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Hillingdon Planning Committee – 11th February 2026
PART 1 – Members, Public & Press
Report of the Head of Development Management and Building Control
Committee Report
Case Officer: Christopher Lamb 20101/APP/2025/72
Date Application
Valid:
28.1.25 Statutory / Agreed
Determination
Deadline:
11.02/2026
Application
Type:
Full Ward: Eastcote
Applicant: Mr Mathew Dhanoa
Site Address: 1 High Road
Eastcote
Proposal: Erection of outbuilding to rear of office building.
Summary of
Recommendation:
GRANT planning permission subject to
conditions
Reason Reported
to Committee:
Required under Part 3 of the Planning Scheme of
Delegation (Petition received)
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Summary of Recommendation:
GRANT planning permission subject to the conditions set out in
Appendix 1.
1 Executive Summary
1.1 This application seeks planning permission for the erection of an outbuilding to the
rear of No. 1 High Road, to serve as additional office space associated with the
existing ground floor office use of the building.
1.2 A rear outbuilding has twice previously been approved at the site, firstly in late
2020 (20101/APP/2020/3335) for storage use, and then again for ancillary office
space in 2022 (20101/APP/2020/3335), with the permission for the latter having
commenced and therefore extant. The outbuilding subject of this application is of
a similar height and siting as the previous proposals, but of an increased size and
varying design being approximately 10 sqm larger in footprint.
1.3 A signed petition has been received from the public with 20 signatures, and as
such this application has been called to Committee for determination. C oncerns
raised include the impact of the proposal on the visual appearance of the Eastcote
Village Conservation Area, as well as parking pressures on the wider
neighbourhood. These matters have been considered within the assessment
section of the report below.
1.4 With regard to recent previous approv als for similar proposals, the proposed
outbuilding and associated use is considered to comply with the objectives of the
relevant planning policies, and the proposal would not give rise to any significant
harm to the character and appearance of the host property, surrounding street
scene or Conservation Area. The proposal would also have no detrimental impact
on neighbouring residential amenity, trees or biodiversity.
1.5 The outbuilding would provide additional office space in association with the
primary commercial use. Conditions are recommended such that the outbuilding
can only be used in association with, and ancillary to, the commercial activity of
the building and for no other purpose, nor occupied independently.
1.6 The Highways Officer has raised no objections to the additional office space and
any impact this would have on the local Highway Network is deemed to be
acceptable. The scheme would not lead to additional highway or pedestrian safety
concerns.
1.7 Taking all relevant matters into account and giving due regard to local residents’
objections (including the petition against the application), it is concluded that the
proposal complies with the Development Plan and no material considerations
indicate that a contrary decision should be taken. The planning application is
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therefore recommended for approval subject to the conditions set out in Appendix
1.
2 The Site and Locality
2.1 The application site comprises a semi-detached, two storey building located on
the south side of High Road on a corner plot at its junction with Azalea Walk. The
property is of brick construction with a hipped tile roof, and benefits from existing
single storey extensions to the side and rear.
2.2 The building has offices on the ground floor with residential above and benefits
from a rear garden of approximately 122 sqm, which is used solely by the offices.
The existing building has a traditional shop frontage with a large picture window
and is separated from the road by a parking area that services the existing offices.
2.3 The site falls within the Eastcote Village Conservation Area, however the building
itself is not listed. There is a current Article 4 restriction in place which restricts
Class MA conversion from Use Class E to Class C3 Residential units through
permitted development. No other significant site constraints have been identified
within the site curtilage. The below Figures further show the site context and
location.
Figure 1: Location Plan (application site edged red)
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Figure 2: Street View Image of Application Property (From High Road)
Figure 3: Street View Image of Application Property (From Azalea Walk)
1 High Road
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Figure 4: Rear Garden of Application Site
Figure 5: View of Neighbouring Outbuilding at No 2 High Road
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3 Proposal
3.1 The application proposes the erection of an outbuilding within the rear garden of
the site, to serve as additional office space associated with the existing ground
floor office use of the building (proposed drawings shown at Figure 6 and 7 below).
3.2 The proposed outbuilding would have an approximate maximum depth of 6m,
maximum width of 8m, and maximum height of 3.4m. It would be set approximately
4.4m away from the main rear wall of the application property at its nearest point.
3.3 The proposed outbuilding would be of brick construction, with timber windows
and door. It would be characterised by a hipped tile roof with a gable to the side
facing Azalea Walk.
Figure 6: Proposed Site Plan (please note – a larger version of plan can be found
in the Committee Plan Pack)
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Figure 7: Proposed Plans and Elevations (please note – a larger version of plan
can be found in the Committee Plan Pack)
4 Relevant Planning History
4.1 A list of the planning history relating to the property can be found in Appendix 2.
4.2 It is relevant to note that planning permission was previously granted in 2022 for
the erection of an outbuilding within the rear garden, to provide ancillary office
space for the main office building at 1 High Road (20101/APP/2021/4481) . This
permission was assessed (and approved) under current Local Plan policies. A
Certificate of Lawfulness (20101/APP/2025/1385) was then granted in May 2025,
formally confirming that the development of this scheme had commenced, with the
permission now therefore extant. Figures 8 and 9 show th is approved, extant
scheme.
