Planning

Minutes HILLINGDON PLANNING COMMITTEE 11 March 2026 Meeting held at Committee Room 5 - Civic Centre Committee Members Present: Councillors Henry Higgins (Chair), Adam Bennett (Vice -Chair), Elizabeth Garelick, Ekta Gohil, Jas Dhot, Shehryar Ahmad-Wallana (in place of Ro y Chamdal) and Jagjit Singh (in place of Raju Sansarpuri) Also Present: Councillor Jan Sweeting (Ward Councillor for West Drayton) LBH Officers Present: Grace Liu (Area Planning Service Manager) , Michael Briginshaw (Deputy Team Leader), Mike Kemp (Dep uty Team Leader) , Salleh Jobbi (Legal Advisor), Anisha Teji (Senior Democratic Services Officer), Richard Michalski (Highways Engineer) 134. APOLOGIES FOR ABSENCE (Agenda Item 1) Apologies for absence were received from Councillor Roy Chamdal wit h Councillor Shehryar Ahmad – Wallana substituting and Councillor Raju Sansarpuri with Councillor Jagjit Singh substituting. 135. DECLARATIONS OF INTEREST IN MATTERS COMING BEFORE THIS MEETING (Agenda Item 2) None. 136. TO RECEIVE THE MINUTES OF THE PREVIOUS MEETING (Agenda Item 3) RESOLVED: That the minutes of the meeting dated 11 February 2026 be agreed as an accurate record. 137. MATTERS THAT HAVE BEEN NOTIFIED IN ADVANCE OR URGENT (Agenda Item 4) None. 138. 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. 139. 4 NAPIER CLOSE - 64326/APP/2025/3020 (Agenda Item 6) Erection of single storey wrap around extension to side and rear, and amendments to fenestrations. Officers introduced the application, took Members th rough the plans and made a recommendation for approval . Representations received from the applicant’s agent were summarised for the Committee. A petitioner addressed the Committee in objection to the application. Concerns were raised regarding loss of lig ht, overshadowing, overbearing impact and enclosure, particularly given the quiet cul -de-sac location and the scale of the proposal. It was stated that the development would be out of character, with a large wrap -around extension altering the scale of the property and reducing natural daylight. Further concerns were raised in relation to parking pressures, increased vehicle movements and the alleged use of the property as a House in Multiple Occupation (HMO). Reference was also made to unauthorised structur es and activities at the site. The strength of local opposition was highlighted through the number of objections and the petition and the Committee was urged to refuse the application. Councillor Jan Sweeting, Ward Councillor for West Drayton, addressed t he Committee in support of the petitioners and asked t hat the planning reasons for refusal be taken into account. It was stated that the proposal would result in loss of light, overshadowing, an overbearing impact and increased parking pressures and was contrary to Policy DMHD1 due to the depth of the rear extension. Concern was raised that the proposal relied on previously unauthorised development that had become lawful only through the passage of time and that it would exacerbate parking issues in an already congested cul-de-sac. A site visit was requested. A question was raised as to whether Anti -Social Behaviour or Planning Enforcement had been made aware of residents’ concerns regarding the alleged unauthorised HMO use of the property. It was stated that no enforcement action had been recorded to date and that residents were advised to continue reporting concerns directly to the Council. Clarification was sought on daylight impacts, parking provision and the status of the existing development. Officer s explained that the existing structure, which had originally been unauthorised, had become lawful through the passage of time and represented a material fallback position. It was noted that the site provided off -street parking for two vehicles and that th e north-facing orientation reduced the significance of any sunlight loss. Officers advised that the proposal was acceptable in terms of scale and bulk and that no statutory floor -area limits applied. Members were further advised that any future lawful HMO use would require a separate application and that enforcement action could be taken if licensing breaches were identified. Members considered the robustness of the officer report and were advised that any lawful HMO use would require a separate applicatio n. The officer’s recommendation was moved and seconded and, when put to the vote, was approved with five votes in favour and two abstentions. RESOLVED: That the application be approved as per officer recommendation. 140. LAND AT HPH2, HPH5, AND MULTISTOREY CAR PARK - 79625/APP/2025/2128 (Agenda Item 7) Outline planning permission (with all matters reserved excluding access) for demolition of existing buildings (above basement level) and phased delivery of residential development (Class C3 ), flexible residential / commercial floorspace, new public realm, landscaping, play space, car parking, cycle parking and associated works. Officers introduced the application and took Members through the plans and addendum. A recommendation for approval was made. Members discussed the proposed developmen t in the context of changing office use patterns and increasing residential intensity in the area. Clarification was sought on the Section 106 transport contributions, particularly the extent of Transpo rt for London’s discretion over how funds would be spent. It was explained that contributions would be transferred to TfL under a service level agreement, with monitoring requirements in place to ensure the mitigation benefited the local area and addressed impacts arising from the development. Heritage matte rs were considered, with Members noting the site’s aviation and industrial history and seeking assurance that heritage-led public art would be delivered. Officers advised that the design code referenced the site’s history and that public art was secured through existing conditions. Parking impacts were also discussed, particularly in relation to visitor parking and displacement onto nearby residential streets. Officers confirmed that the low -car scheme i ncluded limited on -site parking, permit restrictions, and a preference for family units, and that the site’s public transport accessibility and secured transport contributions were considered sufficient mitigation. Members sought further reassurance regar ding water efficiency and pollution prevention measures raised by consultees. Officers advised that these matters were addressed through proposed conditions and that no objection had been raised, subject to compliance. Clarification was also requested on t he Section 106 contribution towards health infrastruct ure, with officers confirming that further detail would be provided at the reserved matters stage or secured by informative if necessary. The officers’ recommendation was moved, seconded and, when put to the vote, was unanimously agreed. RESOLVED: That the application be approved as per officer recommendation. 141. LAND AT AVONDALE DRIVE - 76551/APP/2025/2861 (Agenda Item 8) Application submitted under Section 73 of the Town and Coun try Planning Act 1990 to vary Conditions 3 (Approved P lans); 4 (Approved Supporting Plans/Documents); 5 (Development Scope); 6 (Mix of Units); 7 (Phasing); 9 (Residential Density); 10 (Development Height); and 15 (Landscaping) of planning permission ref. 7 6551/APP/2021/4502 dated 28 -09-2022. (Hybrid planning application seeking OUTLINE permission (with all matters reserved) for residential floorspace (Class C3) including demolition of all existing buildings and structures; erection of new buildings; new ped estrian and vehicular accesses; associated amenity spa ce, open space, landscaping; car and cycle parking spaces; plant, refuse storage, servicing area and other works incidental to the proposed development; and FULL planning permission for Block A comprising 30 residential units (Class C3); new pedestrian access; associated amenity space and landscaping; cycle parking, refuse storage, and other associated infrastructure) to increase the number of homes, remove the existing parking court and increase podium size, revise the height strategy, removal of vehicle access and increase separation distances to create a new public square. Officers introduced the application, took Members through the plans and made a recommendation for approval. Members sought clari fication on the proposed air quality contribution and whether the higher or lower sum would apply depending on the implementation of a parking management scheme. Officers explained that the contribution was proportionate, with a lower amount payable where a parking management scheme was introduced due to reduced anticipated vehicle movements and air quality impacts. It was clarified that the introduction of such a scheme would be subject to resident consultation and was not imposed by the Council. Concerns were raised to ensure that parking management decisions would be taken for appropriate planning reasons rather than financial considerations. Officers advised that the development’s transport impacts had been assessed under both scenarios and were considered acceptable, and that the contribution was reasonab le given the scale of the development and potential for parking displacement. Further clarification was provided that the removal of existing parking courts and any associated overspill parking impacts had been assessed by the highways authority and were not considered harmful to highway safety or residential amenity. The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed. RESOLVED: That the application be approved as per officer recommendation. 142. LAND AT AUSTIN ROAD - 76550/APP/2025/2864 (Agenda Item 9) Section 73 application to vary Conditions 3 (Approved Plans); 4 (Supporting Plans/Documents); 5 (Land Uses and Development Scope); 6 (Hou sing Mix); 7 (Phasing Plan); 9 (Residential Density); 10 (Building Heights); 19 (Landscaping); 22 (Parking Allocation and Management); and 50 (Wind Effects Assessment) of application reference 76550/APP/2023/2931 dated 01 -05-2024. Section 73 application to vary Condition 3 of application reference 76550/APP/2 021/4499 dated 28 -09-22 (Hybrid planning application seeking OUTLINE permission (with all matters reserved) for residential floorspace (Class C3) including demolition of all existing buildings and struc tures; erection of new buildings; provision of a community centre (Use Class F2(b) floorspace); new pedestrian and vehicular access; associated amenity space, open space, landscaping; car and cycle parking spaces; plant, refuse storage, servicing area and other works incidental to the proposed development; and FULL planning permission for Blocks A and B comprising 80 residential units (Class C3); new pedestrian and vehicular access; associated amenity space and landscaping; car and cycle parking; refuse storage, servicing area, and other associated infrastructure to include temporary highways and landscaping works) to increase the parapet height by 50cm in the Detailed First Phase. Variation to increase the number of homes, to join blocks in phases 2 and 3, a reduction of parking to create green spaces, amendme nt to scale of street and relocation of community facility. Officers introduced the application, took Members through the plans and made a recommendation for approval. The officers’ recommendation, w as moved, seconded, and when put to a vote, was unanimously agreed. RESOLVED: That the application be approved as per officer recommendation. The meeting, which commenced at 7.00 pm, closed at 8.37 pm. These are the minutes of the above meeting. For more information on any of the resolutions please contact Anisha T eji on ateji@hillingdon.gov.uk or 01895 277655 . Circulation of these minutes is to Councillors, Officers, the Press and Members of the Public.

Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report – Application Report Case Officer: Michael Briginshaw 2382/APP/2023/2906 Date Application Valid: 14.11.2023 Statutory / Agreed Determination Deadline: 30.04.2026 Application Type: Full Ward: Ickenham & South Harefield Applicant: Hillingdon Council Capital Programme Works Service Site Address: Broadwater Lake, Moorhall Road, Harefield Proposal (Summarised): Redevelopment of the site to create the Hillingdon Watersports Facility and Activity Centre including demolition of existing Broadwater Lake Sailing Club (BSC) clubhouse at the north of the lake and erection of a building including changing facilities, meeting rooms, storage, Workshop and seasonal worker accommodation (sui generis), activity shelters; installation of pontoons and slipways; boat shed; equipment storage huts; boat parking and racking areas; camping area; outdoor activity areas; ecological enhancement throughout the site; new pedestrian routes through the peninsula; landscaping including new woodland, dense vegetation screens and boundary treatment; access road; localised dredging and land reclamation; relocation of existing sailing area and creation of floating reedbeds within the lake; coach drop off and turning area; vehicle parking; cycle parking; and associated works. 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 – 21st April 2026 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 application be referred to the Secretary of State under Article 12 of the Town and Country Planning (Consultation) (England) Direction 2024. C) 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. Community Centre Delivery Plan: Planning obligation to prevent any development (including demolition) at the site until the Hillingdon Outdoor Activity Centre (HOAC) and Broadwater Sailing Club have entered into a lease for long term occupation of the development. ii. Healthy Streets/Active Travel Zone Contribution: A financial contribution of £177,800 for health y streets and active travel zone measures. iii. Carbon Offset Contribution: A fi nancial contribution of £42,821. The obligation shall include monitoring measures (be seen). iv. Section 278 Agreement: A Section 278 agreement to implement the highways works on Moorhall Road. v. Employment Strategy and Training Scheme: A financial contribution of £66,736 towards the delivery of an Employment Strategy and Training Scheme, secured in accordance with the Council 's Planning Obligations SPD. vi. Project Management & Monitoring Fee: A Project Management and Monitoring Fee, equalling 5% of th e total financial contributions to be paid under this agreement. D) That in respect of the application fo r planning permission, the Applicant meets the Council's reasonable cost s in preparation of the Se ction 106 Agreement and any abortive work as a result of the agreement not being completed. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press E) 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. F) 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 per mission for th e following reason: 'The Applicant has failed to mitigate the impacts posed by the proposed development (in respect of the Carbon Emissions, Highways Safety, and Employment). 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).' G) That if the application is approved, that the permission is subject to the Conditions as set out in Appendix 1. 1 Executive Summary 1.1 The former Hillingdon Outdoor Activity Centre (HOAC) site located on land owned by Hillingdon Council, at Dews Lane in South Harefield, sits on the direct route of the High Speed Two (HS2) Phase One train line connecting London and Birmingham. As the new line passes directly through the HOAC site, it has been subject to a Compulsory Purchase Order and has been closed since October 2020. Construction of the Colne Valley Viaduct required permanent safety buffer zones and ongoing HS2 access and maintenance rights through the site, while the viaduct itself makes the lake unsuit able for sailing, meaning that even after construction , the land and waterbody cannot function as an outdoor activity centre. Following a considered site selection process, Broadwater Lake was identified as the location for a replacement facility. 1.2 At the national level, Broadwater Lake was notified as part of the Mid Colne Valley Site of Special Scientific Interest (SS SI) under the Wildlife and Countryside Act (1981) in 1985. The site forms part of a functional flood plain and is designated as part of Flood Zones 2 and 3 by the Environment Agency (EA). At the local level, the site is designated under the Hillingdon Local Plan as Green Belt land. 1.3 The planning application proposes redevelopment of the site to create the Hillingdon Watersports Facility and Activity Centre, providing a replacement for the former Hillingdon Outdoor Activity Centre (HOAC), previously owned by Hillingdon Council and operated by the Colne Valley Youth & Community Association to support outdoor and environmental education for young people, particularly those who are disadvantaged or disabled. The scheme includes demolition of the existing Broadwater Lak e Sailing Club clubhouse, construction Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press of new operational, safety and camp facili ties with accessible amenities, activity and support spaces and seasonal accommodation, installation of pontoons and slipways, camping and outdoor activity areas, new access routes, parking and coach facilities, and the relocation of the sa iling club to the south of the lake. It also delivers landscaping, woodland planting, ecological enhancements including floating reedbeds, safeguarded ecological land, and localised dredging and land reclamation. 1.4 Since the planning application was first submitted in October 2023, statutory consultees have provided comments, and the scheme has been redesigned in response. The development has been reduced in size, and all technical documents have been updated. The site boundary remains substantially the same, and the overall principle of develo pment is consistent with the earlier scheme. 1.5 Hillingdon Council (the Applicant) undertook a comprehensive review of 71 lakes within a 20 Ǧkilometre radius of the former HO AC site to identify a deliverable location for the replacement outdoor activi ty and water sports facility. This assessment applied criteria, including lake size and depth, land availability, accessibility for schools and vulnerable us ers, environmental constraints, site security, and financial viability. Five si tes were shortlisted, including Broadwater Lake, Ruislip Lido, Bury Lake, Aldenham Reservoir and Denham Quarry. The evaluation concluded that Broadwater Lake is the only site capable of accommodating the full range of required land and water Ǧbased activities, providing suitable sailing conditions, of fering safe and secure access, and being deliverable within the £26.5 million HS2 funding agreement. All other sites were discounted due to constraints such as inadequate lake depth, public access that could not be secured, insufficient land, environmental designations, poor access, incompatible existing uses, or costs far exceeding the approved budget. The Alternative Sites Assessment concludes that no other reasonable or available alternative site exists, and that Broadwater Lake is the only viable and appropriate location for the proposed facility. Office rs agree with the overall conclusion and can therefore confirm that the harm posed to the SSSI cannot be avoided entirely, although it is proposed to be avoided to a degree, mitigated and compensated for. 1.6 Alongside the National Planning Policy Framework (NPPF) (2024), local and regional planning policies require planning decisions to apply the biodiversity mitigation hierarchy, refuse developm ent where significant harm cannot be avoided, mitigated or compensated, and generally resist development affecting Sites of Special Scientific Interest (SSSIs) unless the benefits clearly outweigh both siteǦspecific and wider network impacts, while also supporting schemes that conserve or enhance biodiversity. Although the proposal lies within the Mid Colne Valley SSSI and would result in some harm, it has been designed to be ecologically and environmentally sensitive, following the mitigation hierarchy in full. Harm is avoided where possible by locating development on areas of existing hardstanding and concentrating activity within the less sensitive south Ǧeast of the site, alongside a significant expansion of the quiet Ǧwater refuge from approximately 3.42 ha to approximately 14.72 ha secured through buoyed noǦsail limits. Harm is further mitigated through targeted access control and