaces would not be used by residents and would for use by staff and visitors only. 7.30 The applicants revised Transport Assessment indicates that the proposed scheme based upon TRICS trip rates would be expected to generate an average total of 8 daily vehicle movements. The indicative vehicular trip generation is significantly lower compared with the former use of th e site as a health centre (at circa 100 trips per day) and a significant reduction in vehicular activity would be anticipated within the surrounding highway network. The number of vehicle movements and the relatively low number of parking spaces is based upon a high uptake of public transport and active travel which is understood to be the case at other sites operated by the applicant. There are also understood to be measures that would Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press be implemented for staff to car share. The applicants have stated that it is unlikely that all 8 parking spaces would be used at one time, however the provision of 8 spaces is intended to allow capacity if there are multiple visitors, such as healthcare professionals attending at a single time. To ensure consistency with the trip generation set out within the Transport Statement and the high stated uptake in public transport and active travel, it would be necessary that the applicant prepare a full Travel Plan for submission and this is proposed to be secured by an appropriately worded condition. 7.31 In summary the level of parking provision proposed is considered acceptable and the development is likely to have a reduced impact on the local highway network compared with the sites existing use and the development would therefore comply with Policies DMT 1 and DMT 2 of Hillingdon Council's Local Plan: Part 2 Development Management Policies (2020) and Policy DMT 6 in respect of the proposed parking provision. 7.32 Policy T6.1 of the London Plan sets out that all residential car parking spaces must provide infrastructure for electric or Ultra -Low Emission vehicles. At least 20 per cent of spaces should have active charging facilities, with passive provision for all remaining spaces. The Transport Statement indicates that EV charging spaces would be provided for all parking spaces which would be secured by planning condition. 7.33 A condition is attached to secure the submission and approval of an appropriate Delivery and Servicing Plan to ensure comp liance with Policy T7 of The London Plan (2021). 7.34 Policy T5 of the London Plan sets out a requirement to provide one long term cycle parking space per 5 full -time equivalent staff and one short term space per 20 bedrooms. In this instance, based on the proposed staffing ratios and number of residents there would be a requirement to provide 4 cycle parking spaces. A total of 10 cycle parking spaces is proposed which exceeds the requirement set out within Policy T5 of the London Plan. Flooding/Drainage 7.35 The application site lies within Flood Zone 1 and is at low risk of flooding. No increase in impermeable surfacing is proposed on the site and the application has been assessed by the consultants on behalf of the Council as Local Lead Flood Authority to not present an increased risk of surface water flooding. A condition is attached requiring that the applicant submit of drainage plan indicating the location of permeable paving, including storage volume, discharge rates and maintenance. 7.36 Subject to the provision of an acceptable drainage strategy which would be secured by condition the development is considered to comply with Policy SI 13 of the London Plan. Trees Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.37 The site contains several mature trees that provide an important contribution to the character of the surrounding area , the majority of which are concentrated to the front of the site. The site is covered by a TPO introduced in 1954, which also covers the wider Hayes Park si te (TPO 24). The site plan indicates that all the existing trees would be retained. Parking would be provided within the existing area of hardstanding, whilst the proposed site plan has been amended to reposition the cycle and waste stores that were previously sited along the western boundary to reposition these ancillary stores away from the retained trees. No trees would be removed as part of the proposals. A condition is recommended requiring the submission of a Tree Protection Plan. An Arboricultural Method Statement would also be required prior to the commencement of development to ensure that the existing trees are protected during the course of construction works and to ensure that any working within close proximity to the trees to erect ancillary structures or remove or lay additional hardstanding does not compromise the integrity of the retained trees. 7.38 Subject to the implementation of these conditions the development would comply with Policy DMHB 14 of the Local Plan Part 2 and Policy G7 of the London Plan. Ecology 7.39 A Preliminary Ecology Assessment (PEA) has been submitted in support of the submitted application which assesses the likelihood that protected species are present on the site. The s urvey identified that the site offered low to negligible potential to support reptiles, amphibians, invertebrates, badgers or dormice. The PEA did not find evidence of roosting bats on the site. The survey identified that the main building (Mead House) offered moderate potential to support roosting bats and recommended that further survey work be carried out, were works proposed within the roof area. As the development does not include works to the roof of the buildi ng it is not considered proportionate to require the submission of further surveys and to instead apply a precautionary informative advising the applicant that in the event that bats are found during the course of the development work should stop immediately and advice should be sought from a suitably qualified ecologist. A European Protected Species Mitigation Licence (EPSML) may be required before works can resume. 7.40 Paragraph 6.28 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020) states that it is important that planning decisions are appropriately informed by the right level of survey and information on ecology features. Where appropriate, the Council will require the use of the approved DEFRA biodiversity impact calculator to inform decisions on no net loss and net gain. 7.41 In England, Biodiversity Net Gain (BNG) is mandatory under Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021). Developers must deliver a BNG of 10%. This means a development will result in more or better-quality natural habitats than there were before development. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.42 Much of the site comprises previously developed land and the proposals would not result in any significant habitat loss on site. The application is accompanied by a Biodiversity Net Gain Assessment which identifies scope for enhancing the grassland in the southeast corner of the site from modified grassland to provide moderate neutral grassland. The provisio n of allotments is also accounted for alongside opportunities to provide new hedgerows or enhance existing hedgerows within the site. The enhancements identified would equate to a net gain of +10.54% in habitat units and +17.31% in hedgerow units. A landscap e plan and habitat management plan would be required by planning condition to set out in further detail how the required net gains in biodiversity would be achieved. However, accounting for the context of the site, officers consider that the stated net gain in biodiversity is achievable, and the development would comply with the requirements set out within Schedule 7A of the Town and Country Planning Act 1990 Energy and Sustainability 7.43 The development is estimated to achieve a 38% improvement over the existing building in terms of carbon savings. 37% of this would be achieved through measures to reduce energy demand, namely fabric -based improvements including additional insultation and the replacement of windows with high specification double glazing and the install ation of energy efficient lighting. The remaining 1% of savings would be ach ieved through the implementation of renewable energy sources namely the addition of solar panels which could be located on an area of flat roof. The London Plan Energy Assessment Guidance provides a methodology for assessing development classed as major refurbishment, of which the proposed development would fall into this category. It is required that the improvement measures to be undertaken exceed the notional energy performance specification for the existing building. The Energy Statement sets out that a notional improvement of 3% would be achieved. As the development involves the refurbishment of an existing building carbon offsetting payments would not be required. 7.44 In summary the development would fa cilitate improvements to the energy efficiency of the building and would achieve substantial carbon reductions in accordance with the aims of Policy DMEI 2 of the Hill ingdon Local Plan Part 2; and Policy SI 2 of the London Plan. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Air Quality 7.45 The proposed development is located outside the LBH Air Quality Management Area and within the catchment area of Uxbridge Road Focus Area, bringing additional traffic emissions which will contribute to detriment of local air quality. As per the London Plan, developments need to be air quality neutral as minimum and LBH requires development proposals located in Focus Areas (or that are likely to affect such sensitive areas) to apply a more stringent air quality neutral approach and be air quality positive (L BH Air Quality Local Action Plan 2019- 2024), contributing to the reduction of emissions in these sensitive areas. According to LBH Local Action Plan, proposed development with impacts within Focus Areas (or with impacts on FAs) require more stringent air quality neutral procedures and needs to be Air Quality positive, with a total emission mitigation approach. 7.46 LBH requires developments to incorporate air quality positive design measures from the outset and suitable mitigation measures to reduce pollution, especially with impacts in areas where the air quality is already poor (LBH Air Quality Local Action Plan 20 19-2024), namely Focus Areas. Furthermore, policy DMEI 14 of the emerging London Borough of Hillingdon Lo cal Plan (part 2), requires active contribution towards the continued improvem ent of air quality, especially if there are any impacts foreseen within the Air Quality Management Area. 7.47 The proposed development is not Air Qu ality Neutral for transport emissions. Further, according to LBH, proposed development within Focus Areas (or with impacts on FAs) needs to be Air Quality positive and further action is required to reduce total emissio ns produced by its operation. To ensure that the development is air quality positive, a financial contribution of £ 18,301 will be required for Hillingdon to deliver its Air Quality Action Plan and or implement specific measures on/along the road network affected by the proposal that reduce vehicle emissions and or reduce human exposure to pollution levels. This contribution has been agreed with the applicant and is proposed to be secured through a Section 106 legal agreement. 7.48 The development is therefore considered to comply with Policy S1 of the London Plan and Policy DMEI 14 of Hillingdon Council's Local Plan Part 2. Contaminated Land 7.49 A Phase I Geo-Environmental report has been prepared in support of the planning application which identifies that on -site contamination risks associated with historic land uses are likely to be low. The conclusions are supported by the Council’s Contaminated Land Officer who has raised no objection to the development subject to a condition requiring that if contamination is identified during the course of works that an investigation and risk assessment and if remediation is necessary, a remediat ion scheme and verification report is submitted to the Council for approval in writing before first use of the building Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Waste Management 7.50 The proposals include the provision of a bin store adjacent to the site access which would allow for ease of collection from the roadside. The provision of the store is considered acceptable subject to the provision of plans showing the design of the bin store which would be secured by planning condition. Officers would advise that the developer should plan to input 1x extra 1100L bin rather than 4 x wheelie bins as currently shown as advised by the Councils waste officer. This should be addressed within the final design of the bin storage when details are submitted by way of planning condition. Notwithstanding this, the refuse storage as shown would comply in principle with Policy D6 of The London Plan (2021). Health Infrastructure 7.51 The supporting text to Policy DF1 of the London Plan (Delivery of the Plan and Planning Obligations) explains that the demand for health services in London is increasing due to a growing and ageing population and an increase in complex and long -term health conditions, and as such, across London, developer contributions are used to fund the capital costs of new or expanded primary and community care facilities. This is needed to meet the increasing demand for services which arises from population growth in areas of intensification or growth. Using the London Healthy Urban Development Unit Planning Contributions Model (HUDU Model) allows local planning authorities, in conjunction with Clinical Commissioning Groups and NHS Eng land, to calculate the capital cost of the additional health facilities requir ed to meet the increased demand from developments. 7.52 In this instance, whilst it is recognised that the proposed C2 use would provide an element of care, it would primarily be a place where people live and would introduce a high number o f residents who may need fairly high levels of care. Additionally, the borough's CIL charging schedule does not allow CIL to be applied to C2 uses or to Changes of Use , and consequently there would be no scope to improve local health services using CIL. 7.53 In conjunction with the NHS, the HU DU model has been applied to this development, and a capital contribution of £36,922 towards healthcare facilities would be required to support the additional strain placed on local services as a result of the increase in population. This contribution would be secured as a planning obligation. Public Open Space 7.54 Policy DMCI 4 of the Hillingdon local Plan – Part 2 states that proposals for major new residential development will be supported where they make provision for new open space, or enhancements to existing open space, which meets the needs of the occupiers of the development and contributes to the mitigation of identified deficiencies in the quantity, quality and accessibility of open space. Regard will be had to Hillingdon’s local recommended standards of provision for all relevant typologies of open space. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.55 The Council’s S106 Obligations Team have reviewed the proposed scheme for 20 single occupancy units and calculated an open space contribution of £10,000 as being required . It is proposed that this be secured via the Section 106 Legal Agreement, should the application be determined for approval. Planning Obligations 7.56 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 7.57 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 obligations that do not meet the policy tests, the Council would have acted unlawfully and could be subject to a High Court challenge. Section 106 Heads of Terms are as follows: i) To safeguard the use of the building for use as care accommodation including details of the level of care provided. ii) Air Quality Mitigation contribution of £18,301. iii) London Healthy Urban Development Unit (HUDU) financial contribution of£36,922 to fund enhanced or new health facilities within the London Borough of Hillingdon. iv) A financial contribution of £10, 000 for new, enhanced or improved access to open space within the London Borough of Hillingdon. 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 – 2nd October 2025 PART 1 – Members, Public & Press 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 No additional floorspace is proposed and therefore the development would not be liable for CIL. 9 Conclusion / Planning Balance 9.1 For the reasons set out in this Committee Report, it is considered that the proposal would comply with the objectives of national, regional and local planning policies and guidance. It is therefore recommended that the application be approved, subject to the imposition of the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents tak en into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application nu mber at the top of this report and using the search facility. Planning applic ations are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 12298/APP/2025/1001 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 17 AAppendix 1: Recommended Conditions and Informatives Conditions 1. A1 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: 951.P.21.B 951.P.22.B 951.P.23.C 951.P.24.F 951.P.33.E 951.P.34.E 951.P.35.F 951.P36 951.P.37.A 951.P.38.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 Hillingdon Local Plan Parts 1 (November 2012) and 2 (January 2020) and the London Plan (2021). 3. COM5 G General compliance with supporting documentation The development hereby permitted shall not be occupied until the following has been completed in accordance with the specified supporting plans and/or documents: -Preliminary Ecological Appraisal dated May 2025 reference 451632 SJ1 -Biodiversity Net Gain Assessment Version 2 dated 3rd September 2025 reference 451632 SJ2 -Transport Statement - Freeman & Mason -Detailed Travel Plan - Freeman & Mason -Air Quality Assessment dated May 2025 reference 997 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 17 -Energy Statement dated May 2025 reference 997 -Phase 1 Geo-Environmental Desk Report Study Dated November 2024 reference R4336/24 -Design and Access Statement dated April 2025 Revision P6 -Flood Risk assessment dated March 2025 reference R0811 FRA-v2 -Fire Statement dated 16th May 2025 revision 1.0 -Noise Impact Assessment reference NP-011791-2 dated 28th March 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 Policies SI 1 and SI 7 of the London Plan (2021), Policies EM7 and EM8 of the Hillingdon Local Plan Part 1 (2012) and Policies DMHB 14, DMEI 2, DMEI 7, DMEI 10, DMEI 11, DMEI 12, DMEI 14 of the Hillingdon Local Plan Part 2 (2020). 4 4. NONSC 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). 5. NONSC L Landscaping A landscaping scheme shall be submitted to the Local Planning Authority for approval in writing prior the commencement of above ground works. 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, including pollution absorbing 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. 2.e Hard Surfacing Materials Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 17 3. Details of Landscape Maintenance 3.a Landscape Maintenance Schedule for a minimum period of 5 years 3.b Proposals for the replacement of any tree, shrub, or area of turfing/seeding within the landscaping scheme which dies or in the opinion of the Local Planning Authority becomes seriously damaged or diseased 5. Schedule for Implementation Thereafter the relevant phase of 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). 6 6. NONSC D Delivery and Servicing Plan Prior to the first occupation of the development as approved in outline, details of a Delivery and Servicing Plan shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the Delivery and Servicing Plan thereafter. REASON To be in accordance with Policies DMT 1: Managing Transport Impacts and DMT 2: Highway Impacts of the Hillingdon Local Plan: Part 2 - Development Management Policies (January 2020) and Policies T3 Transport capacity, connectivity and safeguarding and T7 Deliveries, servicing and construction of the London Plan (March 2021). 7. NONSC R Retain Trees Trees, hedges and shrubs shown to be retained on the approved plan(s) 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

Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Alan Corcoran 24843/APP/2024/2316 Date Application Valid: 27-08-24 Statutory / Agreed Determination Deadline: 31-10-2025 Application Type: Full Ward: Yiewsley Applicant: Bellway Homes Limited Site Address: Comag, Tavistock Road, Yiewsley Proposal: Variation of Conditions 2 (App roved Plans) and 3 (Approved Documents)of planning permission reference 24843/APP/2022/2403, dated 11 -06-2024 for the 'Erection of building comprising residential dwellings (Use Class C3), ranging from two to seven storeys togeth er with associated accesses, car parking, cycle parking and hard and soft landscaping'(description amended via s96a application 24843/APP/2024/1586').' Amendments include ground floor community hub replaced with residents' lounge and ancillary sp ace; removal of separating wall between blocks B and C; replacing 6 x 3 -bedroom 5- person residential units with 6 x 3 -bedroom 4- person residential units; construction of a 6 -storey rear extension; installation of external staircase from the roof terrace to level 6; replacement of glazed balcony balustrades with metal balustrades; replacement of metal panels with brick panels; reconfiguration of green roof; lobby areas to Blocks B and C rearranged; cycle store layouts amended; cycle store enclosure amended from brickwork to hit and miss brickwork; balcony and window positions amended; and lift overruns and roof vents amended.” Summary of Recommendation: GRANT planning permission subject to section 106 legal agreement and conditions Reason Reported to Committee: Required under Part 8 of the Planning Scheme of Delegation (associated Planning Application being reported to Committee) Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. Deed of Variation Heads of Terms: The application to which this proposal seeks to amend was presented to the Planning Committee on 18-05-23. The Heads of Terms agreed by the Planning Committee are set out in para 7.57. The proposal would result in an amendment to the affordable housing contribution. Subsequently there would no longer be a justified requirement for a health contribution. These amendments are reflected in the proposed Heads of Terms for the Deed of Variation required to amend the obligations secured within the original s106 legal agreement associated within the parent consent. It is recommended that delegated powers be given to the Director of Planning and Sustainable Growth to grant planning permission subject to the following: A) That the Council enter into a legal agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) or any other legislation to secure the following: i) Removal of the £20,000 Travel Plan Bond ii) Affordable Housing Contribution of £800,000 iii) Removal of the £33,518 Health Contribution B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed. C) That officers be authorised to negotiate and agree the detailed wording of the heads of terms, the proposed Legal Agreement and conditions of approval. D) That, if the Legal Agreement has not been finalised within 6 months (or such other time frame as may be agreed by the Director of Planning and Sustainable Growth), delegated authority be given to the Director of Planning and Sustainable Growth to refuse planning permission for the following reason: 'The applicant has failed to provide meas ures to mitigate the impacts of the development through enhancements to the highways necessary as a consequence of demands created by the proposed development. The proposal therefore conflicts with the Town and Coun try Planning (General Permitted Development) (England) Order 2015, policies DMEI 7, of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), the Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Council's Planning Obligations SPD a nd the Hillingdon Local Plan: Part 1 - Strategic Policies (November 2012), the London Plan (2021) and the NPPF.' 1 Executive Summary 1.1 The Council granted planning permission on 11-06-2024 under planning application reference 24843/APP/2022/2403 for the 'Erection of building comprising 105 residential dwellings (Use Class C3) and 99sq.m (GIA) Community Hub (flexible Use Class E/F.1/F.2), ranging from two to seven storeys together with associated accesses, car parking, cycle parking and hard and soft landscaping (REVISED PLANS 23.11.22).' Amendments include ground floor community hub replaced with residents.' The Council determined that the proposal was acceptable on balance, subject to conditions and a legal agreement to secure the affordable housing provision and relevant financial contributions. 1.2 The Applicant has applied to vary this 2024 consent under Section 73 of the Town and Country Planning Act 1990 (as amended). Many of the changes are to ensure compliance with the latest Fire Safe ty Regulations. The application seeks permission for the following amendments to the previously approved scheme: 1.3 - Ground floor community hub replaced with residents' lounge and ancillary space; - Removal of the separating wall between Blocks B and C to allow the corridor to be extended to enable two means of escape; - Replacing 6 x 3-bedroom 5-person residential units with 6 x 3-bedroom 4-person residential units; - Rear building line extension by 900mm for a length of 15m (units B14 and B15 and above); - Installation of external staircase from the roof terrace to level 6; · Replacement of glazed balcony balustrades along Tavistock and Winnock Road with metal balustrades; - Replacement of metal panels with brick panels; - Reconfiguration of green roof layout; - Lobby areas to Blocks B and C rearranged to provide direct access from the car park to the building cores; - Cycle store layouts amended; - Cycle store enclosure amended from brickwork to hit and miss brickwork to improve the car park ventilation strategy; - Balcony and window positions amended to reflect other scheme alterations; - Lift overruns and roof vents amended to reflect detailed design. 1.4 Most notably, the submitted Section 73 application seeks to amend the affordable housing contribution which was secured as part of the parent permission. The previously approved application (ref. 24843/APP/2022/2403) secured 23% Affordable Housing by habitable room, with 61% being proposed as London Affordable Rent (LAR) and 39% as Shared Ownership (approximately 60/40 split). The is to be replaced by an offsite in-lieu financial contribution of £800,000. 1.5 The site forms part of the Local Plan site allocation policy SA38, which is allocated for residential use. Site allocation 38 is subdivided into three parts. Site A is the Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press former Padcroft Works site and has been fully redeveloped to a point where the buildings are now occupied. Site B is the application site, and Site C, the former Tavistock Works, has consent for an eight -storey residential block. 1.6 Subject to the applicant entering into a deed of variation to amend the affordable housing schedule within the existing s106 legal agreement to and subsequent conditions set out in Appendix 2, the application is recommended for approval. 2 The Site and Locality 2.1 The application site extends to approximately 0.34 ha and is located on the north side of Tavistock Road to the west of the Grand Union Canal. The site is bound to the north by Winnock Road; to the north-east by the Former Padcroft Works Site; and to the south-west by Tavistock Road. 2.2 The site previously accommodated a part two-storey and part three-storey warehouse building (Use Class B8) with ancillary offices. The site was vacated in December 2017. Surrounding the site was an area of hardstanding which accommodated car parking for 80 vehicles. 2.3 The site is located within the Yiewsley and West Drayton Town Centre boundary, however, it is not designated as primary or secondary shopping frontage. The site is situated amongst an established residential area including terrace properties on Winnock Road, residential apartments on Bentinck Road and the High Street. 2.4 The Council's GIS identifies the site as formerly contaminated land. The site is located within the Heathrow Opportunity Area as identified in the London Plan (2021), the Hayes/ West Drayton Corridor as specified in the Strategic Policies of the Hillingdon Local Plan Part 1 (2012), the Colne Valley Archaeological Priority Zone and the Hillingdon Air Quality Management Area. The eastern part of the site is within the Yiewsley and West Drayton Air Quality Focus Area. The site has a Public Transport Accessibility Level (PTAL) of 3. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Figure 1: Location Plan (application site edged red) Images of the Application Site Junction of Winnock Road and Tavistock Road Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Tavistock Road looking south View from Winnock Road 3 Proposal 3.1 The proposal seeks to vary via Secti on 73 of the TCPA (1990) Conditions 2 (Approved Plans) and 3 (Approved Documents) of planning permission reference 24843/APP/2022/2403, dated 11-06-2024. 3.2 24843/APP/2022/2403 granted permission for the 'Erection of building comprising 105 residential dwellings (Use Class C3) and 99sq.m (GIA) Community Hub (flexible Use Class E/F.1/F.2), ranging fr om two to seven storeys together with Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press associated accesses, car parking, cycle parking and hard and soft landscaping (REVISED PLANS 23.11.22).' 3.3 The Applicant has applied to vary this 2024 consent. Many of the changes are to ensure compliance with the latest Fire Safety Regulations. The application seeks permission for the following amendments to the previously approved scheme: 3.4 - Ground floor community hub replaced with residents' lounge and ancillary space; 3.5 The non-residential floorspace on the ground floor would be removed and replaced with a residential lounge and a ssociated ancillary space for residents. This would be achieved with minimal changes to the ground floor level elevation. 3.6 - Removal of the separating wall between Blocks B and C to allow the corridor to be extended to enable two means of escape; 3.7 This comprises a change to the residenti al common corridors to allow escape in more than one direction on every floor. This is achieved removing the party wall separating Blocks B and C, creating one common corridor served by two means of escape. This also allows the future residents of both Blocks B and C access to the top roof terrac e and will also allow a direct access to these blocks from the ground floor car parking. 3.8 - Replacing 6 x 3-bedroom 5-person residential units with 6 x 3-bedroom 4-person residential units; 3.9 This above proposed common corridor re-arrangement can be accommodated by a minor alteration to the mix of approved accommodation. This amendment would comprise replacing a total of six three -bedroom five-person units with six three- bedroom four-person units. This amendment does not lead to a reduction in family homes across the scheme. 