4.3 Prior to this, planning per mission was also granted in 2020 for a single storey
outbuilding to the rear of the commercial unit for storage use
(20101/APP/2020/3335). This permission expired in December 2023.
4.4 The Class E use of the commercial unit has been established through historic
applications. In 1974, planning permission was granted for a change of use from
flat to a retail shop (20101/74/1913). A further change of use to Estate Agents was
granted permission in 1987 (202101/87/0022). The commercial element at ground
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floor would include the rear garden where the outbuilding proposed is to be
located.
Figure 8: Previously Approved and Extant Scheme (Permitted Under
20101/APP/2021/4481)
Figure 9: Previously Approved and Extant Scheme (20101/APP/2021/4481)
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5 Planning Policy
5.1 A list of planning policies relevant to the consideration of the application can be
found in Appendix 3.
6 Consultations and Representations
6.1 Six neighbouring prop erties, as well as Eastcote Residents Association, were
originally consulted on the application on 30.01.25 , with the consultation period
expiring on 20.02.2025. A site and press notice were also displayed. The
respective consultation period expired 05.03.2025. Three representations and a
petition containing 20 signatures were received during this consultation.
6.2 During the course of the application, it became apparent that incorrect plans had
been submitted. Following the submission of the most recent plans, as described
in Section 3 above, a further consultation period for the scheme was undertaken
on 12.05.2025. A further two representations were received during this
consultation (Five representations total). A further consultation to an adjoining
neighbour (missed under the original consultation process) was sent on the
02.01.2026
however no response was received from this neighbour during the
period of consultation (expired 23.01.2026).
6.3 Representations received in response to public consultation are summarised in
Table 1 (below). Consultee responses received are summarised in Table 2
(below). Full copies of the responses
have also separately been made available
to Members.
Table 1: Summary of Representations Received
Representations Summary of Issues
Raised
Planning Officer
Response
A petition of 20
valid signatures
has been
received against
the application
I. Impact on the
character of Eastcote
Village Conservation
Area.
II. Impact on the Highway
from additional parking
pressures; lack of
residential parking at
present.
Discussed within
paragraphs 7.6 - 7.19 of
this report.
Discussed within
paragraphs 7.28 - 7.33 of
this report.
Five individual
letters of objection
have been
received
I. Harm to character
and appearance of
the site / area /
Conservation Area;
overdevelopment;
Discussed within
paragraphs 7.6 - 7.19 of
this report.
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loss of green space;
will change the street
scene.
II. Highway and parking
concerns; pedestrian
safety.
Discussed within
paragraphs 7.28 - 7.33 of
this report.
III. Impacts on neighbour
amenity; loss of
privacy.
Discussed within
paragraphs 7.20 - 7.27 of
this report.
IV. Environmental
Impacts; Trees,
Ecology.
Discussed within
paragraphs 7.34 - 7.37 of
this report.
V. Concerns over
drainage of surface
water/rainwater.
Discussed within
paragraph 7.47 of this
report.
VI. The site is subject to a
restrictive covenant.
This would not be a
material consideration in
the planning assessment –
the application would be
assessed against the
Planning Legislation
including the National,
London and Local
Planning Policies.
Restrictive
covenants on
the land would be a private
civil law
matter and are not
considered within the
planning merits of the
assessment.
VII. Inaccuracies in the
application
form/plans– land
described as grass
verge.
The redline includes the
relevant land in the
ownership of the applicant.
The description of the land
outside the redline as a
grass verge does not
materially
affect the
planning assessment.
VIII. Construction has
started without
Construction has lawfully
commenced in relation to
the previous
ly approved
application:
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consent; no party wall
agreement signed.
20101/APP/2021/4481,
hence permission for this
previous scheme is extant.
Disputes over P
arty Wall
agreements, where
relevant, are a civil matter
between the two parties
and are not a material
planning consideration.
IX. Concerns about
construction impact;
structural integrity of
the outbuilding
(including excavation
works, potential need
for retaining walls and
subsidence).
Contractors will be
required to adhere to all
relevant regulations to limit
this impact on neighbours.
The Council recommends
an informative reminding
the applicant of their
construction noise and
hours obligations
which are
allowed under The Control
of Pollution Act 1974, the
Clean Air Acts and other
related legislation.
The planning assessment
would not require details of
foundational plans, and
structural integrity is not a
material
planning
consideration. This aspect
and related concerns
would be controlled under
Building Regulations and
other non-planning laws.