screening, Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press directional low Ǧspill lighting, seasonal island vegetation management, and localised dredging limited to achieving safe sailing depths. Where impacts cannot be fully avoided or mitigated, compensation and enhancement measures are secured through re Ǧprofiling Island 02 to create two sheltered bays, removal of Island 07 to open the Eastern Channel, knotweed eradication on Island 06, wetǦwoodland infill along disused tracks, native grassland, scrub and tree planting (including reptile and invertebrate earth mounds), a new wildlife pond and sensory garden, tern rafts, bird and duck boxes, and underwater willow planters to define refuge edges while preserving sightlines. These measures are secured through conditions requiring a Mitigation, Enha ncement & Management Plan (Condition 15), an Operational Management and Activities Plan (Condition 41), and a Monitoring, Reporting & Adaptive Management Plan (Condition 5 5), ensuring ongoing management and adaptive monitoring for the lifetime of the development in agreement with statutory stakeholders. Taken together, the scheme delivers a net ecological benefit, improves the long Ǧterm management of the SSSI, enhances inclusive access to nature, and provides significant social, educational and community benefits which clearly outweigh the identified harms, in accordance with the Development Plan. 1.7 It is important to compare the impacts of the proposed scheme to the “Do Nothing” scenario. If no development is undertaken, the former HOAC site will remain permanently closed with no viable replacement facility. This would result in the continued loss of outdoor activity provision for schools, Special educational needs (SEN) groups, PRUs, community clubs a nd families. The Broadwater Lake Site, part of the Mid Colne Valley SSSI, would also remain in an “unfavourable condition” (as confirmed by Natural England) without any management plan, meaning no biodiversity enhancements, habitat restoration, or ecological mitigation would occur, and existing issues such as invasive species and degraded habitat would persist. In this scenario, no improvements to accessibility, safety, landscape quality, flood resili ence or community infrastructure would be delivered, and the significant social, educational and environmental benefits associated with the proposed development would not be realised. 1.8 The site is designated as Green Belt land and would not constitute Grey Belt. By virtue of the associated planning poli cy definitions, the development would constitute inappropriate development wi thin the Green Belt. Accordingly, Very Special Circumstances are required and will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by ot her considerations. As explained within the main body of the Committee Report, the development is considered to have significant social , community and public benefits, including economic and environmental benefits. More specifically, the proposal reinstates a much Ǧvalued facility used by schools, colleges, SEN gr oups, scouts, guides, cadets, families, Broadwater Sailing Club, and local emergency services. It provides year Ǧround, accessible land and water Ǧbased activities, tailored support for disabled users, and dedicated provision for Pupil Referral Units (PRU) students and vulnerable young people. Evidence from Natural England, Defra and educational bodies demonstrates significant mental Ǧhealth, physical Ǧhealth, behavioural and educational benefits derived from outdoor learning and nature Ǧbased activity, all Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press of which the new facility is designed to maximise. It is therefore concluded that the harm to the Green Belt, and all other harms posed, are clearly outweighed by the benefits and as such, Very Special Circumstances are deemed to exist. 1.9 In terms of townscape and landscape visual impact, it is assessed and considered that the proposal would not significant ly alter the skyline as perceived from surrounding areas. From a visual persp ective, views of the development are contained, in the main, within the site itself. The design and elevational treatments are considered to be of sufficient high quality which soften its impact on the setting of the SSSI and Green Belt. Subject to se curing further details by condition, the proposal is supported from a design perspective. 1.10 Planning obligations are proposed to be secured to ensure that the development is acceptable. Significantly, it is pr oposed that no development, including demolition, at the site shall occur unt il HOAC and Broadwater Sailing Club have entered a long term lease for occupation of the development. This is proposed to ensure that this specific site is, with out doubt, required to replace the former HOAC facility, as set out within the Alternative Sites Assessment. It also ensures that significant community and s ocial benefits are realised because of the development, and that existing community groups are not disadvantaged as a result of the development, namely HOAC and Broadwater Sailing Club. 1.11 Planning obligations are also proposed to secure net zero-carbon compliance, encourage more sustainable forms of transport through delivery of active travel zone measures and highways works, and deliver an employment and construction training scheme. 1.12 Subject to the planning conditions and obligations recommended, the proposed development is considered acceptable in principle and with respect to design, heritage, residential amenity, environmental issues, transport, and sustainability. 1.13 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 indica te otherwise. For the reasons outlined above and within the main body of the repo rt, 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, securing the necessary planning obligations via an appropriate leg al agreement, Stage 2 referral to the Greater London Authority and referral to the Secretary of State. 2 The Site and Locality 2.1 The former Hillingdon Outdoor Activity Centre (HOAC) site is located at Dews Lane in South Harefield, on a 22.2 ha site owned by Hillingdon Council. HOAC's location at Dews Lane, sits on the direct route of the High Speed Two (HS2) Phase One train line connecting London and Birmingham. As the new line passes directly Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press through the HOAC site, the land has been subject to a Compulsory Purchase Order and has been closed since October 2020. To date HS2 have permitted a decommissioned HOAC to remain at Dews Lane. 2.2 The HS2 route crosses the Mid Colne Valley Site of Special Scientific Interest (SSSI) to the west of the lake, on a viaduct bisecting the Herts and Middlesex Wildlife Trust's managed Broadwater Lake Nature Reserve. Figure 1: View of Broadwater Lake from the Old Orchard Public House 2.3 Broadwater Lake (as shown in Figure 1 abov e) is the subject of this application and comprises a large area of land and water. The site forms part of the Colne Valley Regional Park, the Mid Colne Valley SSSI, the Denham Quarry and Pits Nature Conservation Site of Metropolitan Grade Importance (SINC) and Colne Valley Archaeological Priority Zone. The site also forms part of designated Green Belt land, a functional flood plain and Flood Zones 2 and 3. 2.4 There are a small number of residential properties located along the existing access to the site, which connects to Moor hall Road to the south. Further afield, neighbouring residents are located in South Harefield to the east (40m away at the closest point) and Denham Garden Village to the West (300m away at the closest point). The south -east corner of the site is made up of secondary woodland, beyond which is the Widewater Lock Conservation Area which encompasses part of the Grand Union Can al, Moorhall Road, the Widewater Place Business Park, Harefield Marina and the River Garden Public House. Only a small stretch of Moorhall Road forms part of the red line site boundary and would Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press form part of the Conservation Area designation. The Grand Union Canal runs north/south to the east of the site and is designated as part of a SINC. The Public Transport Accessibility Level (PTAL) is very low and sits between 0 and 1b. 2.5 The site is located on the western bo undary of Hillingdon Borough, adjoining Buckinghamshire district to the west and Th ree Rivers District Cou ncil district to the north. Figure 2: Location Plan (application site edged red) 2.6 More specifically, the site subject to the application measures circa 80 hectares in area and comprises a waterbody and two main land parcels, these being Broadwater Lake, the peninsula to the south of the lake and land to the north of Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press the lake occupied by Broadwater Sailing Club, located in South Harefield within the north of Hillingdon borough. Whilst these locations are where the main elements of development would be located, two secondary land parcels also form part of the site and are to be safeguarded as ecological sites, located off Moorhall Road to the south and Broadwater Lane to the east. Please refer to Figure 2 above which shows the site location plan and defines the application boundary. 3 Proposal Figure 3: Operations Zone Entrance - Visualisation (please note – a larger version of the visualisation can be found on document ref. 1329-HAV-Z1-ZZ-DR- A-S2-2311 P01) 3.1 This planning application seeks permission for redevelopment of the site to create the Hillingdon Watersports Facility and Activity Centre. This includes: x Demolition of the existing Broadwater Lake Sailing Club clubhouse. x Construction of new buildings, including: o Operations Zone building ƒ Changing rooms, WCs, showers, and accessible provisions ƒ Accessible camping and support room ƒ Ancillary reception space, office space and training rooms ƒ Observation deck ƒ Seasonal worker accommodation (sui generis) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press o Safety Zone building ƒ Workshop and repairs area ƒ Safety equipment store and boat store ƒ Secure yard ƒ Energy centre and plant room ƒ Transformer and switch rooms o Camp zone building ƒ Changing rooms, including accessible provisions ƒ Food preparation area ƒ Activity shelter o Two Angler’s Huts (one to the north and one to the south of the lake) ƒ Equipment and hand wash facilities ƒ Tea point ƒ Accessible WC ƒ Store x Installation of pontoons and slipways. x Provision of camping areas and outdoor activity zones. x Ecological enhancements across the site, including north of the lake in place of the Broadwater Sailing Club and including floating reedbeds. x Safeguarding of land for ecology: o Land off Moorhall Road: Safeguarded ecological site measuring circa 1ha o Land off Broadwater Lane: Safeguarded ecological site measuring circa 0.8ha x New pedestrian routes through the peninsula. x Landscaping: new woodland, dense ve getation screening, and boundary treatments. x Construction of an access road. x Localised dredging and land reclamation. x Relocation of the existing Broadwater Sailing Club from north of the lake to the south. x Coach drop-off and turning area. x Vehicle parking and cycle parking. 