3.10 - Rear building line extension by 900mm for a length of 15m (units B14 and B15 and above); 3.11 The residential unit layouts are proposed to be adjusted by means of a 900mm deep, six-storey rear extension that would have a length of 15m. All units and internal layouts would continue to meet the relevant standards. The proposed amendments do not result in any material increase in residential floorspace with the extension to the building line required to accommodate the extended length of the corridor, which forms part of the common area of the building. 3.12 - Installation of external staircase from the roof terrace to level 6 and replacement of glazed balcony balustrades along Tavistock and Winnock Road with metal balustrades; 3.13 An external escape stair has also been proposed to grant an alternative escape route from the top roof terrace. This st air would connect the top roof terrace at Level 7 to the residential corridor on the level below and would be set back from Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press the main elevations on both Tavistock and Winnock Road, limiting any additional impact on neighbouring residential amenity. 3.14 - Replacement of metal panels with brick panels; 3.15 The metal panels set between some paired windows are proposed to be replaced with brick panels. The Applicant states that this would 'improve the fire performance of the building fabric.' 3.16 - Reconfiguration of green roof layout; 3.17 The layout of the roof is proposed to be amended to reflect the fire strategy requirements and include a new footpath connecting to the proposed external staircase and the removal of extract vents. The green roof has been reconfigured to reflect the new layout. There has been no loss of green roof due to the proposed amendments. Neither the Urban Greening Factor or the SUDS strategy would change as a result of the reconfiguration of the roof layout of the building. 3.18 - Lobby areas to Blocks B and C rearranged to provide direct access from the car park to the building cores; 3.19 - Cycle store layouts amended; 3.20 - Cycle store enclosure amended from brickwork to hit and miss brickwork to improve the car park ventilation strategy; 3.21 Minor adjustments have been proposed to the cycle store layout, and the enclosure of the store would be hit-and-miss brickwork (as opposed to railings) in response to comments from officers. The Ap plicant has stated that this 'ensures that the car park area can be ventilated naturally.' 3.22 - Balcony and window positions amended to reflect other scheme alterations; 3.33 The approved glazed balcony balustrades on Tavistock and Winnock Road are proposed to be replaced with laser -cut metal balustrades. The Applicant states that this is necessary to 'improve their fire performance'. 3.34 - Lift overruns and roof vents amended to reflect detailed design. There are no concerns raised with the minor amendments proposed. 3.35 The proposal would replace the on-site affordable housing contribution secured as part of planning consent refere nce 24843/APP/2022/240 3 of 14 London Affordable Rent units comprising of 7 x 1 bed, 1 x 2 bed and 3 x 3 bed units and 8 Shared Ownership units comprising of 2 x 1 bed, 2 x 2 bed and 4 x 3 bed units to an offsite in lieu contribution of £800,000. Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Approved Ground Floor Plan Proposed Ground Floor Plan Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Approved First Floor Plan Proposed First Floor Plan Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Approved Second Floor Plan Proposed Second Floor Plan Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Approved Third Floor Plan Proposed Third Floor Plan Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Approved Fourth Floor Plan Proposed Fourth Floor Plan Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Approved Fifth Floor Plan Proposed Fifth Floor Plan Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Approved Sixth Floor Plan Proposed Sixth Floor Plan Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Approved Seventh Floor Plan Proposed Seventh Floor Plan Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Approved Roof Plan Proposed Roof Plan Hillingdon Planning Committee – 2nd October 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. 5 Planning Policy 5.1 A list of planning policies relevant to the consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 The Council sent 785 consultation letters to neighbouring properties on 03-10-24. The Council displayed a site notice and advertised the proposal in the press on 16-10-24. The consultation period expired on 06-11-24. 6.2 Representations received in response to pu blic 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 3 objections were received and raised the following concerns 1. Traffic, parking stress, highway safety The amendments do not impact the number of trips, access or parking. This comment relates to the impact of the development which already benefits from planning consent. 2. Daylight Sunlight Impacts to surrounding properties This is discussed in para 7.16 to 7.13 3. Loss of Privacy / overlooking This is discussed in para 7.16 to 7.13 4. Noise disturbance including during construction A Construction Management Plan condition is recommended to be imposed and will ensure that the impacts of construction including noise, dust and congestion Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press are managed appropriately. 5. Anti-social behaviour The proposed changes to the consented development would not give rise to an increase in anti-social behaviour Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response NATS (National Air Traffic Safeguarding) No Objection Noted Historic England No objection Noted Health and Safety Executive External wall system. Section 7 (External Fire Spread) of the Planning Fire Safety Strategy document identifies that the external wall system (including balconies, roof terraces and podiums) should achieve European classification of A2 -s1,d0 or better (Table 16), however, it is unclear from the application information that the external wall system will meet this requirement. HSE, therefore, requires confirmation that the proposed external wall system(s) will achieve European classification of A2- s1,d0 or better. It is advised that when presenting fire safety information for HSE assessment, specific details relating to the actual proposals of the development need to be provided, not generalisations of what 'should' be achieved, in order for HSE to conduct a f ull assessment. Noted and the Fire Safety condition that was attached to the parent permission has been retained to ensure all fire safety details are secured in accordance with Policy D12 of the London Plan Heathrow Safeguarding No objection, subject to a condition regarding the Submission of a Bird Hazard Management Plan and informative regarding a Bird Hazard Management Plan and use of cranes. Noted, however the scheme has not significantly changed since the parent permission and the BHMP was discharged under planning ref Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 24843/APP/2025/675 . The Cranes condition is retained Network Rail No objection Noted Transport for London (TfL) Further clarity is needed on what the white boxes cycle store a/b and c are. It appears that they would block the proposed cycle parking from being accessed. The cycle storage design remains the same as the parent permission. The Local Hi ghway Authority have been consulted and raise no objection. Glass No objection Noted Urban Design The proposed 1st to 5th floor extension would reduce the green space. The internal spaces could be re- configured rather than the building line extended. Climbing plants should be used to screen the external staircase on the 6th floor. Further information relating to the balustrades and brick work is required. Noted. A condition pertaining to the submission of materials is to be added to the decision notice. The level of green space to be reduced is insignificant. Local Highway Authority There are no highway objections to this proposal Noted Waste Strategy There are no objections to this proposal Noted Noise No objection Noted Access Officer Any amendments to the approved plans should preserve the accessible housing condition attached to the original consent. The amendments should Accessibility is discussed in paragraphs 7.34 to 7.36 Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press require all housing units to meet the requirements of London Plan Policy D7 and its requirement for all new housing to meet the prescribed standards set out in M4(2) to the Building Regulations 2010 (2015 edition). Planning Policy No objection subject to the agreement to the advice of the third-party viability consultants review. Noted Contaminated Land No objection subject to the submission of the verification reports post permission. Noted and condition 23 to be amended and attached to the decision notice. 7 Planning Assessment Principle of Development 7.1 The application is proposing minor material amendments to the previously approved consent reference 24843/APP/2022/2403. The scheme would still comprise 105 residential units. The site is allocated in Hillingdon's Local Plan Part 2 Site Allocations document under Policy SA38, and there is support for residential use at this site. The principle of resi dential development on the site remains acceptable, as it did when the Council approved 24843/APP/2022/2403 on 11-06- 24. 7.2 The proposal seeks to replace the ancillary ground-floor community hub (which was approved as 'flexible Use Class E /F.1/F.2') with a residents' lounge and ancillary space. The Applicant's submission states that 'there is no demand for a small community facility in this location, and the space could be better utilised as additional amenity space for residents to enjoy.' 7.3 The officer's report for the previous approval (24843/APP/2022/2403) stated the following: 7.4 'The proposal provides for the community space secured as part of the 2018 consent, albeit reduced from 250m2 to 99m2. The reduced area results from changes in the scheme's design to remove the basement and accommodate an additional residential unit. Furthermore, the location of the building away from the high street would not be the most prominent location to accommodate a sizable community hub, given the reduced level of footfall. The reduction in the size of the community space has also not been subject to any objections.' 7.5 Whilst the Applicant has not submitted marketing evidence to support their claim that 'there is no demand for a small community facility in this location', converting the space to a residents' lounge and ancillary space is considered acceptable Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press within the town centre location designa ted for new homes (Policy SA 38) and located outside of the primary and secondary shopping areas. 7.6 Furthermore, the Town Centre and surrounding roads accommodate community use space to serve the local community. This includes floor space on Yiewsley High Street, St Stephens Road and the West Drayton Leisure Centre which is currently under construction. Whilst the loss of the space for its original intended use is regrettable, it is not considere d that a reason for refusal which would be based on the loss of this space alone would be reasonable or justifiable in the event of an appeal. Density of Development 7.7 The approved development contained 105 dwellings, resulting in a density of approximately 858 habitable rooms per hectare and 308 units per hectare. Though higher than the guidance within Policy DM HB 17, the Council accepted it under the parent consent given that the design, scale, bulk, and massing of the proposal was appropriate to its context. 7.8 This Section 73 minor material amendment application does not seek to alter the number of homes on the site. As such 105 dwellings remains an acceptable density. 7.9 The proposal complies with the aims of Policy D3 of The London Plan (2021) and Policy DMHB 17 and Paragraph 5.67 of the Hillingdon Local Plan: Part 2 (2020). Heritage & Archaeology 7.10 The application site is located within the Colne Valley Archaeological priority zone, and therefore Historic England (GLAAS) ha ve been consulted but has raised no objections to the current proposals. As such, the application is considered to be acceptable in terms of archaeology. 7.11 The nearest heritage assets are the Grade II Listed De Burgh Arms PH and the Railway Arms PH, located approximately 14 0 metres southeast of the site. The application has been reviewed by the Council's Urban Design and Conservation Officer and by Historic England, who hav e not identified any potential impacts to heritage assets and who have not raised any heritage objections. The proposal therefore conforms with the NPPF (2024), Policy HC1 of The London Plan (2021), and Policy DMHB 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Streetscene Impact 7.12 The application site forms part of site allocation SA38, which is segregated into three parcels (A, B, C). Site A relate s to the Padcroft Works development, which has been built and is occupied. Site C is the former Tavistock Works, approved for redevelopment on appeal. Both developments extend to eight storeys, which is taller than the approved building. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.13 The most notable proposed alteration to the building's dimensions would be the 900mm deep, six -storey extension. This would be located to the rear of the building, towards the centre of the site, and thus, would not impact the street scene or character of the surrounding area. Nor would this be a significant or prominent alteration in the context of the quantum of development previously approved on the site. The remaining proposed external changes detailed within the 'Proposed Scheme' section would remain acceptable within the site's setting and assessed against the previously approved scheme. There would be limited changes to any views from within the surrounding streets, while the proposed balconies would afford residents with an increased level of privacy . The Council's Urban Design Officer has not objected to the proposed amendments. Previous design conditions attached to the parent consent are proposed to be retained. 7.14 The proposed development would accord wi th the aims of Policies D1, D2, D3, D8, and D9 of The London Plan (2021), Policy BE1 of the Local Plan: Part One (2012), and Policies DMHB 10, 11, and 12 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Impact upon Neighbour Amenity 7.15 The Council considered that the approved building had been carefully designed to ensure that there would be no unacceptable loss of outlook to adjoining neighbours and that there would be minimal overlooking from windows, in particular in the direction of the rear of those properties fronting Winnock Road, the new residential units within the Padcroft Works development (Site A in the site allocation), and the neighbouring Tavistock Works site which has received consent following an appeal. 