Table 2: Summary of Consultee Responses
Consultee and Summary of Comments
Planning Officer
Response
Conservation and Design: Following review of this
and the previous approval we would not object to the
proposed scheme as the different proposals would not
harm the significance of the conservation area any
more than the existing approval. External materials to
match existing dwelling. It would be recommended
that the building be conditioned to have an ancillary
use to the main dwelling.
The comments from
the Conservation
Officer are noted. It is
agreed that the
suggested conditions
are
imposed.
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Highways Officer: Despite the slight increase in
GIFA as compared with the extant consent
(20101/APP/2021/4481), there are no envisaged
highway related implications or demands imposed on
this new application.
The comments from
the Highways Officer
are noted
.
7 Planning Assessment
Principle of Development
7.1 The proposal is for the erection of an out building within the rear garden of the
existing property. The property itself received planning permission in the 1980’s
for the conversion of the ground floor to a commercial office and has since been
operating within Class E Use Class.
7.2 The property lies within an urban, built-up location outside of the Green Belt.
Extensions and additions to existing buildings, including outbuildings, would
therefore be acceptable in principle in this location, subject to complying with all
other relevant Development Plan Policies and material considerations as set out
below.
7.3 Indeed, the principle of an outbuilding in this location, for the specified office use,
has already been established as acceptable at the site given the approval of the
previous application, which remains extant.
7.4 The outbuilding is required in connection with the existing, lawful office use at the
site. Whilst the use of the outbuilding as additional office space is accepted , in
order to prevent any future alteration or severance which would be contrary to
local policy, it is nonetheless recommended that conditions are imposed: Firstly,
so that the outbuilding may only be used for the proposed purpose, and secondly,
so that it may only be used in conjuncti on with the authorised use of the ground
floor commercial premises, and not oc cupied independently. These conditions
were impo
sed on the previous permitted application and given the similarities
between the two applications it would remain appropriate for them to be re-
imposed.
7.5 As stated in the Application Form, it is additionally noted that the proposal would
make no alteration to the existing level of employment on site.
Design / Character and Impact on the Conservation Area
7.6 Policy BE1 of the Hillingdon Local Plan: Part One Strategic Policies (2012) seeks
a quality of design in all new development that , inter alia , enhances and
contributes to the area in terms of form, scale and materials, respects the local
character, and is appropriate to the identity and context of the townscape.
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7.7 Policy DMHB 11 of the Hillingdon Local Plan: Pa rt Two - Development
Management Policies (2020) advises that all development will be required to be
designed to the highest standards and incorporate principles of good design.
7.8 DMHB 4 of the Hillingdon Local Plan: Part Two - Development Management
Policies (January 2020) advises that al l new development, including alterations
and extensions to existing buildings, within a Conservation Area or on its fringes,
will be expected to preserve or enhance the character or appearance of the area.
Development
should sustain and enhance its significance and make a positive
contribution to local character and distinctiveness.
Site Context
7.9 The application site is located on a prominent corner plot along Eastcote High
Road and comprises a semi-detached property with existing single-storey side and
rear extensions. The ground floor is currently in commercial use (Use Class E),
while the first floor is occupied as a self-contained residential flat.
7.10 The site falls within the Eastcote Village Conservation Area which, in this location,
is characterised predominantly by two -storey semi- detached and terraced
dwellings of traditional architectural style and design. To the southeast, the site
adjoins the junction with Azelea Walk, a
residential road defined by uniform two
and three-storey red-brick terraced properties with well-maintained, planned front
gardens and communal parking areas adjacent to the public highway.
7.11 The Conservation Area generally retains a notably green and verdant character,
containing both Eastcote House Gardens and Haydon Hall Park to the northeast.
Properties are generally landscaped to the rear, however it should be noted that
exceptions exist in the form of larger outbuildings and infill extensions to the rear
of neighbouring commercial properties, namely Nos. 2, 3 and 4 High Road.
Proposal
7.12 As mentioned previously, the site has extant permission for the erection of a single
storey outbuilding with a floor area of 24 sqm (6m x 4m). This is a significant
material consideration as it already est ablishes that an outbuilding of that size,
design and siting is deemed to be acceptable. It is therefore only the differences
between the two schemes that can be assessed, namely whether the increased
size now proposed (an additional 10sqm) would give rise to any significant harm
when compared to the previously approved scheme. This is considered below.
7.13 Despite the increased size of the pro posed outbuilding in comparison to the
approved, extant scheme, it is considered that the structure would remain of an
appropriate size and scale, continuing to appear as subservient and proportionate
to the host building and visually ancillary in nature.
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7.14 Additionally, the proposed outbuilding would be similarly sited within the plot, no
closer to the rear boundary. It would re tain an appropriate separation distance to
the host building, ensuring that it would not appear as excessive in scale nor
visually fill the plot.