3.2 Please see Figure 4 overleaf which shows the overall site plan for the proposals. This shows the concentration of physical development on existing hardstanding within the southern peninsula and removal of the Broadwater Sailing Club Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press buildings from the north of the lake. Within the lake, Island 02 is proposed to be re-profiled to create two sheltered bays, Island 07 is proposed to be removed to open the Eastern Channel, and knotweed is to be eradicated on Island 06. Proposals also incl ude wet Ǧwoodland infill on disused tracks, native grassland/scrub/tree planting (including reptile / invertebrate earth mounds), a new wildlife pond and sensory garden, tern rafts, bird/duck boxes, and underwater willow planters to define refuge edges while preserving sightlines. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 4: Proposed Ecological Mitigation and Enhancement Plan (please note – a larger version of the plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Proposed Activities and User Groups: 3.3 As a replacement facility is required, the proposed development will support the following water based activities, all of which formed part of the operation at the former HOAC facility: x Maintaining existing Broadwater Sailing Club uses; x Dinghy sailing; x Kayaking/canoeing; x Two dragon boats; x Stand up Paddleboarding; x Raft building and use; x Windsurfing; and x Angling (this is also an existing use). 3.4 The proposed development will also support the following land based activities, all of which formed part of the operation of the former HOAC facility: x Indoor fencing (in the Main Building); x Activity shelter for outdoor team building activities; x Bird watching; x Camping; tents, sheltered camping (for disabled children / adults, underneath shelter on hard surface near to toilet facilities) and indoor camping (for disabled children / adults inside Main Building); x Orchard and foraging; x Pond dipping; x Artificial above-ground caving system; and x Environment training and educat ion including bird watching. 3.5 The proposed development will provid e land and water based activities and overnight accommodation facilities for a di verse range of user groups, but it will predominately serve children and young people. The proposed user groups are set out in Table 1 below. Table 1. Proposed User Groups User Group Description of Needs Schools School groups, including children aged six and above with a wide range of physical, mental, social and educational needs, will use the facility for day visits and overnight stays. Because many groups are first Ǧtime visitors and may vary in size, age, ability, gender and religion, the site must be simple to navigate, while smaller PRU and SEN groups may use the facility more regularly. Guides and Scouts Guide and scout groups will use the facility, often in large numbers of up to 120 children, plus 12 adults, at one time. They may visit the facility for the day or for overnight stays. Their gender and age split may be mixed or one-sided. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Cadets Sea cadets include children aged 10 and above and army and air cadets include children aged 12 and above. Children, young people and adults with additional needs Children, young people and adults with additional needs, including those with autism, multiple learning disabilities and / or physical impairments will use the facility. These users need to be able to use all the same facilities as the peers with no disability. Families Families will require frequent access and use of the facility throughout the year. Children may be accompanied by their parents or guardians who could have other children with them of different ages. Families will need to have the ability to change together, and consideration should be given to how the changing rooms are accessible and comfortable for different needs. Ecologists The proposed developments should have the option to operate as a Field Study Centre as part of the Field Studies Council national offering. This will allow those training as ecologists to study together. Permanent Staff Staff will be hired, so the facility should be an exemplar workplace in line with the employment law under the Equality Act 2010. Seasonal live-in staff / those in training Seasonal, overnight staff will form a large part of the operational staff at the proposed development during peak times. These positions are often taken up by young people training to become professional activity instructors. Staff will require basic accom modation, access to food preparation, private living space and their own shower facilities. Some of these users may be aged 16, where safeguarding will have to be considered. Broadwater Sailing Club (BSC) Members Formed in 1972, BSC is an inland sailing club which supports those who enjoy sailing, from young people learning the basics in Optimist and Topper boats, to experienced sailors. The club has approximately 240 family and junior members who use the lake for club sailing on a Wednesday and Sunday (in the evening in the summer months and the mornings in the winter months). Sailing regattas are held on Sundays throughout the year and an additional six are held on various Saturdays. Anglers Anglers are identified as a planned and managed user group with a defined need for controlled access to Broadwater Lake to undertake recreational fishing within a regulated framework. Angling is a permitted waterǦbased activity and provides for it in specific, limited locations along the northǦeastern and eastern Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press shores of the lake and within the lagoon, reflecting the need for shoreline access while protecting sensitive habitats and bird refuge areas. Anglers’ use is intended to be subject to clear rules, a defined code of conduct, and a dedicated angling biosecurity regime, ensuring that fishing activity is accommodated in a way that is compatible with statutory SSSI duties, lake management objectives and the overall operational management of the site. Proposed Operation: 3.6 The proposed Hillingdon Watersports Facility and Activity Centre is centred around the Operations Zone building and Safety Zone building , supported by an ancillary activity shelter and angler huts. The Operations Zone building functions as the operational hub of the site and accommodates reception, administration, changing facilities, equipment storage, training and education spaces, welfare facilities, and limited seasonal accomm odation for staff only. The sleeping accommodati on is strictly for seasonal staff during the months of April to September each year and is integral to ensuring effective site supervision, safeguarding, and early Ǧmorning operational readiness. I t is not visitor accommodation and is not available for hire or general overnight stays. 3.7 The site operates on a clearly defined and restricted basis. Land and waterǦbased activities are limited to the period 1st April to 31st September, with activities taking place between 10:00 and 15:00, seven days a week. Staff may be present on site between 08:30 and 17:30 to allow for preparation, supervision and site management. Overnight use is tightly controlled . Camping is permitted only on Friday and Saturday nights and is limited to supervised youth and educational use, with defined maximum numbers and designated camping areas. The accommodation within the Operations Zone building for disabled users (indoor or sheltered camping) is ancillary to the functional operation of the centre and is not used independently of supervised activity programmes. 3.8 Operational management is governed by a detailed Operational Management Plan proposed to be secured by planning condi tion. This includes a robust code of conduct, defined activity zones, strict controls over noise, lighting, access to the lake and shoreline, safeguarding protocols, flood risk procedures, biosecurity measures, and pollution prevention. All users must sign in and out at the Operations Zone building, access is controlled by staff, and unauthorised activities , including amplified music, firewor ks, drones, or unsupervised access, are expressly prohibited. The Operational Management Plan also establishes an adaptive management framework, overseen by a Site Manager and an advisory group involving statutory bodies, enabling operational practices to be reviewed and adjusted in response to monitoring or any emerging issues. 