7.16 The approved building forms an L-shape, wrapping around the site frontage with Tavistock and Winnock Road. To the rear, at the first-floor level, is the communal amenity space, creating a separ ation distance between the rear -facing windows and those blocks which form Site A within the site allocation policy, looking north and east. The approved separation distance to the north is approximately 18.4 metres between the proposed development's window and the balconies of the block to the north. The approved distance between the proposed building and the windows within the block to the east is approximately 16 -17 metres. Whilst the approved separation distance is less than the prescribed measurement within Policy DMHB 11, the windows and balcony located within the nearest unit in the block to the north are orientated facing the block within the same development to the east and, therefore, away from th e proposed new building. The block to the east in site A features windows that would primarily provide views of the side elevation, and any views of the block to the east from within the nearest proposed units would only be available if someone were to lean out and turn their head to the east. The Council, in its previous approval, concluded that there are no concerns regarding overlooking or privacy for these blocks. 7.17 Turning to Winnock Road, the element of the front elevation located on Winnock Road is predominantly three to four stories in height. The approved frontage is set Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press in line with the adjacent terraced properties. Although not strictly 21 m from the habitable room windows of the neighbouring dwellings, there is generally more flexibility applied to the requirement to meet this separation distance where there is a street separating the existing and proposed homes. 7.18 Regarding daylight and sunlight impacts, the Applicant had submitted an assessment with the original application, which was reviewed by an independent specialist appointed by the Council. The appraisal concluded that the proposed report was robust in scope. The retained values for existing neighbours were expected and consistent with the policy -led development of the site. This was further supported by a helpful comparison with the historic consent for the site, which is generally similar. The previous consent concluded that the development would not cause additional harm to those units which are within a reasonable distance of the new building within Site A. The report provided evidence of this through an alternative assessment undertaken to demonstrate the light level changes if the balconies were to be remo ved. Officers were sa tisfied with this evidence and the report's findings, which relate to the impact upon the adjacent development within Site A. 7.19 The Applicant submitted further information, within the original application, testing the daylight and sunlight implications against the redevelopment of site C (Tavistock Works), which was approved by an appeal inspector. This information had also been reviewed by the indepen dent specialist appointed by the Council, who concluded that the bedrooms directly adjacent to the Appeal site would inevitably see reduced daylight values with this in situ. The assessment showed that the bedrooms closest to the Appeal scheme would meet the default targets on the third floor and above. The second bedroom, adjacent to the living area, would achieve these from the lowest level. The officer's report for the previously approved scheme concluded that 'given that they are bedrooms, they have a generally reduced requirement for light d ue to their mainly nighttime use. When applying flexibility, these small areas not satisfying the default targets are acceptable on balance.' 7.20 Regarding the proposed alterations within this Section 73 application, the Applicant submitted a supporting Letter, RE Daylight and Sunlight, prepared by eb7, dated 12.11.2024. eb7, on behalf of the Applicant, reviewed the proposed amendments and confirmed the design changes would not materially affect the results presented within the previously approved daylight and sunlight report. The development's articulation is designed to respond to the neighbouring properties at 2 -8 Winnock Road, where the rear elev ations currently have an open outlook over the cleared site. There is an ac ceptable separation distance between the proposed 900mm extension and these neighbouring properties. It would not cause any further material impacts to these neighbours beyond the effects of the consented scheme. eb7's review concluded that the latest proposals continue to respond sensitively to the surrounding context and would not lead to any additional material impacts to the neighbouring residential properties. Officers agree with the submitted technical note regarding the pot ential impacts of the proposed minor alterations - extension of the rear building line by 900mm and limited changes to the facades, including an alteration to the glazed balcony balustrades and Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press modifications of the external building fabr ic - on daylight and sunlight. As per the previously approved scheme, on balance, the scheme remains acceptable in this urban town centre context. 7.21 It is noted that Site C otherwise known as Tavistock Works, has been subject to minor material amendment applications post the appeal decision to allow planning permission dated 21 -09-22. These applications proposed minor amendments to the façades, ground floor areas, and the external amenity areas which enabled a minor uplift in the number of units pr oposed. It should be noted that these applications were supported by a Daylight and Sunlight review which took into consideration the approved scheme at the application site, and it was concluded that the changes to the allowed appeal sch eme would not give rise to additional harm with respect of overshadowing, los s of light or outlook to the future development on Site B. 7.23 The proposal complies with the aims of Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Living Conditions Internal Space Standards 7.24 The proposed amendment to the consented scheme would comprise replacing a total of six three -bedroom five-person units wi th six three-bedroom four- person units. This amendment does not lead to a reduction in family homes across the scheme. The residential unit layouts are proposed to be adjusted by means of a 900mm deep, six -storey rear extension that would have a length of 15m. All units and internal layouts would continue to meet the relevant standards. The proposed amendments do not result in any material increase in residential floorspace with the extension to the building line required to accommodate the extended length of the corridor, which forms part of the common area of the building. 7.25 Based on the plans submitted, all of the proposed units meet the minimum space requirements and are provided with adequate outlook from all habitable rooms and internal light levels are acceptable in the context of the comprehensive town centre redevelopment of the site allocation. 7.26 The proposed development remains in accordance with the aims of Policy D6 of the London Plan (2021) and Policy DMHB 16 of the Hillingdon Local Plan: Part 2 (2020). External Amenity 7.27 Based on a proposal for 1 x studio, 37 x 1 beds, 51 x 2 beds and 16 x 3 bed units the development should provide 2515 m2 of private amenity space. The extant parent permission secured 1,659 sqm of usable amenity space across the entire development resulting in a shortfall of 856 sqm. In assessing the amenity space provision consideration was given to the appeal decision on the neighbouring site where the inspector disregarded the Council’s reason for refusal relating to lack of Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press policy compliant levels of on-site amenity space and the delivery of onsite public open space despite there being concerns regarding both the quantum and quality of space to be provided. Drawing from the conclusions of this appeal decisions it was agreed that a contribution in lieu of a compliant level of on-site provision would be acceptable. 7.28 The proposed amendments do not alter the unit mix and there has not been a policy change which would increase or dec rease the quantum of amenity space which should be provided. Furthermore, the proposal does not impact the amenity space which is to be delivered on site. As such it is reasonable to accept that the financial contribution to off -set on site provision would remain acceptable and is still required to be paid under the terms of the original s106 legal agreement. Play Space 7.29 The approved development included a play space provision of 389.9 sq. m., a minor short fall of the 398.8 sq. m. requirement outlined in the GLA play space calculator. The provision would be located at podium level, hosting a large, outdoor amenity space for the enjoyment of all residents. Despite the minor shortfall, the provision included an outdoor gym and doorstep play for young children (ages: 0.5 years). The approved play space accommodates all age ranges from 0 -17. The proposed amendment does not see k to alter this onsite provision. Public Open Space 7.30 The development should provide 5,607 square metres of publicly accessible open space in accordance with the planning obligations SPG (2014). The proposed plans indicate that no publicly accessible open space is to be provided. If sufficient publicly accessible open space cannot be accommodated within the site, a financial contribution is required. In the context of the proposed development, it is considered appropriate that contributions are sought for the enhancement of existing public open space in Yiewsley. Based on the Planning Obligations Supplementary Planning Document (July 2014), the financial contribution required is £140,175 and the Applicant has agreed to pay this sum. 7.31 Like the external amenity space assessment, the proposal would not impact the requirement for open space to be provided. Although the size of some of the units is subject to change, it is a minor amendment which does not impact the unit mix. The parent permission secured a financial contribution of £140,170 this obligation remains within the s106 and will be required to be paid prior to commencement. The proposal accords with Policy DMCI 4 of the Hi llingdon Local Plan: Part 2 (2020), Policy EM4 of the Hillingdon Local Plan: Part 1 (2012) and Policy G4 of the London Plan (2021). Highways 7.32 No amendments are proposed to the quantum of car parking or cycle parking provision. Minor adjustments are pro posed to the cycle store layout which have Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press been reviewed and confirmed to be acceptable by the Local Highway Authority. As such in accordance with Policies T2, T4, T6 and T6.1 of The London Plan (2021) and Policies DMT 1 and DMT 2 of the Hillingdon Local Plan: Part 2 (2020) subject to the relevant conditions and contributions secured by a legal agreement as applied to the previous approval. Security 7.33 The parent permission was subject to a condition pertaining to the achievement of a secure by design accreditation. This condition is to be carried forward to the new decision notice. Accessibility 7.34 Following initial concerns being raised the applicant has submitted a set of revised plans which have been reviewed by the council's Access Officer . The Access Officer has requested that access be pr ovided directly into the residential cores from the building rather than occupants having to use a walkway around the building to enter from the front lobby. 7.35 For buildings which extend 7 or more storie s in height there is a requirement to consult with the HSE and upon doing so it is clear the Access Officers request conflicts with fire regulations. The HSE have stated in that where the development features a covered car park and the stairs serving the upper stories are single stairs ( i.e. the stairs serve as the only means of escape for the part of the building) then the escape stairs should not connect to the parts of the building of a higher fire risk such as the covered car park. In this case the proposal includes a car park beneath a podium which would be an area of greater fire risk and therefore the staircases should not provide direct access into the car park. 7.36 Taking the points raised by the HSE on board, the provision of access directly from the car park into the entrance lobbies or near the stairwells which serve each block could compromise fire safety is acceptable on balance. Provision of Affordable Housing 7.37 As the site is former industrial land, t he development plan requires a residential scheme of 10 or more units to deliver 50% on site affordable housing where there is a net loss of industrial capacity, as is the case on this site. The Affordable Housing provision should comprise of the tenure split 70% Social/Affordable Rent and 30% Intermediate as set out in Policy H2: Affordable Housing of the Local Plan Part 1 . Where the policy compliant level of affordable housing cannot be viably provided the applicant must demonstrate through a Financial Viability Appraisal (FVA) the level of affordable housing which it is viable for the development to deliver. 7.38 The applicant submitted an FVA in support of the consented application. The parent permission secured an on -site affordable housing provision of 23% by habitable room comprising of “14 London Affordable Rent units comprising of 7 x Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 1 bed, 1 x 2 bed and 3 x 3 bed units and 8 Shared Ownership units comprising of 2 x 1 bed, 2 x 2 bed and 4 x 3 bed units.” This was subject to a third party review which confirmed the offer to be the ma ximum reasonable level of affordable housing, this level was then secured within the s106 legal agreement. 7.39 As stated, the most notable change proposed within the current application, aside from the fire related changes, is the reduction in affordable housing. The applicant has submitted an updated FVA which has been reviewed by the same independent viability consultant who provided advice on the parent permission. Whilst the below assumptions are not the complete list of variables within the appraisal which forms the surplus which has been identified, they are the key assumptions which are included in the agreed appraisal. x Private Residential Values: £598.30 x Build Costs (including contingency): £235 x Professional Fees: 8% x MCIL/CIL/S106: =£1,400,973.86 x Marketing & Sa les: 2% combined x Sales Legal: £150,000 x Finance: 7% x Profit: 15% 7.40 Avison Young who were appointed to und ertake the third-party review on behalf of the Council have provided a revised appraisal based on the above assumptions. This appraisal confirms a surplus of £487,776. Notwithstanding the value of this surplus, officers have secured a financial contribution of £800,000 in-lieu of onsite provision. Whilst the development plan advocates for on -site provision first, the applicant has stated that this would likely be in the form of a Discount Market Rent (DMR) which d oes no t meet the definition of a genuinely affordable product. Alternative on site provision has been explored however the applicant contends that the limited number of units which would be secured , in the form of shared ownership as an example, are not attractive to registered providers. T he same is said for London Living Rent units. It is considered that the financial contribution is an acceptable option given that it would secure a higher provision tha n the surplus identified in the appraisal and would cont ribute towards a genuinely affordable product. 7.41 To conclude, whilst it is regrettable that the proposal involves a reduction in the level of affordable housing provision already secured, the applicant has submitted the required supporting appraisal which has been reviewed an independent third- party consultant. The assumptions have been negotiated and agreed which has resulted in an offer being secured which is above the surplus identified ( which would be the maximum reasonable that could be secured). As such the £800,000 off site contribution is considered to be policy compliant and wi ll be secured by way of a Deed of Variation to the original s106 legal agreement. The proposal is therefore deemed to be in accordance with Policy H2 of the Local Plan - Part 1, Policy DMH 7 o f the Local Plan - Part 2 and Policies H4 and H5 of the London Plan. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Trees and Landscaping 7.42 The amendment would involve the minor loss of a section of the green roof on the uppermost floors. However this does not impact th e UGF score significantly, nor does it impact the design intent for the development. The main landscaped areas are on the roof and the first -floor podium neither of which are subject to a loss of soft landscaping. The landscaping condition is proposed to be attached to the new decision notice. Ecology 7.43 The parent consent was subject to an ecology enhancement plan condition which has been discharged under planning application reference 24843/APP/2025/670. It is proposed that this condition now be attached to the new decision notice, subject to the determination of Planning Committee, as a compliance condition. Flooding and Drainage 7.44 A drainage and SUDS condition was attac hed to the parent permission and this yet to be discharged. As such it is proposed to be carried forward to the new decision notice. Energy 7.45 An Energy Assessment was submitted with the parent consent that confirmed the policy required 35% on site carbon savings . For completeness a condition pertaining to the submission of a revised energy statement and energy monitoring details was attached to the parent consent and this condition has not been discharged. As such it is proposed to be carried forward to the new decision notice. The condition will secure the specific details to demonstrate how the on-site savings will be delivered with an appropriate monitoring mechanism. Overheating 7.46 The approved energy assessment contained details of an Overheating Assessment and stated that the risk of overheating would be reduced through consideration of orientation, building massing, green scape provision, and mechanical ventilation. The assessment stated that mechanical ventilation would be required and the MVHR would be specified as per modelled mitigation option 2 within the submitted document. A ventilation rate of 20 l/s/person utilising technology to pre-cool the incoming air by up to 6 degrees Celsius would enable the development to avoid the requirement for air conditioning. In combination of the low solar transmission of the glazing to reduce internal gains all rooms achieve a 'Pass' when assessed under relevant overheating regulations. The council's Energy Officer did not raise any concerns regarding the submitted details relating to overheating as such the development is considered to accord with Policy SI 4 of the London Plan (2021). Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Noise 7.47 The parent permission was accompanied by a noise assessment which provided details of background noise levels and noise mitigation measures. The document was reviewed and considered to be acceptable. The changes to the parent consent proposed as part of the current application are not considered to have a significant impact on the conclusions of the noise assessment and therefo re the scheme as proposed is deemed to be acceptable in terms of noise. Air Quality 7.48 The development is within an Air Quality Management Area (AQMA) and will affect an identified Air Quality Focus Area. Development briefs for large scale proposals, such as this, should consider how local air quality can be improved across the area of the p roposal as part of an air quality positive approach. The consented development would bring more receptors and emissions into the AQMA therefore the air quality impacts, and their mitigation, are a material consideration. 7.49 The Council's Air Quality Officer had re viewed the original assessment, and the Council included air quality mitigation cost via the legal agreement. The £95,008 financial contribution remains part of the original s106 and will be required to be paid prior to commencement. It will also now be subject to indexation and will be until it is paid. The proposal remains compliant with Policy EM8 of the Hillingdon Local Plan: Part 1 (2012) and Policies DMEI 1 and DMEI 14 of the Hillingdon Local Plan: Part 2 (2020). Fire Safety 7.50 One of the main purposes of this minor material amendment application is to bring the design up to the higher levels of fire safety regulations. The changes to the approved scheme have been designed in consultation with an appropriately qualified Fire Safety Consultant who has compiled a preliminary Fire Safety Strategy submitted in support of the application. 7.51 The Applicant submitted a Planning Fire Safety Strategy (Issue-01, prepared by Ashton Fire, dated 25.01.2024). The HSE has been consulted and stated (regarding external wall system) that 'Section 7 (External Fire Spread) of the Planning Fire Safety Strategy document identifies that the external wall system (including balconies, roof terr aces and podiums) should achieve European classification of A2 -s1,d0 or better (Table 16), however, it is unclear from the application information that the external wall system will meet this requirement. HSE, therefore, requires confirmation t hat the proposed external wall system(s) will achieve European classification of A2-s1,d0 or better. It is advised that when presenting fire safety information for HSE assessment, specific details relating to the actual proposals of the development need to be provided, not generalisations of what 'should' be achieved, in order for HSE to conduct a full assessment.' Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.52 A full fire safety strategy would be secured by condition, as per the previous approval, and th is would be discharged in consultation with the London Fire Brigade and HSE. 7.53 Subject to the condition, the proposal would comply with Policy D12 of The London Plan (2021). Planning Obligations 7.54 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 7.55 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 obligations that do not meet the policy tests, the Council would have acted unlawfully and could be subject to a High Court challenge. 7.56 The parent permission 24843/APP/2022/2403 secured the following obligations within a s106 legal agreement. 7.57 1. A s278; Highway works needed to facilitate highway improvement works along Tavistock Road 2. Air quality damage cost £95,008. 3. Employment Strategy and Construction Training: Details shall be in accordance with the Council Planning Obligations SPD with the preference being for an in-kind scheme to be delivered. Securing an Employment/Training Strategy Agreement is the Council's priority. A financial contribution will only be accepted in exceptional circumstances. 4.LBH highway improvement works comprising: - Tactile paving and dropped kerbs at 9no. locations, 5no. new benches, 5no. litter bins and 15no. street trees with a cost of £84,125 5. Travel Plan: An amended Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The Plan will include such as matters as: targets for sustainable travel arrangement s; effective measures for the ongoing monitoring of the Travel Plan; and a commi tment to delivering the Travel Plan objectives. A £20,000 Travel Plan bond is also to be secured. 6. Restriction upon future residents prev enting them from obtaining an on street parking permit within the existing adjoining Parking Management Scheme and any future expanded Scheme 7. Open space contribution £140,175 8. Health contribution of £33,518 Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 9. Affordable Housing: Planning obligat ion for an on-site provision of 14 London Affordable Rent units comprising of 7 x 1 bed, 1 x 2 bed and 3 x 3 bed units and 8 Shared Ownership units comprising of 2 x 1 bed, 2 x 2 bed and 4 x 3 bed units. This shall include an Early and Late Stage Viability Review mechanism as defined by Policy H5 of the London Plan (2021). 23% by habitable room with 61% being London Affordable Rent (LAR) and 39% Shared Ownership. 10. Carbon off-set contribution of £202,209 11. Project management and monitoring fee: A financial contribution equal to 5% of the total cash contributions towards the management and monitoring of the resulting agreement. 7.58 The following Heads of Terms would be secured within a Deed of Variation to the original s106 Legal Agreement. 7.59 x Removal of the £20,000 Travel Plan Bond x Payment in Lieu Affordable Housing Contribution of £800,000 x Removal of the £33,518 Health Contribution 7.60 The Travel Plan Bond is to be removed as it does not form part of the Council’s Obligations SPD. The amendment to the affordable housing contribution is explained in para’s 7.37 to 7.41 of this report. The health contribution is proposed to be removed as this was to account for the CIL reduction applied to the on-site affordable housing units, which are no longer proposed. All the floorspace would now be CIL liable therefore the CIL contribution , which is a higher rate than the health contribution, will now be required. 8 Other Matters Human Rights 8.1 The development has been assessed against the provisions of the Human Rights Act, and in particular Article 1 of the First Protocol and Article 8 of the Act itself. This Act gives further effect to the rights included in the European Convention on Human Rights. In arriving at this recommendation, due regard has been given to the applicant's reasonable development rights and expectations which have been balanced and weighed against the wider community interests, as expressed through third party interests / the 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 Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 8.3 The site has been subject to two prior consents as detailed in Appendix 2, the CIL liability would be relevant to the overall level of floor space proposed which is 11,232 sqm. Based on this floor space the CIL due to be paid would be: CIL and MCIL Total = £2,503,507.78 8.4 Officers can confirm that £1,102,533.92 CIL was paid in association with planning consent reference 24843/APP/2018/269 . Therefore, an abatement would be secured against the CIL due to be paid for this current application. The applicant will be liable to pay a total CIL contribution of £1,200,973,86. 9 Conclusion / Planning Balance 9.1 As noted, the site benefits from two permissions for residential redevelopment as well as forming part of a site allocation comprising of a 3 -site residential led development. Site A has been built out and is occupied, consent has been granted for the delivery of the residential scheme on Site C and this application will amend the parent permission for the residential redevelopment of Site B, thus resulting in a comprehensive redevelopment which is referenced in the site allocation details. Whilst the reduc tion in affordable housing is regrettable, as is the change from on- site delivery to a contribution in lieu, it has been confirmed that the offer which has been made complies with the development plan in as far as it has been demonstrated that it is the maximum viable for the development. The assumptions which form part of the FVA review have b een robustly tested by an independent third party procured on behalf of the Council. Finally, it is evident for most residential developments approved but not yet commenced within the last couple of years that there has been a significant change to the fire safety and building regulations. The proposed amendments wo uld assist with co mplying with the higher -level fire safety and building regulatio ns thus providing a safer residential living environment for future occupants. The proposed changes are minor material and are supported . Th erefore the application is recommended for approval, subject to conditions and a deed of variation to amend the existing legal agreement associated with the parent consent. 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.

Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Katherine Mills 58215/APP/2025/1068 Date Application Valid: 11.04.25 Statutory / Agreed Determination Deadline: 03.10.25 Application Type: Full Ward: Eastcote Applicant: Mr Porter Site Address: Acorn Youth Club, Colombia Avenue, Ruislip Proposal: Erection of a single stor ey detached building for use by Acorn Youth Club. Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 6 of the Planning Scheme of Dele gation (the Council has a financial liability) Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. 1 Executive Summar y 1.1 Planning permission is sought for the inst allation of a single storey building for the use of Acorn Youth Club. 1.2 The freehold of the application site is owned by the London Borough of Hillingdon. Therefore, whilst the Council is not the applicant, for transparency and in accordance with the Council’s scheme of delegation, the application is referred to the Plannin g Committee for determination. 1.3 The proposed development is considered to comply with the objectives of the relevant planning policies. The Ac orn Youth Club has been an established community facility for disabled young people in Ruislip and have operated from the application site since 1993. The curr ent application seeks to improve the facilities associated with this community use. It is noted that a previous planning permission was obtained in 2006 (58215/A PP/2006/1997) for the erection of a larger scale building. Although the building works for this building had commenced with the laying of foundations, it was never completed due to financial reasons. 1.4 The current application seeks to utilise the existing foundations on site and provide a much-needed community facility within the existing grounds. The overall scale and size of the building would be modest. This would ensure that it would not give rise to any significant harm to the character and appearance of the application property or to the character and appearanc e of the immediate street scene and surrounding area. 1.5 The unique location with a buffer of landscaping separating the residential properties on Linden Avenue from the site, and Columbia Avenue Field providing a buffer from other nearby residents, w ould ensure that the building would have an acceptable impact on neighbouring residential amenity and would not adversely affect highway safety, or c ause harm in other respects. The Highways Team have been consulted and raised no objections to the proposal. 1.6 Due regard has been given to resident objec tions. However, it is concluded that the proposal complies with the Development Plan and no material considerations indicate that a contrary decision should be taken. 1.7 The planning application is therefore recommended for approval subject to the conditions set out in Appendix 1. 2 The Site and Localit y 2.1 The application site is occupied by a si ngle-storey purpose-built youth club in the north-west corner of the open space at Co lumbia Avenue. This area is mainl y Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press close mown grass, but there are belts of mature trees along the northern boundary and parts of the west boundary which are a distinctive feature in the area. These trees are protected by Tr ee Preservation Order (TPO ) No. 327. The groups of trees immediately to the north and south of the building are G5 and G6 on the TPO No. 327 schedule. 