7.15 The proposed outbuilding would be of a conventional and sympathetic design,
finished in brick with a pi tched tile roof. In principle these materials would be
acceptable however to ensure a complementary appearance should be
conditioned to match the existing host property. Provided this is the case, the roof
design and material palette would not conflict with the
prevailing character of the
area. Additionally, its modest height and set- back position would reduce its
visibility from the public realm , particularly given the existing closeboard fencing
to the boundaries, and existing boundary vegetation, due to be retained . Whilst it
is accepted that some of the outbuilding would be visible from the public realm,
this is similar to the previously approv ed proposal and would be to no visual
detriment given its appropriate scale, design and appearance as detailed above.
7.16 It is noted that other rear garden outbuildings lie in close proximity to the
application site, namely those of the adjacent neighbour No. 2 High Road and No.
3 High Road, which are of comparable if not larger footprints. An existing garage
block, opposite the site on the eastern side of Azalea Walk, is also readily apparent
within the street scene, however does not appear unduly prominent or harmful to
the visual character. The proposed outbuilding would not be out of keeping with
such existing developments, and would present a similar visual appearance to the
outbuilding that has previously been approved. Whilst a portion of the garden
would be lost to the development, it is considered that the site and surrounds
would still maintain a
verdant character, owing to the retention of the boundary
vegetation, neighbouring trees and existing grass verges beyond the site which
would be unaffected by the proposal.
7.17 For the reasons above, the proposal is deemed to be acceptable in design
character, and appearance terms. This is concurred by the Council’s Conservation
Officer, who has been consulted and raised no objections to the proposal.
7.18 In accordance with Section 72(1) of the Town and Country Planning (Listed
Buildings and Conservation Areas) Act 1990, special attention has been given to
the desirability of preserving or enhancin g the character or appearance of the
C
onservation Area. With consideration given to the already approved and extant
scheme, as well as the proposal’s continued modest scale, appropriate siting,
conditioned use of complementary materials, and the retention of surrounding
landscaping, it is considered that the propos al would have a neutral impact on
Eastcote Village Conservation Area , and therefore accordingly preserve its
character and appearance.
7.19 Overall, the current proposal is considere d to satisfactorily integrate with the
appearance of the original dwelling and taking into account the surrounding
context of neighbouring development it would not harm the character, appearance
and visual amenities of the Conservation Area. The proposal would therefore
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accord with Policies BE1 and HE1 of the Hillingdon Local Plan: Part One -
Strategic Policies (2012), Policies DMHB 4 and DMHB 11 of the Hillingdon Local
Plan: Part Two - Development Management Policies (2020), Policy HC1 of the
London Plan and National Planning Policy Framework (2024).
Residential Amenity
7.20 Policy DMHB 11 of the Hillingdon Local Plan: Pa rt Two - Development
Management Policies (2020) seeks to ensure that development proposals do not
adversely impact on the amenity, daylight and sunlight of adjacent properties and
open space.
7.21 The proposed outbuilding would be located on a raised section of the rear garden,
slightly above the ground level of the host building. It would be situated no closer
to the rear boundary, or side boundary with No. 2 High Road, than the previously
approved outbuilding, for which no concerns regarding neighbour amenity were
envisaged.
7.22 It is noted that No. 2 benefits from a substantial outbuilding situated along this
shared boundary. As such, and given the similar proposed siting and only modest
increase in size when compared to the extant scheme, it is considered that the
proposal would again not result in any undue harm to the amenity of this adjoining
property in terms of overbearingness, loss of outlook or overshadowing.
7.23 To the rear, the application property partially shares a boundary with No. 82
Azalea Walk. This property is at a higher ground level than the application site, as
shown by the street view plan, and benefits from mature trees situated along the
boundary, providing a natural screen . Given this elevated position, existing
screening, single storey nature of the development and separation distance
between the proposed outbuilding and rear of this neighbouring property, it is
similarly considered that the proposed outbuilding would not result in any adverse
impact on No. 82 in terms of overbearingness, loss of outlook or overshadowing.
7.24 To the east, residential properties on this side are separated from the application
site by the public highway. It is considered that the intervening highway and
separation distances involved would ensure that the proposal would have no
impact upon any property on this side.
7.25 In terms of privacy, the proposed outbuilding would contain openings only to its
front and side elevation facing onto Azalea Walk. The front elevation openings
would face onto the applicant’s own garden and property, whilst the side openings
would face onto the public road, and an open green space and garaging area
beyond. In any case, outlook from these windows would largely be obscured by
the existing boundary fencing. To this extent, it is also not considered that the
development would result in any loss of privacy for neighbouring properties.
7.26 Given all the above, similar to the conclus ions of the previous approval, it is
considered that the development as proposed would not result in any appreciable
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level of harm to the residential amenities of neighbouring occupiers in terms of
outlook, daylight, privacy, or overbearing effect , and there would therefore be no
conflict with Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development
Management Policies (2020).