3.9 Importantly, the Operational Management Plan does not permit the unrestricted hiring out of facilities for events. Any future use of the buildings for group activities must remain consistent with the defined ope rational parameters, activity types, Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press hours of use and environmental protections. The buildings are intended to support structured outdoor education, water spor ts, and community activity only. Any departure from this, including commercial events, late Ǧnight use, or intensified hire, is not permitted and would require separate planning permission. Acceptance of Amendments: 3.10 Legal advice was sought regarding whether the proposed changes to the planning application can be treated as amendments or whether it would require a new planning application. The key legal test, drawn from R (British Telecommunications plc) v Gloucester City Council [2002] 2 P&CR 33 and confirmed in R (Holborn Studios) v Hackn ey LBC [2018] PTSR 997, is whether the changes are so substantial that the development is no longer, in substance, what was originally applied for. This is a matter of planning judgment for the Local Planning Authority, subject to review only on grounds of unreasonableness. Case law demonstrates that even significan t amendments can lawfully be accepted, provided this substantive threshold is not crossed and procedural fairness is maint ained. If amendments are pursued, adequate re-consultation will be required to protect third-party rights, but this is not in itself a barrier. As explained within the main body of the report, and the application is materially similar in substance, and the proposed changes are not inherently impermissible, meaning that amendments were accepted and re -consulted on. Please see Section 6 of the report which sets out relevant detail on the consultation process. 3.11 The document titled ‘Table Comparison of Original and Revised Development’ helpfully summarises the differences between the original 2023 application submission and the amended 2025 application submission. In summary, the revised scheme is significantly reduced in scale and intensity, with reduction in land reclamation, dredging, building footprint, parking, boat storage, and water activity areas. 3.12 Specifically, the revised Description of Development removes explicit reference to HOAC and BSC occupying the new develo pment in order to follow planning application best practice, rather than to preclude those user groups from occupying the development. The proposed activity range has been consolidated and outdoor structures and land reclamation have been substantially reduced. The two iterations of the scheme are compared by their built development features and operational characteristics in Tables 2 and 3 below. Table 2. Comparison of Built Development by Scheme Iteration Built Development Original Scheme (2023) Revised Scheme (2025) Total Floorspace (GIA) 4,274 m² 3,474 m² Total Floorspace (GEA) 4,644 m² 3,844 m² Max Building Height 10.98 m ridge 10.5 m ridge Activity Shelters 7 1 Angler’s Hut 1 2 Dredging 47,356 m² 7,094 m² Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Land Reclamation 16,114 m² 2,884 m² Sailing Area 33.3 ha 29.46 ha Water Activity Zones Shared multiǦuse zone Eastern channel only Undisturbed Water 3.42 ha 14.72 ha Peninsula Extension 16,151 m² 2,892 m² Island Removal 2 islands (2,187 m²) 3 islands (3,608 m²) New Islands Created 8 islands (4,308 m²) 0 islands Net Increase in Open Water 0 716 m² Floating Reedbeds 0 800 m² Beach Launch Area 324 m² 382 m² Car Parking Total 83 50 Standard Parking 62 36 Blue Badge Car 5 6 EV Active 4 6 EV Passive 4 0 Blue Badge Minibus 3 2 Brown Badge 3 0 Coach Spaces 2 0 Cycle Parking 42 42 Boat Parking 425 260 Table 3. Comparison of Operation by Scheme Iteration Operation Original Scheme (2023) Revised Scheme (2025) Land-Based Activities Fencing, archery, pedal karting, caving, big swing, high/low ropes No pedal karting; new indoor/sheltered camping; revised activity mix Water-Based Activities Sailing, kayaking, canoeing, rowing, stand up paddleboarding, dragon boating, raft building, windsurfing Activities relocated to eastern channel, including dinghy sailing, kayaking / canoeing, stand Ǧup paddleboarding, dragon boating, raft building, windsurfing, and angling Maximum No. Users 200 children + 20 adults 120 children + 12 adults OnǦWater Users Up to 100 children 72 children + 8 adults Sailing Use – Peak 12 children + 2 adults 12 children + 2 adults Angling Children only in late July/August Children only in late July/August LandǦBased User Assumptions Up to 100 indoor Peak 60 children + 6 adults Ecology/Education Users Not specified Included within total users Camping 25–50 children 25–50 children (Fri–Sun) Staffing 8 permanent, 14 seasonal, 10 volunteers 6 permanent, 14 seasonal, 10 volunteers Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Opening Months Apr–Sept (HOAC); BSC all year Apr–Sept (HOAC); BSC all year Hours of Operation Mon–Fri 08:30–17:30; no weekends 10:00–15:00 daily; shorter weekday hours but now includes weekends 3.13 In summary, the revised 2025 scheme is smaller, more constrained, and more environmentally moderated than the 2023 proposal. The proposals have been amended to reduce ecological effects, operational intensity, and physical impact on Broadwater Lake. Key c hanges include reductions to: x Physical footprint x Dredging and lake modification x User capacity x Water activity areas x Land Ǧbased structures and intensity x Parking and boat storage 3.14 Furthermore, there are increased provision of: x Undisturbed water area x Environmental mitigation (e.g., floating reedbeds) x Accessible / inclusive camping options 3.15 Plans are shown overleaf to demonstrate the concentration and distribution of activity and disturbance across the southern peninsula and wider waterbody. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 3.16 Please see Figure 5 below for the land activity heat map. No access or activity is shown in green, low noise is shown in ye llow, medium noise is shown in orange, and frequent noise is shown in pink. Figure 5. Land Activity Heat Map (please refer to document ref. HWSFAC-COL- XX-XX-DR-L-6190 Rev. 11). Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 3.17 Please see Figure 6 below for the water disturbance plan. Activity is concentrated in the less sensitive southǦeast of the site and the quietǦwater refuge is expanded from c. 3.42 ha to c. 14.72 ha with buoyed noǦsail limits. Figure 6. Water Disturbance Plan (please refer to HWSFAC-COL-XX-XX-DR-L- 6189 Rev. 06) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 4 Relevant Planning History 4.1 Broadwater Lake was originally created through extensive sand and gravel extraction carried out from the 1960s until the late 1990s, with the quarry formally decommissioned in 1992. The southern peninsula functioned as a gravel washing and processing plant containing silt lagoons, hardstanding and associated industrial structures, remnants of which st ill remain on site to day. Following the cessation of mineral working, the former pi ts filled with water to form the present lake, which later became part of the Mid Colne Valley Site of Special Scientific Interest (SSSI) and has since been used primarily for recreational activities, including the Broadwater Sa iling Club and angling. The site is therefore shaped by its quarrying legacy but long transitioned into a recreational and ecological landscape. 4.2 A list of the relevant planning history related to the property can be found in Appendix 2. In particular, the permissions referenced in Table 4 below are highlighted. Table 4. Summary of Planning History Planning Permission Description November 1986 Planning permission ref. 2382/X/85/739 Granted for the retention of planning permission (ref. 02382/820098(P)). This permission allowed the continued use of northern part of the lake for sailing. This application was subject to 6no. conditions. November 1986 Planning permission ref. 2382Z/Y/86/1291 Granted for the relocation of sailing club shore facilities involving erection of clubhouse and dinghy enclosure with associated parking and access road at north end of Broadwater Lake. This application was subject to 5no. conditions. May 1992 Planning permission ref. 2382/AL/92/0464 The wider Broadwater Lake area had been worked for sand and gravel extraction from the 1960s until the late 1990s, and the quarry was decommissioned in 1992. Planning permission ref. 2382/AL/92/0464 (dated May 1992) confirms that Hillingdon Council has registered and formally recognised the continued legal existence of a historic 1948 Interim Development Order (IDO) permission allowing the excavation of minerals by surface working at Broadwater Lake Quarry, Harefield. This registration does not allow quarry ing or mineral extraction to resume. Before any extraction could have lawfully taken place, the operator was required to submit and obtain approval for a modern scheme of planning conditions, required under the Planning and Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Compensation Act 1991. There is no record of these conditions being submitted for approval. June 1993 Planning permission ref. 2382/AK/92/0872 Granted for the renewal of planning permission ref. 2382/Y/86/739 for continued use of northern part of the lake for sailing. August 1999 Planning permission ref. 2382/AM/98/2306 Granted for the erection of single storey extension to clubhouse. October 1999 Planning permission ref. 2382/AN/99/0609 Granted for the renewal on a permanent basis of planning permission ref. 2382/AK/92/0872 for continued use of northern part of the lake for sailing. 5 Planning Policy Development Plan 5.1 Planning law requires that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise. The statutory development plan for the London Borough of Hillingdon comprises the following documents: x The Local Plan: Part 1 – Strategic Policies (adopted 2012) x The Local Plan: Part 2 – Development Management Policies (adopted 2020) x The Local Plan: Part 2 – Site Allocations and Designations (adopted 2020) x The West London Waste Plan (adopted 2015) x The London Plan (adopted 2021) 5.2 In accordance with national policy, due weight is to be given to development plan policies according to their degree of consistency with the National Planning Policy Framework (NPPF), with reduced weight being afforded where inconsistency is identified, within the statutory framework established by Section 38(6) of the Planning and Compulsory Purchase Act 2004. Material Considerations 5.3 The NPPF (2024) is a significant material consideration in the determination of planning applications and must be taken into account alongside the development plan. This is particularly relevant whe re elements of the development plan are Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press outǦofǦdate or inconsistent with national polic y, although national policy remains relevant in all cases. In such circum stances, proposals are assessed having regard to the most upǦtoǦdate national policy position, alongside all other relevant material considerations, including supplementary planning documents and guidance. 