2.2 Surrounding the existing youth-club, the area is predominantly residential in character. Residential dwellings along Linden Avenue are situated to the west of the application site, with numbers 140 and 179 Linden Avenue sharing a boundary with the application site. To the east and south of the application site is an area of public open space (Columbia Avenue Field) with other residential dwellings sited around the edges. To the north of the application site lies the railway line. 2.3 The application site is not designated within a Conservation Area nor an Area of Special Local Character. There are no Listed Buildings within the site or surrounding land. The application site is located within a Crit ical Drainage Area, as identified in the Surface Water Management Plan (SWMP) for Hillingdon. Figure 1: Location Plan (application site edged red). Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Figure 2: Street View Image of the Application Property. Figure 3: Street view in the context of the wider neighbouring properties (on Linden Avenue). The existing community building can be seen in this image. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Figure 4: Photo from Columbia Avenue Field showing the existing security railings securing the building and the nearby residences along Linden Avenue. Fi gure 5: Nearest residential properties across Columbia Avenue Field. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 3 Proposal 3.1 The application seeks planning permission fo r the installation of a single storey building for the use of Acorns Youth Centre. The proposed building would have a width of 10.7m, a depth of 11.5m and wo uld have a mono-pitched roof with a maximum height of 3.45m and an eaves height of 2.95m. 3.2 The proposed building would be finished wit h composite cladding (fire rated) with aluminium framed windows. The proposed building would be located to the south of the existing building and would be sited within the existing railings surrounding the application site. As previously noted, planning permission had commenced on a previously approved community buildin g with the foundations in place. The proposed building would ther efore be using the existing foundations from the previous scheme. Figure 6: An aerial image showing existing foundations where the proposed new single storey building would be positioned. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Figure 7: Proposed Block Plan showing the new footprint beside the existing building (please note – larger version of plan can be found in the Committee Plan Pack). Figure 8: Proposed Floor Plan (please note – larger version of plan can be found in the Committee Plan Pack). Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Figure 9: Proposed Front and Rear Elevations (please note – larger version of plan can be found in the Committee Plan Pack). Figure 10: Proposed Side Elevations (please note – larger version of plan can be found in the Committee Plan Pack). Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 4 Relevant Plannin g History 4.1 A list of the relevant planning histor y related to the pr operty can be found in Appendix 2. 4.2 58215/APP/2006/1997: Full Planning Permi ssion was granted in 2006 for the erection of a single storey building with treated timber to replace the existing pavilion and shed. The approved scheme included a building with a width of 26.5m and a depth of 11.90m which was much larger than the current application. 4.3 The 2006 permission was part implemented in that the original buildings were demolished and foundations created. Howeve r, due to funding constraints, the approved building was not built out in its ent irety. Instead, a smaller building was erected on the site, and there are existi ng foundations on the site for the larger building( these have been in situ since between 2006 and 2008). Figure 11: Approved Plans - Planning Permission ref: 58215/APP/2006/1997 5 Planning Policy Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 5.1 A list of planning policies relevant to t he consideration of t he application can be found in Appendix 3. 6 Consultations and Representations 6.1 Two adjoining neighbour ing properties on Linden Avenue and the Eastcote Residents Association were cons ulted by letter dated 25.04.2025. The consultation period expired on 17. 05.2025. One repres entation from a neighbouring resident on Columbia Avenue was received in objection to the proposal. This representation is summarised below in Table 1. 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 1 neighbouring objection 1. Increase in demand for parking within the local area including drop offs and pick-ups. This is discussed further at paragraphs 7.30– 7.34 of this report. 2. Increase in anti-social behaviour including littering. This is discussed further at paragraphs 7.46 – 7.47 of this report. The proposal would use the existing refuse collection arrangements. Nevertheless, a condition has been included for details for approval. 3. Increased pressure on local services including policing and waste management. The additional building would not lead to a significant intensification of the use. It aims to provide better facilities for the existing club members. It would not lead to any significant pressures on local services given its modest size. 4. Development would have a long-term impact on local This is discussed further at paragraphs 7.21 – 7.29 of this report. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press residents and quality of life. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Highways Officer The applicant acknowledges that the proposal will serve the existing 'youth centre' charity use and potentially cater for new members. They also confirm that the existing and expanded facility would continue to mainly serve the local community/catchment thereby reducing the potential for additional/measurable vehicular traffic as a result. This aspect together with the mix of waiting restrictions on the neighbouring roadways which control parking to some degree, gives rise to the Highway Authority not raising an objection to the proposed extended use of what is an established and localised charitable facility originally permitted in 2006. The Highways Officer’s comments are noted, and transport matters are discussed within paragraphs 7.30-7.34 of this report. Landscape/Trees Officer No objections. Noted. Access Officer No objections. Recommended condition for level access to be provided to building entrances and escape routes. Noted. Condition has been included in the recommendation. 7 Plannin g Assessment Principle of Development 7.1 Policy DMCI 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020) seeks to ensure that developments retain existing community facilities and make best use of existing recreational, leisure and communit y facilities. 7.2 Policy DMCI 2 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020) states that proposals for the refurbishment and re-use of existing premises for community facilit ies will be supported. Proposals for the provision of new community facilities will be supported where they: i) are located within the community or catchment that they are intended to serve; Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press ii) provide buildings that are inclusive, accessible, flexible and which provide design and space standards that meet the needs of intended occupants; iii) are sited to maximise shared use of the facility, particularly for recreational and community uses; and iv ) make provision for community access to the facilities provided. 7.3 Policy GG1 of the London Plan (March 2021) seeks to build strong and inclusive communities through the provision of good quality community spaces, services, amenities and infrastructure that accommodate, encourage and strengthen communities, increasing active parti cipation and social integration, and addressing social isolation. 7.4 The application site is used by the Ac orn Youth Club, an established community facility for young people with learning difficulties which was founded in January 1988. The Club has been established at its current location since 1993 and currently has over 30 members. The club provides a selection of social activities for its members including in door games, dancing, cooking, arts and crafts and developing life skills. This is a vital community use that provides both an educational and a social space within the local catchment area with a focus on those with learning difficulties whilst also providing respite for parents. The reasoning behind the current application is to provide much needed additional floorspace as the current buildin g is not of a sufficient size. 7.5 The proposed building woul d expand the existing operation on the site and would provide a flexible space to allow the Y outh Club to continue it s provision for its existing members and welcome new mem bers. In determining whether the principle of the use is acc eptable, it is noted that the site is currently within the Class F2 (Local Community Uses) use class. There is an existing community building on site which provides a modest level of floor space. The current application would provide a separate building which would add an additional 123 sqm of floorspace. This building woul d comprise an open plan floor space with three corners that could be partitioned off for smaller rooms. In combination with the existing building, this would provide an F2 Use Class (Local Community Use) floorspace of approximatel y 273 sqm (existing building approx.150sqm). 7.6 This level of additional floorspace woul d allow the Club to continue to operate with improved facilities for its members and poten tially ensure the long-term future of an F2 Use Class at the site. As demonstr ated on the plans, there is a level of flexibility with the new building having the potential to segregate into smaller rooms to meet design and space standards for its intended occupants. 7.7 Whilst the total proposed floor space provision on the site would appear generous (273 sqm), it would be situated on a la rger site and set-in from the nearest residential properties along Linden Avenue. The proposal would continue to have over 550 sqm of the site that would re main undeveloped. In this context, the proposed cumulative community buildin gs are proportionat e to the site. Furthermore, the previously approved sc heme in 2006 was for a larger building that would have provided 315 sqm of floorspace. On this basis, the proposal would not appear to be excessive in combination with the existin g building on site. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.8 Given that the existing building and t he existing community use of the site would be retained, and the proposed bu ilding would provide additional facilities to the Acorn Youth Club, it is considered t hat the proposed scheme would comply with Policies DMCI 1 and DMCI 2 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020), and Policy GG1 of the London Plan (March 2021). Impact on the Character and Appearance of the Area 7.9 Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (November 2012) requires that new developments achieve a high quality of design in all new buildings, alterations, extensions and t he public realm which enhances the local distinctiveness of the area, contributes to community cohesion and a sense of place. 7.10 Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020) requires all development to be designed to the highest standards and in corporate principles of good design, either complementing or improving the charac ter and appearance of the area. Policy DMHB 12 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020) seeks to protect an d improve the public realm, including streets. 7.11 Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020) requires that alte rations and extensions of dwellings would not have an adverse cumulative im pact on the character and appearance of the street scene and should appear subordinate to the main dwelling. 7.12 The application site is situated on t he western side of Columbia Avenue Field with pedestrian access provided from the s outhern side where Beech Avenue and Columbia Avenue intersect. Generally, the prevailing character is residential, with a mixture of housing, including terraced, detached and semi-detached properties. 7.13 The site in its current form is bounded by mature trees to the north and south which provides a leafy appearance adjacent to the park. The existing community building is situated towards the centre of the plot and is singl e storey in height with a modest pitched roof and a timber frame finish. 7.14 The proposed building would be sited directly south of this existing building with a gap of approximately 2.3m maintained between both buildings. The proposed building would have a width of 10.7m, a depth of 11. 5m and would have a mono pitched roof with a maximum height of 3.45m and an eaves height of 2.95m. 7.15 To the east of the building, the pedestrian acce ss path would be maintained allowing patrons to access both the existing and proposed buildings. 7.16 The footprint and scale of the proposed building would sit comfortably within the application site and would have a smaller footprint than the existing building which would be retained. The proposed design would not appear out of keeping with the existing building. A sufficient separation distance would be provided between the Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press two buildings, and a substantial area of the site would remain undeveloped ensuring it would continue to appear spacious within its leafy context. 7.17 Sufficient distance from the western side along the sites boundary with Linden Avenue would be maintained with a set-in of approximately 7.5m, ensuring the building would maintain the openness of the site and would not appear overly cramped from the nearby street scene. The mono-pitched roof would also appear modest from this viewpoint. The sloped roof would also ensure that the building would combine sympathetically with the existing building in the backdrop. 7.18 The overall scale of the building woul d appear modest from other public viewpoints across Columbia Avenue Field, where the timber composite material would allow it to blend in with its leafy landscape. As such, it would appear subordinate in scale and proportionate to its overall site wit h sufficient space maintained with the existing structure. The proposed building would not impact the street character given the setback from the highway. 7.19 As such, it is considered that the proposed building would not cause harm to the character and appearance of the existing building or to the character and appearance of the street scene and the surrounding area. 7.20 The proposal therefore complies with Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (November 2012) and Policies DMHB 11, DMHB 12 and DMHD1 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020). Residential Amenity 7.21 Policies DMH 5, DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) seek to ensure a satisfactory relationship with adjacent dwellings with no unacceptable loss of outlook, amenity, da ylight and sunlight to neighbouring occupiers. 7.22 Surrounding the existing Youth Club, the area is predominantly residential in character. To the east and s outh of the application site is an area of public open space with other residential dwellings sited around the edges along Columbia Area. The distance from these adjacent residents on Columbia Avenue is significant with over 30 me tres from the nearest hous e at Number 2 Columbia Avenue. This distance increases for ot her properties along Columbia Avenue given the location of the playing field which provides an amenity space for the public. The public playing field provides a natural buffer between the community facility and the wider residents along Co lumbia and Beech Avenues. Given the distances from these residents, Officers are satisfied that the development would not lead to adverse impacts on the residential amenity of residents along Columbia Avenue to the south and east of the site. 7.23 Residential dwellings along Linden Av enue are situated to the west of the application site, with Numbers 140 and 179 Linden Avenue sharing a boundary with the application site. These would be the closest residential neighbours with a distance of 7.5m between the comm on boundary and the flank wall of the proposed building. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.24 The proposed development is set- back from these nei ghbouring properties, maintaining appropriate separation thereby reducing the visual impact from the side. Its modest overall height would ensure that there would not be any concerns in terms of outlook, sense of enclosure or loss of daylight and sunlight. The proposed design also angles the bulk of the building towards the front of the site along the southern elevation, further reducing its visi bility from neighbouring properties. The building features a m ono pitched roof, with its highest point situated on the southern elevation with a modest 3.4m height and set-in sufficiently to ensure little impact on the Linden Avenue residents. 7.25 While the two buildings would be larger in footprint than the existing arrangement, there is sufficient distanc e from these neighbours to mitigate concerns of any overbearing impact, overshado wing, or overlooking fr om the built development. The positioning of both adjoining neighbo urs’ gardens would ensure that the development would not impact their private amenity spaces. 7.26 It is noted that ther e is no through-access way to the site from Linden Avenue which therefore would ensur e that there would be no significant adverse impact on these residents from comings and goi ngs by those patrons attending the enhanced community facility. It is also noted that fencing along the western boundary separates the site from Linden Avenue which provides a level of security to these adjacent neighbours. The propos ed structure would provide additional floor space for the community groups mem bers. Given its existing use, location, and scale, the proposal would not caus e undue harm to residential amenity. However, to mitigate any disturbance, a condition is proposed to restrict members use beyond 11pm. This is consistent with the previous permission. Subject to this condition, the proposal aligns with Po licy DMHB11 of the Hillingdon Local Plan (2020). 7.27 Having regard to the above and subject to conditions, it is considered that the proposal would not cause undue harm to the living conditions of neighbouring occupiers in accordance with Polici es DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Noise 7.28 The proposed building would be sited su fficient distances away from neighbouring properties and would not have a significant impact on noise within the application site. It is noted that the proposed building would provide additional floor space for an existing established community use. It is not envisaged that the level of activity from patrons attending the site would increase signifi cantly over and above the current arrangement. 7.29 Notwithstanding this, a condition restri cting when amplified sound/other music can be played within the premises shall be included in any planning permission granted. This would prevent amplified sound/music after 9pm Monday to Friday and after 11pm on Saturdays with none on Sunday or Bank Holidays. This is in line with the previous condition attached to the 2006 permission. A further condition attached restricts persons (ot her than staff) on t he premises between 11pm and 8am. This would ensure the use is not operating late into the night when ad jacent residents would be resting. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Transport Highways, Parking and Pedestrian Safety 7.30 Policies T4, T6, T6.2 of the London Plan (2021), DMT 1 and DMT 2 of the Hillingdon Local Plan: Part 2 (2020) are relevant to the proposed development. These policies can be read in full in the Committee Report Part 3 - Policy Appendix. In summary, these seek to deliver development which is sustainable in transport terms and safeguards highway and pedestrian safety. 7.31 Policy DMT 6 states 'D evelopment 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 wh en the variance woul d not lead to a deleterious impact on street parking prov ision, congestion or local amenity.' Similarly, the London Plan (2021) see ks to provide adequate parking for new residential development and to avoid harm to hi ghways networks. 7.32 During the course of t he application, comments were received from the Council’s Highways Officer. The Highways Officer has raised no objection to the proposal, stating that the proposed building and the resulting Youth Club would continue to serve the local community and catchment area thereby reducing the potential for additional and measurable vehicular traffic as a result. This aspect together with waiting restrictions that are in place on the neighbouring roadways which control parking, mitigate any concerns that there would be any negative impact on the highways network. 7.33 On the basis of the above, it is c onsidered that the proposal would be in accordance with the requirements of Policies DMT 2 and DMT 6 of the Hillingdon Local Plan: Part Two – Development Mana gement Policies (January 2020). Accessibility 7.34 The application site is accessed by a footpath from the ca r park located on the south-western side of Columbia Avenue Fields. The building would be provided with two external double-doors which woul d be accessed from footpaths located around the existin g and proposed buildings. 7.35 A condition has been included requiring the provision of level access to the building entrances and escape routes. A standard informative has also been included reminding the applicant of their re sponsibilities under the equalities act. Accordingly, the proposal would be in line with Policy D5 of the London Plan. Trees and Landscaping 7.36 Policy DMHB 14 of the Local Plan: Pa rt Two – Development Management Policies (January 2020) notes all developments will be expected to retain or enhance the existing landscape, trees, biodiversity and natural features of merit. Planning applications for proposals that would a ffect existing trees will be required to provide an accurate tree survey showing the location, height, spread and species of trees. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press 7.37 The application site is occupied by a si ngle-storey purpose-built youth club in the north-west corner of the open space at Columbia Avenue. There are belts of mature trees along the nor thern boundary and parts of the west boundary which are a distinctive feature in the area. These trees are protected by Tree Preservation Order No. 327. The groups of trees immediately to the north and south of the building are G5 and G6 on the TPO schedule. 7.38 The proposed building would be in front of the existing building and would use the existing foundations on the site. These have been in situ since between 2006 and 2008, following part implementati on of Planning Permission Ref: 58215/APP/2006/1997). Figure 12 - Aerial Image of the site sh owing existing TPO Trees & Existing Foundations (from the submitted Planning Statement) 7.39 The Council’s Trees Officer has re viewed the application and has not raised any objections to the proposed building. Su fficient distance is retained between the perimeter of the proposed building and the root protection area to ensure that the development would not cause any concerns to the long-term future of the nearby protected trees. Furthermore, as the development would not involve ground excavations (as the development would utilise existing foundations on site), it would not lead to any root severance concerns. 7.40 Subject to a compliance condition requi ring tree protection measures (including protective fencing), and the use of existing foundations on the site, it is considered that the proposed development would not cause harm to existing trees within the application site and TPO 327. The propo sal would thereby comply with Policy DMHB 14 of the Local Plan: Part Two – Development Management Policies (January 2020). Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Biodiversity Net Gain 7.41 In England, Biodiversity Net Gain (B NG) is mandatory under Schedule 7A of the Town and Country Planning Act 1990 (a s inserted by Schedule 14 of the Environment Act 2021). It became mandat ory for small sites on 2 April 2024. Developers must deliver a BNG of at l east 10%. This means a development will result in more or better-quality natural habitat than there was before development. The landowner is legally responsibl e for creating or enhancing the habitat and managing that habitat for at least 30 years to achieve the target condition. 7.42 The proposed building would be sited on the footprint of historic foundations from a previous planning permission that was lawfully commenced but not completed. As the development area is confined to the existing dist urbed ground (with foundations implemented) and does not result in the loss of more than 25 m² of existing habitat, the scheme falls within t he statutory exempti ons to mandatory Biodiversity Net Gain as set out in the Environment Act 2021 and the Biodiversity Net Gain Regulations 2023. The proposal is theref ore exempt from the requirement to deliver measurable BNG and is considered acceptable in ecological terms. Floodin g and Drainage 7.43 Policy DMEI 9 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020) seeks to ensure t hat developments pr ovide appropriate management of flood risk. 7.44 The application site is located within a Cr itical Drainage Area, as identified in the Surface Water Management Plan (SWMP) for Hillingdon. Therefore, an informative advising the applicant that water run off should be directed to a soakaway, tank or permeable surface shall be added to any consent granted. Securit y/Anti-Social Behaviour 7.45 A representation received raised c oncerns regarding anti-social behaviour, potential crime and community safety. Bo th previous legal and appeal decisions have confirmed that the f ear of crime and anti-social behaviour should only be considered a material planning consideration in cases where evidence exists that the associated development would likely in crease crime. Ther e is no present evidence to suggest that ther e are any anti-social behav iours from the existing building. It must also be noted that the application site is located within a fenced area next to Columbia Avenue Field, an open green space. 7.46 The access to the site is quite open with significant levels of surveillance from surrounding dwellings and public open space. The level of passive surveillance would mitigate any potential security or anti-social concerns. Gated access is provided by a footpath lead ing from the car park loca ted on the northern side of Columbia Avenue. As such, the proposed development is not considered to compromise the security of the applicat ion site, adjoining sites or the wider community. Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press Fire Safet y 7.47 Policy D12 of the London Plan states that all developments must achieve the highest standards of fire safety. The application site is situated within an area of open space, and the multi-purpose room would be served by two external doors on two different elevations. The building is modest in overall size and scale. As it is a modestly sized single storey building with two external access points, the LPA are satisfied, it would not lead to any fire safety and access/escape route concerns. 8 Other Matters Human Ri ghts The development has been assessed against the provisions of the Human Rights Act, and in particular Article 1 of the Firs t 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 re commendation, due regard has been given to the applicant's reasonable development rights and expectations which have been balanced and weighed against the wider co mmunity interests, as expressed through third party interests / the De velopment Plan and Central Government Guidance. Equalit y Due consideration has been given to Se ction 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. The proposal would provide an enhanced community facility for individuals with a protected characteristic and their fam ilies. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL The proposed development is not CIL liable as the applicant is a registered charity. Nevertheless, the CIL exem ption forms would need to be submitted for formal consideration. 9 Conclusion / Plannin g Balance The proposal is considered to comply with the Development Plan, and no material considerations indicate that a contra ry decision should be taken. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Back ground Papers Relevant published policies and documents ta ken 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 Hillingdon Planning Committee – 2nd October 2025 PART 1 – Members, Public & Press here, by entering the planning application number at the top of this report and using the search facility. Planning applic ations are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 58215/APP/2025/1068 Hillingdon Planning Committee - 2nd October 2025 PART 1 - MEMBERS, PUBLIC & PRESS 1 of 9 AAppendix 1: Recommended Conditions and Informatives Conditions 1. T8 T Time Limit - full planning application 3 years 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, numbered: Location Plan Proposed Site Plan DM314 Sheet 1 of 5 Proposed Floor Plan DM314 Sheet 2 of 5 Proposed Roof Plan DM314 Sheet 3 of 5 Proposed Front & Rear Elevations DM314 Sheet 4 of 5 Proposed Side Elevations DM314 Sheet 5 of 5 Proposed Section AA and shall thereafter be retained/maintained for the lifetime of the development. REASON To ensure the development complies with the provisions of the Hillingdon Local Plan: Part One - Strategic Policies (2012) and the Hillingdon Local Plan: Part Two - Development Management Policies (2020), and the London Plan (2021). 3. OM19 C Construction Management Plan (details) Prior to development commencing, the applicant shall submit a construction management plan to the Local Planning Authority for its approval. The plan shall detail: (i) The hours during which development works will occur (please refer to the informatives for maximum permitted working hours). (ii) Measures to prevent mud and dirt tracking onto footways and adjoining roads (including wheel washing facilities). (iii) 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). (iv) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process. Hillingdon Planning Committee - 2nd October 2025 PART 1 - MEMBERS, PUBLIC & PRESS 2 of 9 (v) The storage of demolition/construction materials on site. The approved details shall be implemented and maintained throughout the duration of the construction process. REASON To safeguard the amenity of surrounding areas in accordance with the provisions of the Hillingdon Local Plan: Part One - Strategic Policies (2012) and the Hillingdon Local Plan: Part Two - Development Management Policies (2020), and the London Plan (2021). 