Residential Amenity – Application Property
7.27 It is considered that all of the proposed rooms, and those altered by the proposed
development, would maintain an adequate outlook and source of natural light,
therefore complying with the requirements of Policy D6 of the London Plan (2021).
Highways and Parking
7.28 Policies DMT 1 and DMT 2 of the Hillingdon Local Plan: Part 2 (2020) require the
Council to consider whether the traffic generated by proposed developments is
acceptable in terms of the local highway and junction capacity, traffic flows and
conditions of general highway or pedestrian safety.
7.29 Policy DMT 6 of the Hillingdon Local Plan: Part 2 (2020) requires that new
development will only be permitted where it accords with the Council's adopted
parking standards unless it can be demonstrated that a deviation from the
standard would not result in a deleterious impact on the surrounding road network.
7.30 The application site falls on the southern side of Eastcote High Road, a B-road
with parking restrictions within the vicinity of the site. Notwithstanding this, t here
is off -street parking to the front of the site, sufficient to accommodate three
vehicles, as well as unrestricted street parking along Azalea Walk, on the side of
the road adjacent to the application site.
7.31 The Council’s parking standards stipulate that for offices, one parking space
should be provided per 50-100 sqm of office floorspace. The existing office has a
floorspace of approximately 94 sqm. Whilst the proposal would increase the
overall
floorspace to approximately 129 sqm, as per the above metric the existing
three off-street parking spaces provided to the front of the property would remain
sufficient to meet the necessary standard. To this extent, it is not considered that
the proposal would result in any greater displacement of parking onto the public
highway than the existing arrangement.
7.32 Additionally, it is noted on the Application Form that the proposal will not increase
levels of employment on the site, whilst it is also not considered that the modest
increase in office floor area proposed would likely result in any demonstrable
increase in vehicular journeys to/from the si te. This is particularly the case given
the approval of the previous outbuilding, to which no highways or parking concerns
were raised, and that the proposed outbuilding would thereby only result in a
further increase of 10 sqm of floorspace at the site beyond the extant permission.
7.33 Given the above, and with no objections from the Council’s Highway Authority, it
is therefore not considered that the proposal would have any demonstrable and
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detrimental impact on parking or highway safety beyond either the existing
arrangement or what has already been approved under the previous application.
Trees and Ecology
7.34 The site does not contain any trees, however there are several mature trees
adjacent to the site, running along the rear boundary. These trees fall within the
Conservation Area, and though not covered by a TPO, therefore have a level of
statutory protection.
7.35 Under the previous approved application, the Council’s Tree Officer was consulted
and raised no objections to the scheme. Given the site context and that these trees
are at a higher elevation than the application site, it was concluded that the
outbuilding would be unlikely to compromise their root protection areas, and
therefore avoid any harmful impact. Accordingly, no conditions relating to trees
were attached to the decision notice.
7.36 On the basis that, as the site plan ind icates, the proposed outbuilding would be
sited materially no closer to these trees than the previously approved outbuilding
(and would require a similar level of excavation etc) , it would follow that any
potential impact to these off-site trees has already been deemed to be within
acceptable limits. Indeed, the works closest to these trees could already be carried
out under the extant permission, and some excavation works have already been
lawfully undertaken to this effect. Whilst the proposed outbuilding would introduce
additional development to the centre of the garden of the application site , this
would have no impact on any existing trees.
7.37 As such, the proposal is not considered to have any potential impact on trees
beyond what has already been approved and deemed acceptable at the site. No
ecology concerns are raised given t he siting and urban location of the
development proposed, in which only an area of lawn would be impacted.
Biodiversity Net Gain
7.38 In England, Biodiversity Net Gain (“BNG”) is required under a statutory framework
introduced by Schedule 7A of the Town and Country Planning Act 1990 (inserted
by the Environment Act 2021).
7.39 Under the statutory framework for BNG, subject to some exemptions, every grant
of planning permission is required to meet the BNG objective of 10% increase in
biodiversity value, relative to the pre-development biodiversity value of the onsite
habitat.
7.40 One exemption is development below a de minimis threshold. This exemption
applies to development that impacts less than 25 sqm of non- priority onsite
habitat. In this instance, the proposed outbuilding would be located within an area
of the rear garden currently laid to lawn (a non-priority onsite habitat), and has an
area of 34.5 sqm. The development would thereby exceed the de minimis
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threshold, and no further reasons for exemption have been put forward. As such,
the development would be required to meet the statutory 10 % increase in site
biodiversity value.
7.41 A BNG assessment has been submitted by the applicant to this effect. The
submitted matrix identifies an on-site biodiversity net loss of 21.19 % (equivalent
to -0.0044 habitat units) against the statutory requirement for a 10% net gain. The
loss results from the required removal of a section of the rear garden lawn to
accommodate the outbuilding.