5.4 The NPPF (2024) provides updated national policy on Green Belt land, including the identification of Grey Belt land and circumstances in which development may be considered appropriate. These provisions do not alter the fundamental purposes of the Green Belt or the substantial weight that must continue to be afforded to Green Belt harm. The development plan remains the statutory starting point for decision Ǧmaking, however, where relevant local policies pre Ǧdate or do not reflect the Grey Belt framework, the NPPF constitutes a material consideration that informs the assessment of proposals. The statutory and national protections afforded to Sites of Special Scientific Interest remain fully applicable and are unaffected by the age of the development plan. 5.5 A list of planning policies relevant to t he consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 As the planning application is subject to an Environmental Impact Assessment, the consultation requirements for the application are set out under both the Town and Country Planning (Development Management Procedure) (England) Order 2015 and the Town and Country Planning (Environmental Impact Assessment) Regulations 2017. This requires that co nsultation is carried out for a period no less than 30 days. For robustness of approach, Officers determined that the application should be consulted on by letters, site notice and advertisement in the local paper for a period exceeding 30 days to account for overlap with public holidays. The approach is detailed in the report below. 6.2 Two formal rounds of consultation were carried out during the application process to account for the original planning application being submitted in November 2023 and the amended application being submitted in November 2025. 6.3 During the first round of consultation, a total of 3,357 consultation notifications were issued on 15 th November 2023. This figure includes hard- copy letters sent to Harefield residents and emails sent to statutory and internal consultees. Site notices were also displayed on public roads surrounding the site, and an advert was published in the local newspaper. All forms of consultation expired on 20 th December 2023, totalling 36 days of consultation. 6.4 During the second round of consultation, a total of 5,630 consultation notifications were issued on 26 th November 2025. This figure includes hard- copy letters sent to Harefield residents and emails sent to statutory consultees, internal consultees and consultees who had previously comm ented on the application. Site notices were also displayed on public roads surrounding the site, and an advert was Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press published in the local newspaper. All forms of consultation expired on 9th January 2026, totalling 45 days of consultation. 6.5 More than 3,000 comments were received across both consultation periods, and a comprehensive exercise was undertaken to review and categorise the comments received. Any duplicate comments submitted were discounted to provide an accurate representation of the number of comments received on both the first and second rounds of consultation. For clarity, duplicate comments were considered and discounted as follows: x Multiple comments submitted by the same individual were counted as one comment. For example, 5 comments received from an individual in the November 2023 consultation were counted as 1 comment. x If an individual submitted one comment in the November 2023 consultation and one comment in the November 2025 consultation, it was counted as one comment in each consultation period. x If comments were submitted by two individuals of the same household, it was counted as two comments. This accounts for members of a household that have differing views. 6.7 During the first round of consultation commencing in November 2023, a total of 578 no. comments in support and 1,092 objections were received. A petition in objection was also received with 50 valid signatures. 6.8 During the second round of consultation commencing in November 2025, a total of 41 no. comments in support and 484 objections were received. A petition in objection was also received with 121 valid signatures. 6.9 During the application process, it was confirmed that a freshwater ecology survey was omitted from the amended Environmental Statement submitted in November 2025. This related to biodiversity and water resources which are matters scoped into the Environmental Impact Assessment. As a result, it was deemed necessary to advertise the “further information” submitted as per Regulation 25 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017. The further information was advertised in the local paper on 4 th March 2026 and the consultation period expired on 4 th April 2026. During this period, two further comments in objection to the scheme wer e received, expressing concern for the impact on the environment and wildlife. 6.10 Representations received in response to the public consultation exercise are summarised in Table 5 (below). The statutory and internal consultee responses received are summarised in Table 6 (below). Full copies of the responses have also separately been made available to Members. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Table 5. Summary of Public Consultation Responses Representations Summary of Issues Raised Planning Officer Response Comments in Support First Consultation (November 2023): 578 no. letters of support received. Second Consultation (November 2025): 41 no. letters of support received. Third Consultation – Newspaper only (March 2026): No comments received in support. Individual Comments in Support: The comments of support are summarised below. 1) The development will have social, community and educational benefits and will allow residents to experience nature. 2) The former HOAC was lost to HS2. 3) The development will provide better facilities than that at the former HOAC. 4) The development will be accessible and inclusive. 5) The development will meet the need for sport and recreational provision. 6) The development will benefit the health of residents. 7) The development will be to the benefit of ecology/biodiversity/SSSI. All comments raised in support of the development are taken into consideration as part of the assessment. Please refer to paras 7.12 to 7.51 of the report for consideration of the social, community and public benefits of the scheme, including ecological and economic benefits. Comments in Objection First Consultation (November 2023): 1,092 no. letters of objection received. Petition in objection received Individual Objections: The individual objections raised are summarised below. 1) Harm and insufficient mitigation of harm to ecology/biodiversity/SSSI All comments raised in objection to the development are taken into consideration as part of the assessment. Each point is addressed in turn below: Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press with 50 valid signatures. Second Consultation (November 2025): 484 no. letters of objection received. Petition in objection received with 121 valid signatures. Third Consultation – Newspaper only (March 2026): Two comments received in objection. during construction and operation. 2) Broadwater Lake is not the right site for the replacement HOAC facility. 3) The development sets the wrong precedent of development in a SSSI. 4) The development is for profit. 5) The development will cause traffic. First Petition: The petition in objection received under the first consultation is summarised below: 6) Birds: Broadwater Lake is one of only two lakes in the Colne Valley where wildlife is a priority user and is a key contributor to the area's SSSI designation. The lake provides important habitat for nationally significant wintering bird populations. Dre dging and winter construction works would cause unacceptable disturbance to resident and migrating birds. 7) Eels: The lake supports a uniquely large and longǦestablished population of European eels, a Critically Endangered species. Eels migrate to breed at sea, and Broadwater Lake’s connection to the River Colne makes it a valuable 1) Please refer to paras 7.21 to 7.51 of the report for the assessment of impact to the SSSI and biodiversity. 2) Please refer to paras 7.5 to 7.11 of the report for the assessment of alternative sites. 3) Please refer to the main body of the report for consideration of the scheme as a whole. 4) The development is proposed to replace the former HOAC facilities lost as a result of HS2. The facility was previously operated by the Colne Valley Youth & Community Association which is a youth charity prioritising outdoor and environmental education for young people, especially those who are disadvantaged or disabled. 5) Please refer to paras 7. 168 to 7.188 of the report for consideration of transport impacts. 6) Please refer to paras 7.21 to 7.51 of the report for the assessment of impact to the SSSI and biodiversity. Conditions 15 , 16, 41 and 55 are proposed to secure a Mitigation, Enhancement & Management Plan (MEMP), Construction Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press source of breedingǦage eels. Dredging is likely to damage or destroy essential eel feeding, resting and hibernation habitat, threatening the species’ survival. 8) Algal blooms: Dredging may also release stored nutrients that could worsen severe blue Ǧgreen algal blooms, posing risks to human health and causing prolonged lake closures. Second Petition: The petition in objection received under the second consultation is summarised below: 9) The petition requests that Broadwater Sailing Club (BSC) remain in its current northern location rather than being relocated to the new facility at the southern end of Broadwater Lake. 10) Safety concerns: The proposed new facility lacks clear visibility of the sailing area from the clubhouse and shoreline. 11) Difficult launch conditions: Trees in the Eastern Channel mask wind directions and create narrow access to open water, making sailing in/out unsafe. 