4 4. HO4 M Materials (details) Notwithstanding the submitted details, no development shall take place until details of all materials and external surfaces, have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be constructed in accordance with the approved details and be retained as such. Details should include information relating to make, product/type, colour and photographs/images. REASON To ensure that the development presents a satisfactory appearance in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 5. NONSC R Refuse Storage & Collection (details) Prior to first occupation of the development, details of refuse collection arrangements and on-site refuse storage for waste material awaiting disposal, including details of any screening, shall be indicated on plans to be submitted to and approved by the Local Planning Authority. Such facilities shall be provided prior to occupation of the development and thereafter permanently retained. REASON To ensure that adequate provision is made for the disposal of waste and visual amenities are not prejudiced, in accordance with the provisions of the Hillingdon Local Plan: Part One - Strategic Policies (2012) and the Hillingdon Local Plan: Part Two - Development Management Policies (2020), and the London Plan (2021). 6. NONSC S Step Free Access The development hereby approved shall ensure level access at all building entrances and designated escape routes to ensure accessibility for individuals with disabilities. The facilities shall be in place prior to first occupation and remain in situ throughout the lifespan of the development. REASON: To ensure an accessible and inclusive development for everyone in accordance with London Plan policy D5. Hillingdon Planning Committee - 2nd October 2025 PART 1 - MEMBERS, PUBLIC & PRESS 3 of 9 77. HLC2 H Hours of Operation The hours of operation shall only be between 8am and 11pm. No persons other than staff shall be permitted to be on the premises outside of these hours. REASON To ensure that the amenity of the occupiers of nearby properties is not adversely affected and to allow a limited number of social functions to be held, in accordance with Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). 8. HLC7 R Restriction on Amplified Sound and Music No amplified sound or other music shall be played in the premises between 9pm and 9am hours Mondays to Fridays, between 11pm and 9am on Saturdays and at no time on Sundays and Bank Holidays. REASON To safeguard the residential amenity of the occupiers of adjoining and nearby properties in accordance with Policy DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). 9. COM8 T Tree Protection Prior to construction and any site clearance, protective fencing shall be erected to protect the entire root areas/crown spread of trees, hedges and other vegetation on site. Fencing should be a minimum height of 1.5 metres. The fencing shall be retained in position until development is completed. The building hereby approved shall only be constructed using the existing foundations on the site. The area within the protective fencing shall remain undisturbed during the course of the works and in particular in these areas: a. There shall be no changes in ground levels. b. No materials or plant shall be stored. c. No buildings or temporary buildings shall be erected or stationed. d. No materials or waste shall be burnt. e. No drain runs or other trenches shall be dug or otherwise created. 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 Two - Development Management Policies (2020). 10. COM10 T Tree to be retained Trees, hedges and shrubs shown to be retained on the approved plan shall not be damaged, uprooted, felled, lopped or topped without the prior written consent of the Local Planning Authority. Hillingdon Planning Committee - 2nd October 2025 PART 1 - MEMBERS, PUBLIC & PRESS 4 of 9 If any retained tree, hedge or shrub is removed or severely damaged during construction, or is found to be seriously diseased or dying another tree, hedge or shrub shall be planted at the same place or, if planting in the same place would leave the new tree, hedge or shrub susceptible to disease, then the planting should be in a position to be first agreed in writing with the Local Planning Authority and shall be of a size and species to be agreed in writing by the Local Planning Authority and shall be planted in the first planting season following the completion of the development or the occupation of the buildings, whichever is the earlier. Where damage is less severe, a schedule of remedial works necessary to ameliorate the effect of damage by tree surgery, feeding or groundwork shall be agreed in writing with the Local Planning Authority. New planting should comply with BS 3936 (1992) 'Nursery Stock, Part 1, Specification for Trees and Shrubs'. Remedial work should be carried out to BS BS 3998:2010 'Tree work - Recommendations' and BS 4428 (1989) 'Code of Practice for General Landscape Operations (Excluding Hard Surfaces)'. The agreed work shall be completed in the first planting season following the completion of the development or the occupation of the buildings, whichever is the earlier. REASON To ensure that the trees and other vegetation continue to make a valuable contribution to the amenity of the area in accordance with policy DMHB 14 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) and to comply with Section 197 of the Town and Country Planning Act 1990. 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 Hillingdon Planning Committee - 2nd October 2025 PART 1 - MEMBERS, PUBLIC & PRESS 5 of 9 hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out on Sundays, Bank or Public Holidays. B. All noise generated during such works shall be controlled in compliance with British Standard Code of Practice BS 5228:2009. C. Dust emissions shall be controlled in compliance with the Mayor of London's Best Practice Guidance' The Control of dust and emissions from construction and demolition. D. No bonfires that create dark smoke or nuisance to local residents. You are advised to consult the Council's Environmental Protection Unit (www.hillingdon.gov.uk/noise Tel. 01895 250155) or to seek prior approval under Section 61 of the Control of Pollution Act if you anticipate any difficulty in carrying out construction other than within the normal working hours set out in (A) above, and by means that would minimise disturbance to adjoining premises. 3 3. The site lies partially in a Critical Drainage Area (CDA) as identified in the Surface Water Management Plan (SWMP) for Hillingdon. A CDA is the catchment area from which surface water drains and contributes to drainage problems. All developments in this area must contribute to managing the risk of flooding from surface water by reducing surface water runoff from the site. Therefore the applicant should minimise the water from your site entering the sewers. No drainage to support the extension should be connected to any existing surface water sewer, other than as an overflow. Water run off from any roof or hard paving associated with the development should be directed to a soakaway, or tank or made permeable. This includes any work to front gardens not part of the planning application, which must be permeable or be collected and directed to a permeable area, otherwise it would need an additional permission. A water butt should be incorporated. 4. I40 E Entertainment Uses The use of premises for public entertainment (eg. music, dancing, plays, indoor sports) or films requires a licence. You should make an application to the Entertainment Licencing Offcer, Entertainments Licencing Section, 4W/01, Civic Centre, High Street, Uxbridge, UB8 1UW (Tel. 01895 277418). 5. The Equality Act 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 Hillingdon Planning Committee - 2nd October 2025 PART 1 - MEMBERS, PUBLIC & PRESS 6 of 9 incorporated with relative ease. The Act states that service providers should think ahead to take steps to address barriers that impede disabled people. I53 CCompulsory Informative (2) The decision to GRANT planning permission has been taken having regard to the policies and proposals in the Hillingdon Local Plan: Part One - Strategic Policies (January 2012) and Hillingdon Local Plan: Part Two - Development Management Policies (January 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 (March 2016) and national guidance. DMCI 1 Retention of Existing Community Sport and Education Facilities DMCI 2 New Community Infrastructure DMEI 9 Management of Flood Risk DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHD 1 Alterations and Extensions to Residential Dwellings DMT 2 Highways Impacts DMT 6 Vehicle Parking LPP GG1 (2021) Building strong and inclusive communities Hillingdon Planning Committee - 2nd October 2025 PART 1 - MEMBERS, PUBLIC & PRESS 7 of 9 AAppendix 2: Relevant Planning History 58215/APP/2006/1997 Acorn Youth Club Columbia Avenue Ruislip ERECTION OF A SINGLE-STOREY PRE-FABRICATED BUILDING WITH TREATED TIMBER EXTERIOR TO REPLACE EXISTING ACORN HALL, ACORN PAVILION AND STORAGE SHED. THE WORKS INVOLVE THE REMOVAL OF THE EXISTING BUILDINGS AND THE RE-INCORPORATION OF THE CLEARED SITE AS PART OF THE OPEN SPACE. Decision: 17-11-2006 Approved 58215/APP/2007/718 Acorns Youth Centre Columbia Avenue Ruislip Middlesex DETAILS IN COMPLIANCE WITH CONDITIONS 4, 6,7,8,13,15,16,17,18 AND 20 (COMPLIANCE WITH APPROVED DRAWINGS, MATERIALS, BOUNDARY TREATMENT, REFUSE STORAGE, STORAGE CONTAINER LOCATION, DISABILITY REQUIREMENTS, ACCESS TO BUILDING, CCTV LOCATIONS, EXTERNAL LIGHTING, AND CYCLE STORAGE) OF PLANNING PERMISSION REF. 58215/APP/2006/1997 DATED 17/11/2006: ERECTION OF A SINGLE STOREY PRE-FABRICATED BUILDING WITH TREATED TIMBER EXTERIOR TO REPLACE EXISTING ACORN HALL, ACORN PAVILION AND STORAGE SHED, THE WORKS INVOLVE THE REMOVAL OF THE EXISTING BUILDINGS AND THE RE-INCORPORATION OF THE CLEARED SITE AS PART OF THE OPEN SPACE. Decision: 08-05-2007 Approved 58215/APP/2012/1027 Acorn Youth Club Columbia Avenue Ruislip Installation of railings, gate and cctv. Decision: 18-07-2012 Approved Hillingdon Planning Committee - 2nd October 2025 PART 1 - MEMBERS, PUBLIC & PRESS 8 of 9 AAppendix 3: List of Relevant Planning Policies The following Local Plan Policies are considered relevant to the application:- Part 1 Policies: PT1.BE1 (2012) Built Environment PT1.EM6 (2012) Flood Risk Management Part 2 Policies: DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHD 1 Alterations and Extensions to Residential Dwellings DMCI 1 Retention of Existing Community Sport and Education Facilities DMCI 2 New Community Infrastructure DMT 2 Highways Impacts DMT 6 Vehicle Parking DMEI 9 Management of Flood Risk LPP GG1 (2021) Building strong and inclusive communities Hillingdon Planning Committee - 2nd October 2025 PART 1 - MEMBERS, PUBLIC & PRESS 9 of 9

Meeting: Hillingdon Planning Committee Date: 2 October 2025 Time: 7:00pm Venue: Committee Room 5, Civic Centre ADDENDUM SHEET Item: 7 Location: Hayes Bridge Retail Park and Heathrow Interchange Amendments/Additional Information: Officer Comments: Delete S106 HoT ii (Public Art).: ii. Public Art: To secure high quality public art as part of the Innovation Hub development, to be delivered in conjunction with Phase 2. Insert the following planning condition: Phase 2: Innovation Hub - Public Art (i) Prior to commencement of above ground construction works for Phase 1, an outline public art scheme for the Phase 2 Innovation Hub shall be submitted to and approved in writing by the Local Planning Authority. (ii) Prior to commencement of above ground construction works for Phase 2, a final and detailed public art scheme for the Phase 2 Innovation Hub shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the Phase 2 development shall be constructed in accordance with the approved details prior to occupation and shall be retained as such. REASON To ensure that the development delivers a high-quality piece of public art, in accordance with Policy DMHB 11 of the Hillingdon Local Plan: Part 2 (2020). The detail of the public art can be secured and addressed by planning condition, meaning that a S106 legal obligation is not necessary. This is consistent with the approach outlined in the NPPF (2024). Amend S106 HoT iii. (Air Quality Contribution): Air Quality Contributions and Monitoring: S106 HoT split into parts (A) and (B) for clarity. (A) Financial contributions shall be paid to the Council to address air quality impacts arising from the development. £1,026,166 shall be paid for Phase 1 (LON6). The obligation shall secure the payment of contributions for Phases 2, 3 and 4 but these shall be calculated at the relevant reserved matters application. (B) The contributions could rise to more depending on emission monitoring results in year 2 of operation of each phase of development and subsequent years, in accordance with the air quality conditions. Amend S106 HoT iv. (Architect Retention): iv. Architect Retention: Retention of the developer’s architectural design team to the completion of the project development, including payment of a fee should the architect design team not be retained. For clarity. Amend S106 HoT v. (Carbon Offset): Carbon Offset Contribution and Monitoring: (A) A financial contribution of £1,830,527 for Phase 1 (LON6). The obligation shall secure the payment of contributions for Phases 2, 3 and 4 but these shall be calculated at the relevant reserved matters application stage. (B) Monitoring shall be secured to ensure net zero- carbon is achieved. S106 HoT split into parts (A) and (B) for clarity and to include monitoring. Amend S106 HoT ix. (Employment/Construction Training Scheme): Employment/Construction Training Scheme and End User Opportunities: (A) An Employment/ Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD. (B) To secure end user opportunities. S106 HoT split into parts (A) and (B) for clarity. Add the following informative regarding fit-out definitions: Category A Fit-Out Category A fit -out is defined as the basic level of interior finishing to make a space functional but not yet tailored for occupation. Category A includes (but is not limited to): • Raised access floors and suspended ceilings • Basic lighting and power distribution • Mechanical and electrical services For clarity in connection with Condition 15 (Phase 1: LON6 Occupation) and the S106 legal agreement. • Fire detection and alarm systems • Painted walls and basic finishes • Finished communal areas (reception, lifts, lobbies) Category A+ Fit-Out Category A+ fit-out is defined as including all Category A features but also including some functional and design features, making the space ready for immediate occupation with minimal tenant input. Category A+ includes (but is not limited to): • All Category A features • Fitted kitchens and toilets • Partitioned meeting rooms and breakout spaces • Installed furniture and workstations • IT infrastructure and air conditioning • Enhanced finishes and lighting Category B Fit-Out Category B fit -out is defined as the full customisation and interior fit -out of the space to meet the tenant’s specific requirements. Category B includes (but is not limited to): • Partitioning (offices, meeting rooms, breakout areas) • Bespoke furniture and joinery • IT and AV installation • Specialist lighting and décor • Branding and signage • Kitchen and tea points • All finishes, flooring, and decorations Interpretation: For avoidance of doubt, these fit-out definitions are applicable to all of the proposed Innovation Hub uses, which is a mixed- use Sui Generis, including Classes B2, B8, E(g), F.1 (e) and F.2(b)). Reference should also be made to the British Council's 'Guide to Fit Out' 2025 publication. Item: 10 Location: Acorn Youth Centre Amendments/Additional Information: Officer Comments: Since the completion of the committee report, one additional comment in support has been received by a Member of the Public. The comment highlights • That the building will provide a safe place for special needs young people to access community involved activities This is noted and addressed within the principle of development section at paragraphs 7.1-7.8 of the Committee Report.