7.42 The applicant has suggested that the BNG requirement could be met via an off-
site provider, secured by way of condition. As per the statutory Biodiversity Gain
Hierarchy, on-site enhancement should however be prioritised first, where
possible. It is accepted that the limited size of the plot may impact on the ability
for this net gain (equivalent to 0.0064 units) to be provided on site. In such a case,
off-site delivery of biodiversity units or statutory credits can also be acceptable in
meeting the statutory requirement.
7.43 As above, the submitted matrix indicates the proposal would be required to provide
0.0064 habitat units to meet the 10% net gain. The required units could be
delivered off-site through purchase from a habita t bank operator or via statutory
biodiversity credits , however on-site options should be explored first, or
information submitted to demonstrate why on -site enhancement would not be
possible. A BNG condition has therefore been recommended which requests
further information is submitted post application. This information includes a follow
up Baseline Biodiversity Assessment which seeks 10% gain within the site. If this
is not possible, the condition requires proof of purchase of Biodiversity Credits or
Statutory Credits to meet the statuto ry requirement. This information would be
required prior to commencement of the development.
7.44 Ensuring the above condition is complied with, the proposal would satisfy the
legislative BNG requirements.
Air Quality
7.45 No significant issues in this regard are envisaged given the nature of the proposed
development.
Noise
7.46 As a proposed office space, it is not considered that the outbuilding would likely
generate any undue noise or disturbance. It is therefore not considered necessary
to impose a condition relating to hours of operation, and it is noted that no such
condition was imposed on the previous permission. It would therefore not appear
reasonable to recommend such a condition given that an outbuilding with the
same use already has extant permission for which no limit on operating hours was
stipulated. In any case, should any future noise disturbance arise, this would be
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investigated and resolved as appropriate by the Council’s Environmental Health
team.
Drainage
7.47 The site is not identified as at particular risk from flooding or drainage issues.
Accordingly, and given the modest scale of the proposal and what has previously
been permitted, it is considered that the existing drainage system in place would
remain sufficient to ensure any excess water would be satisfactorily drained within
the site. Specific drainage details would be managed under Building Regulations.
8 Other Matters
Human Rights
8.1 The development has been assessed against the provisions of the Human Rights
Act, and in particular Article 1 of the First Protocol and Article 8 of the Act itself.
This Act gives further effect to the rights included in the European Convention on
Human Rights. In arriving at this recommendation, due regard has been given to
the applicant's reasonable development rights and expectations which have been
balanced and weighed against the wider community interests, as expressed
through third party interests / the Devel opment Plan and Central Government
Guidance.
Equality
8.2 Due consideration has been given to Section 149 of the Equality Act with regard
to the Public Sector Equality Duty in the assessment of this planning application.
No adverse equality impacts are considered to arise from the proposal.
Local Finance Considerations and CIL
8.3 Not applicable. The proposed development is not CIL liable.
9 Conclusion / Planning Balance
9.1 The proposal is considered to comply with the Development Plan and no material
considerations indicate that a contrary decision should be taken. Consequently,
the application is recommended for approval subject to the conditions set out in
Appendix 1.
10 Background Papers
10.1 Relevant published policies and documents taken into account in respect of this
application are set out in the report. Documents associated with the application
Hillingdon Planning Committee – 11th February 2026
PART 1 – Members, Public & Press
(except exempt or confidential information) are available on the Council's website
here, by entering the planning application number at the top of this report and
using the search facility. Planning appl ications are also available to inspect
electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon
appointment, by contacting Planning Services at planning@hillingdon.gov.uk.
AAPPENDICES
Planning Application
20101/APP/2025/72
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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: Location Plan, 20/3367/11 and 20/3367/12.
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
Notwithstanding any indication of materials submitted as part of this application, the
materials to be used in the construction of the external surfaces of the outbuilding hereby
permitted shall match those used in the existing host building in terms of colour, type and
texture, and shall thereafter be retained as such.
REASON
To safeguard the visual amenities of the Conservation Area and to ensure that the proposed
development does not have an adverse effect upon the appearance of the existing building
in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020)
4. HO5 N No additional windows or doors
Notwithstanding the provisions of the Town and Country Planning (General Permitted
Development) Order 2015 (as amended) (or any order revoking and re-enacting that Order
with or without modification), no additional windows, doors or other openings shall be
constructed in the walls or roof slopes of the development hereby approved in the flank
elevations facing south towards properties in Azalea Walk, south east to the public highway
known as Azalea Walk or south west towards 2 High Road
REASON
To prevent overlooking to adjoining properties in accordance with policy DMHB 11 of the
Hillingdon Local Plan Part 2 (2020).
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55. NONSC N No Other Use Permitted
The outbuilding hereby approved shall only be used for the purpose(s) stated on the
application form and approved drawings. It shall not be used for purposes such as a living
room, bedroom, kitchen, bathroom or as a separate unit of accommodation.