12) Reduced sailing and racing area due to willow tree growth shading the southern end of the lake (up Environmental Management Plan, Operational Management and Activities Plan and a Monitoring, Reporting & Adaptive Management Plan. 7) Whilst the original 2023 scheme proposed 47,356 m² of dredging, this was substantially reduced to 7,094 m² as part of the amended 2025 scheme. The amended submission addresses concerns regarding dredging and habitat loss, confirming that impacts are limited and will be offset through measures that increase shallow, structurally diverse, and refuge Ǧrich habitat, alongside longǦterm protection and monitoring secured through the MEMP and OMAP. It is concluded that the survey evidence is robust, mitigation is secured, and the proposed development will not harm water vole or European eels. 8) Regarding algal blooms, the Environmental Statement assesses potential nutrient release during dredging and concludes that, with mitigation, significant adverse effects on algal bloom formation are unlikely. This is Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press to ten times higher than existing trees). 13) Reduced boat park and rigging space, along with insufficient car parking at peak times. 14) Significant loss of BSC facilities, including a major reduction in clubhouse/crew room floor area (from 50m² to 32m²) and no BSC Ǧonly changing rooms. 15) No BSC safety boat or equipment storage is provided in the proposed relocation. 16) Moving BSC southwards increases disturbance (activity and noise) within the SSSI and bird sanctuary, harming local wildlife. 17) Financial implications: Leaving BSC in place avoids the costs of demolition, clearing the current BSC site, and constructing replacement facilities. proposed to be secured by condition for the final and detailed Groundworks and Dredging Methodology (Condition 18), Construction Environmental Management Plan (Condition 16), and the Monitoring, Reporting & Adaptive Management Plan (Condition 55). 9) to 17) A representation has been received from Trustees and Main Committee of the Broadwater Sailing Club. The comments acknowledge that Natural England will not allow the Hillingdon Water Sports Facility and Activity Centre and BSC to operate together on the north and south of the lake due to the disturbance to wildlife. The comments also confirm that Broadwater Sailing Club support the application and intend to occupy the development should permission be granted. As such, whilst there may be some concerns by some members of Broadwater Sailing Club, it is understood that t he facilities proposed are fit-for-purpose and safe, subject to necessary controls and management practices. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press It is also understood that Broadwater Sailing Club currently have no long term right to occupy the existing premises and that the best way to secure the long term use of the site by Broadwater Sailing Club is through the proposed development, which has to be sensitive to constraints on the site including its SSSI status. UU HoT i is proposed to ensure that no development occurs until HOAC and Broadwater Saling Club enter into lease to occupy the development. In summary, it is considered that the proposal successfully balances both the operational needs of Broadwater Sailing Club with the ecological sensitivities of the site. The proposal is deemed to be fit -for-purpose and will be occupied by Broadwater Sailin g Club. Table 6. Summary of Statutory and Internal Consultee Responses Consultee and Summary of Comments Planning Officer Response Statutory Consultees Affinity Water (Dated December 2023): Site lies within Source Protection Zone 1 (SPZ1) for public water supply boreholes. Planning conditions are required to prevent The Affinity Water comments are noted and taken into consideration as part of the planning assessment. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press contamination during excavation, piling, and dredging. Affinity Water (Dated December 2025): Confirmation that their response remains unchanged. Please refer to Conditions 16, 18, 19, 20 , and 21. British Rowing (Dated December 2023): British Rowing supported the original proposal, noting the inclusion of rowing which aligns with its strategic plan for West London. British Rowing (Dated January 2026): British Rowing expressed disappointment that rowing is not included as part of the amended proposal. British Rowing encouraged HOAC to promote health and wellbeing in Hillingdon, which should include rowing. The British Rowing comments are noted and taken into consideration as part of the planning assessment. It is noted that rowing no longer forms part of the proposal. Formal rowing lanes were removed from the planning application due to the length required for a rowing lane (750 metres - 1 kilometre). Such a proposal would have extended into the ecologically sensitive part of the lake to the south west and would not have been acceptable. The reduction in size of the boatsheds, required to reduce green belt and ecology impacts, was also a consideration as rowing boats are longer in length than dinghies used for sailing. Broadwater Sailing Club (BSC) (Dated January 2026): The original proposal from October 2023 was supported because it aimed to create a worldǦclass water sports activity centre, but the revised version from November 2025 is viewed as a significantly diluted plan that no longer delivers on that ambition. There is concern that BSC has been largely omitted from the updated planning documents, with unclear definitions of its access rights and the space it would be allocated. Further worries The Broadwater Sailing Club comments are noted and taken into consideration as part of the planning assessment. Whilst Broadwater Sailing Club’s original comments regarding the safety and feasibility are noted, their follow -up set of comments acknowledge the site constraints and sensitivities.

Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Application Report Case Officer: Rhian Thomas 77795/APP/2025/2979 Date Application Valid: 25-11-25 Statutory / Agreed Determination Deadline: 30-04-26 Application Type: Full Ward: Uxbridge Applicant: Mr Kamalpreet Singh Site Address: 29 Clammas Way, Uxbridge, Hillingdon,UB8 3AN Proposal: Erection of 2x two storey, 3 bed dwelling with associated parking, amenity space, cycle and refuse stores, following the demolition of existing bungalow Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 3 of the Planning Scheme of Delegation (Petition received) Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. 1 Executive Summary 1.1 Planning permission is sought for the Erec tion of 2x two storey, 3 bed dwelling with associated parking, amenity space, cycle and refuse stores, following the demolition of existing bungalow. 1.2 During the process of the application a petition was received in objection to the proposed development requiring the determination at planning committee. The main issues which shall be addressed within this Committee Report relate to the impact of the development on the character and appearance of the area, impact to neighbouring amenities, drainage, sewage and flood risk concerns, parking and highway safety, potential use as a HMO and refuse/waste storage concerns. 1.3 The Committee Report seeks to provide a comprehensive assessment of the full planning application and supporting documentation. All material planning considerations have been considered. 1.4 Due regard has been given to local resid ents’ objections, including the petition against the application, however , it is recommended that planning permission is granted subject to conditions (Appendix 1) by virtue that the development would not have a significant impact on the am enities of neighbouring properties, nor would it harm the character and appearance of the area, and it would not have a harmful impact on the highway network. 1.5 The Council is currently unable to demons trate a five-year supply of deliverable housing sites, with the most recent posit ion statement (01/04/26) confirming a 2.5-year supply. As such, the relevant housing policies are considered out-of-date and the ‘tilted balance’ set out in paragraph 11(d) of the NPPF is engaged. In this case, the proposal is considered to comply with the Development Plan and, when assessed against the NPPF as a whole, any identified adverse impacts would not significantly and demonstrably outweigh the benefits. Positive weight is therefore afforded to the proposal, including its modest contribution towards the Borough’s housing supply. 2 The Site and Locality 2.1 The application site comprises a detached bungalow style property located on the northern side of Clammas Way, Cowley. The property is set back from the main Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press road by a small area of soft landscaping, and an area of hardstanding used for off street parking. The property has double fronting bay window features and is finished in brick. 2.2 The site has a PTAL ranking of 1b and is located upon potentially contaminated land. 2.3 The surrounding area is predominantly residential in character comprising a mix of property styles ranging from bungalows to two storey semi-detached dwellings. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Figure 2: Street View Image of the Application Property 3 Proposal 3.1 Planning permission is sought for the erection of 2x two storey, 3 bed dwelling with associated parking, amenity space, cycle and refuse stores, following the demolition of existing bungalow. 3.2 During the process of the application revised drawings were received amending the proposed parking layout, the internal layout and to include a front bay window to each property. Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Block Plan: Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Proposed Ground Floor Plan: Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Proposed First Floor Plan: Proposed Elevations: Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Proposed Front Garden Landscaping: Proposed shed storage details Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 4 Relevant Planning History 4.1 A list of the relevant planning history related to the property can be found in Appendix 2. 