REASON
To protect the character and appearance of the area and amenity of residential occupiers in
accordance with policies DMHB 11 and DMHD 2 of the Hillingdon Local Plan Part 2 (2020)
6. NONSC N Non-Severance
The outbuilding hereby approved shall only be used in conjunction with the authorised use of
the ground floor commercial unit and shall not be used separately or for any other purpose.
REASON
To avoid any future fragmentation of the curtilage or the creation of a separate business use,
so as to protect the amenity of adjoining residential properties and to allow consideration of
traffic, highway and parking issues in accordance with Policies DMHD 11, DMT 2 and DMT
6 of the Hillingdon Local Plan: Part Two - Development Management Policies (January
2020).
7. NONSC B Biodiversity Net Gain (Details)
No development shall take place on any part of the site until a Biodiversity Gain Plan for the
site, demonstrating compliance with the 10% biodiversity net gain requirement in
accordance with the Environment Act 2021, has been submitted to and approved in writing
by the Local Planning Authority. The Biodiversity Gain Plan should include:
i. Baseline Biodiversity Assessment: Using the latest Defra Biodiversity Metric, a report of
the site's pre-development biodiversity value; and
ii. On-Site Enhancement and 30-year Habitat Management Plan (HMP) detailing measures
to achieve BNG on-site, including species protection, habitat creation, and ongoing
management strategies to maintain gains for a minimum of 30 years. The HMP should, as a
minimum, include:
a) Description and evaluation of the features to be managed.
b) Aims, objectives and targets for management.
c) Description of the management operations necessary to achieving aims and objectives.
d) Prescriptions for management actions.
e) Preparation of a works schedule, including an annual works schedule.
f) Details of the monitoring needed to measure the effectiveness of management.
g) Details of the timetable for each element of the monitoring programme.
h) Details of the persons responsible for the implementation and monitoring.
i) Report to the Council routinely regarding the state of the Biodiversity Net Gain
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requirements for development in years 1 (post-completion), 3, 5, 10, 20, and 30, with
biodiversity reconciliation calculations at each stage; or
Where a biodiversity net gain of 10% is not achievable on site, in addition to the Baseline
Biodiversity Assessment (i), the following shall be included in the BGP:
iii. Off-Site Biodiversity Credits or Statutory Credits: Where on-site measures do not achieve
the 10% net gain, confirmation of the purchase of off-site biodiversity credits or statutory
credits must be provided, including a receipt or proof of transaction as part of the Plan.
The approved Biodiversity Gain Plan shall be strictly adhered to, and development shall
commence and operate in accordance with it.
REASON
To ensure the development delivers a Biodiversity Net Gain and secures the protection and
effective management of the remaining habitat on site in accordance with the Environment
Act 2021, Section 15 of the National Planning Policy Framework, Policy G6 of The London
Plan (2021), and Policy DMEI 7 of the Hillingdon Local Plan Part 2 (2020)
I
Informatives
1. I52 C Compulsory Informative (1)
The decision to GRANT planning permission has been taken having regard to all relevant
planning legislation, regulations, guidance, circulars and Council policies, including The
Human Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to act
incompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8
(right to respect for private and family life); Article 1 of the First Protocol (protection of
property) and Article 14 (prohibition of discrimination).
2. I59 C Councils Local Plan : Part 1 - Strategic Policies
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.
3. I5 P Party Walls
The Party Wall Act 1996 requires a building owner to notify, and obtain formal agreement
from, any adjoining owner, where the building owner proposes to: carry out work to an
existing party wall; build on the boundary with a neighbouring property; in some
circumstances, carry out groundworks within 6 metres of an adjoining building. Notification
and agreements under this Act are the responsibility of the building owner and are quite
separate from Building Regulations, or Planning Controls. The Building Control Service will
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assume that an applicant has obtained any necessary agreements with the adjoining owner,
and nothing said or implied by the Council should be taken as removing the necessity for the
building owner to comply fully with the Party Wall Act. Further information and advice is to be
found in "the Party Walls etc. Act 1996 - explanatory booklet" published by the ODPM,
available free of charge from the Residents Services Reception Desk, Level 3, Civic Centre,
Uxbridge, UB8 1UW.
4
4. I15 C Control of Environmental Nuisance from Construction Work
Nuisance from demolition and construction works is subject to control under The Control of
Pollution Act 1974, the Clean Air Acts and other related legislation. In particular, you should
ensure that the following are complied with:-
A. Demolition and construction works which are audible at the site boundary shall only be
carried out between the hours of 08.00 and 18.00 hours Monday to Friday and between the
hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out on
Sundays, Bank or Public Holidays.
B. All noise generated during such works shall be controlled in compliance with British
Standard Code of Practice BS 5228:2009.
C. Dust emissions shall be controlled in compliance with the Mayor of London's Best
Practice Guidance' The Control of dust and emissions from construction and demolition.
D. No bonfires that create dark smoke or nuisance to local residents.
You are advised to consult the Council's Environmental Protection Unit
(www.hillingdon.gov.uk/noise Tel. 01895 250155) or to seek prior approval under Section 61
of the Control of Pollution Act if you anticipate any difficulty in carrying out construction other
than within the normal working hours set out in (A) above, and by means that would minimise
disturbance to adjoining premises.
5. I47 D Damage to Verge - For Council Roads:
The Council will recover from the applicant the cost of highway and footway repairs,
including damage to grass verges.
Care should be taken during the building works hereby approved to ensure no damage
occurs to the verge or footpaths during construction. Vehicles delivering materials to this
development shall not override or cause damage to the public footway. Any damage will
require to be made good to the satisfaction of the Council and at the applicant's expense.
For further information and advice contact - Highways Maintenance Operations, Central
Depot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB3
3EU (Tel: 01895 277524).
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For Private Roads: Care should be taken during the building works hereby approved to
ensure no damage occurs to the verge of footpaths on private roads during construction.
Vehicles delivering materials to this development shall not override or cause damage to a
private road and where possible alternative routes should be taken to avoid private roads.
The applicant may be required to make good any damage caused.
I53 C
Compulsory Informative (2)
The decision to GRANT planning permission has been taken having regard to the policies
and proposals in the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020) set out below,
including Supplementary Planning Guidance, and to all relevant material considerations,
including The London Plan (2021) and national guidance.
DMHB 1 Heritage Assets
DMHB 11 Design of New Development
DMHB 4 Conservation Areas
DMT 1 Managing Transport Impacts
DMT 2 Highways Impacts
DMT 6 Vehicle Parking
LPP D3 (2021) Optimising site capacity through the design-led approach
LPP D4 (2021) Delivering good design
LPP E1 (2021) Offices
LPP G7 (2021) Trees and woodlands
LPP GG2 (2021) Making the best use of land
LPP HC1 (2021) Heritage conservation and growth
LPP T6 (2021) Car parking
LPP T6.2 (2021) Office parking
NPPF11 -24 NPPF11 2024 - Making effective use of land
NPPF12 -24 NPPF12 2024 - Achieving well-designed places
NPPF16 -24 NPPF16 2024 - Conserving and enhancing the historic environment
NPPF2 -24 NPPF2 2024 - Achieving sustainable development
NPPF6 -24 NPPF6 2024 - Building a strong, competitive economy
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AAppendix 2: Relevant Planning History
20101/A/87/0022 1 High Road Eastcote
Change of use of ground floor premises form retail to estate agency and extension to rear.
Decision: 06-05-1987 Approved
20101/APP/2020/3335 1 High Road Eastcote
Single storey outbuilding to rear for storage use
Decision: 22-12-2020 Approved
20101/APP/2021/4481 1 High Road Eastcote
Erection of outbuilding to provide ancillary office space for main office building at 1 High
Road
Decision: 19-05-2022 Approved
20101/APP/2025/1385 1 High Road Eastcote
Certificate of existing lawful development seeking conformation of commencement of
development secured under planning app ref. 20101/APP/2021/4481 granted on 19-05-
2022 (Erection of outbuilding to provide ancillary office space for main office building at 1
High Road) within the approved timeframe for commencement, before 19-05-2025.
Decision: 11-07-2025 Approved
20101/C/87/2495 1 High Road Eastcote
Erection of a detached garage & construction of a new vehicular access
Decision: 03-06-1988 Refused A Appeal: 01-12-1988 Dismissed
20101/D/90/0972 1 High Road Eastcote
Retention of single-storey side extension and erection of a boundary wall/fence
(retrospective application)
Decision: 06-03-1991 Approved
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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.HE1 (2012) Heritage
Part 2 Policies:
DMHB 1 Heritage Assets
DMHB 4 Conservation Areas
DMHB 11 Design of New Development
DMT 1 Managing Transport Impacts
DMT 2 Highways Impacts
DMT 6 Vehicle Parking
LPP D3 (2021) Optimising site capacity through the design-led approach
LPP D4 (2021) Delivering good design
LPP E1 (2021) Offices
LPP G7 (2021) Trees and woodlands
LPP GG2 (2021) Making the best use of land
LPP HC1 (2021) Heritage conservation and growth
LPP T6 (2021) Car parking
LPP T6.2 (2021) Office parking
NPPF11 -24 NPPF11 2024 - Making effective use of land
NPPF12 -24 NPPF12 2024 - Achieving well-designed places
NPPF16 -24 NPPF16 2024 - Conserving and enhancing the historic environment
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NPPF2 -24 NPPF2 2024 - Achieving sustainable development
NPPF6 -24 NPPF6 2024 - Building a strong, competitive economy
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