4.2 A previous application at the site for the ‘Proposed demolition of existing detached bungalow and erection of a detached 6-bedroom dwelling with associated parking spaces and external works under reference 77795/APP/2023/176 was withdrawn prior to determination. 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 20 neighbouring properties were consulted on the application by letter dated 05/12/2025. 6.2 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses received are summarised in Table 2 (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response A petition in objection has been received with 51 valid signatures. 1. The proposed demolition of the existing bungalow and replacement with two two-storey modern dwellings would fail to preserve or enhance the architectural integrity of the area and its special character. The demolition of the bungalow would represent an unnecessary loss of a Discussed at Sections 7.7 – 7.15 It should also be noted that the application site itself is not located within an Area of Special Local Character, nor a Conservation Area. Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press heritage-positive building. 2. The proposal would constitute overdevelopment and is out of keeping with the scale, spacing and character of surrounding properties. The proposed dwellings would appear visually dominant and intrusive. Discussed at sections 7.7 – 7.15 3. Drainage, sewerage and flood risk concerns due to loss of front garden, increased hardstanding and pressure on surface and foul water systems Flooding and Drainage impacts have been discussed at sections 7.66 – 7.68 4. Concern regarding potential use as a Houses in Multiple Occupation (HMO). The London Borough of Hillingdon has implemented a borough- wide Article 4 Direction that removes permitted development rights allowing a change of use from a Class C3 dwellinghouse to a Class C4 House in Multiple Occupation (HMO). As a result, any future proposal to use the dwellings as HMOs would require a full planning application, allowing the Council full control over whether such a use would be acceptable. The proposed development relates to the erection of 2 × 3 bed Class C3 dwellinghouses. The Local Planning Authority can only assess the application as submitted, and there is no evidence Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press before the Council to indicate that the units would be used as HMOs. Any future change of use would be subject to a separate planning application and assessment. 5. Concerns regarding refuge storage, collection and non- compliance with waste rules. Adequate refuse and recycling storage is provided within the rear gardens of each dwelling. Future occupiers would bring their bins to the pavement on collection days, as the previous bungalow did and as is standard practice boroughwide. The concerns raised relate to future occupier behaviour rather than the planning merits of the scheme. A landscaping condition has been added which includes the submission of appropriately secure and covered refuge storage. 6. Concerns regarding noise, dust and disruption from demolition and construction. Matters relating to construction noise, dust, vibration and construction traffic are governed by separate environmental and public health legislation and cannot be controlled through the planning decision itself. However, a Demolition and Construction Management Plan has been secured by condition, which will manage and mitigate construction impacts as far as reasonably practicable. 7. Concerns regarding parking stress and highway safety concerns. Discussed at sections 7.46 – 7.53 Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 8. Concerns regarding harm to neighbouring amenity in terms if loss of light, loss of privacy and increased activity and noise. Discussed at sections 7.18 – 7.30 4 individual letters of objection have been received. I. The proposed development represents over intensification of the site conflicting with the established character of the area. Discussed at section 7.7 – 7.15 II. Failure to address previous reasons for refusal. It should be noted that there are no previous refusals at the site. The previous application under reference 77795/APP/2023/176 was withdrawn prior to determination III. The proposed development is not in keeping with the character of the existing house of the street scene. Discussed at sections 7.7 – 7.15 IV. Harm to neighbouring amenities in terms of loss of privacy, overlooking and increased disturbance. Discussed at sections 7.18 – 7.30 Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Access Officer (summary) Revised plans have been submitted to address some concerns relating to the design of the internal spaces. The application is now acceptable from an accessibility perspective, subject to conditions pertaining to the submission of further step free access details and conformity to M4(2) standards. This is noted and the relevant conditions added. Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Waste Service (summary) No comments/ objections This is noted. Contaminated Land Officer (summary) Having consider the submitted application in relation to our land contamination record, please be advise that, we have no objection to the proposed development. However, our land contamination record shows the proposed development site to be on a former potentially contaminated land use identified as Nursery/Orchard. Therefore, we would like to recommend the following land contamination condition should the planning application be approved. This is noted and the relevant condition added. Highway Authority (summary) Clammas Way is encompassed by a controlled parking zone operating from 9am to 5pm - Monday to Friday and the public transport accessibility level (PTAL) is rated at a level of 1b which is considered as ‘very poor’ The maximum parking standard within the London Plan requires in the region of 1 space per dwelling to be provided/retained. The site plan illustrates 1 space to be provided for each dwelling therefore conforming with this maximum standard. Furthermore 2 cycle parking spaces are illustrated at the front of each dwelling which is in compliance with the London Plan standard. The two new crossovers would broadly conform to the council’s adopted 'Domestic Vehicle Footway Crossover' (DVFC) 2022 Policy guidance. The proposal would not raise the level of trips to and from the site significantly given that each property would be served by one space. In regard to refuse arrangements bin stores should provided and within a reasonable carrying distance to ensure that they can be left kerbside on the day of collection . In addition a Construction Management Plan is to be secured by condition and shall include This is noted. Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press details as to how the development will be constructed whilst limiting the impact to surrounding residents and the local highway network. In conclusion no objection is raised. 7 Planning Assessment Principle of Development 7.1 The application seeks planning permission for the demolition of the existing detached bungalow and the erection of two, twoǦ storey 3Ǧbedroom dwellings. The site lies within an established residential area where the principle of residential use is long established. As such, th e key consideration is whether the intensification of the site and the replac ement of one dwelling with two units is acceptable in landǦuse terms. 7.2 Paragraph 72 of the National Planning Policy Framework (NPPF, December 2024) places great weight on the contribution of small and medium sites in meeting housing needs and encourages local planning authorities to support the effective use of land within existing settlement s, including the redevelopment of under-utilised residential plots. 7.3 The existing plot accommodates a single modest 2-bedroom bungalow on a relatively wide frontage . The re- development of the site would provide 2 family sized dwellings (3 bedrooms) for which th ere is an identified need within the Borough. 7.4 At a regional level, the London Plan (2021) promotes the optimisation of housing capacity and supports the development of small sites . At a local level, Hillingdon Local Plan Policies DMH 6 and DMHB 11 support the redevelopment and intensification of existing residential plots where the proposal respects the character of the area and provides an appropriate residential environment. The development is considered to integrate with the surrounding character of the area and this has been discussed further within the Character and Appearance section of this report. 7.5 Given the established residential use of the site and the provision of 2 family sized dwellings, the principle of developme nt is considered acceptable. The acceptability of the scheme is therefore subject to an assessment of its detailed design, impact on character, neighbouring amenity, highways, parking and other material considerations. This report demonstrates that the development would satisfactorily integrate with the established pattern of development and character of the local area, would not result in harm to neighbouring properties in terms of overshadowing or loss of outlook and provides adequate parking provision to Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press prevent unacceptable levels of parking overspill onto the local highway network. As such the principle of development is supported. 7.6 Moreover, it is acknowledged that the Council cannot currently demonstrate a five- year supply of deliverable housing sites (the most recent position statement published on 01/04/26 confirmed a 2.5 year supply). In accordance with Footnote 8 of the NPPF, the policies which are most important for determining the application are therefore considered out -of-date. Consequently, Paragraph 11(d) of the Framework is engaged, and the 'tilted balance' applies. This requires that planning permission be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole. The application is considered to comply with the Development Plan in this case. In addition, when considered against the policies of the Framework (r ead as a whole), any adverse impacts of granting consent (as identified within th is report) would not significantly and demonstrably outweigh the benefits. In reac hing this decision, positive weight is afforded to the modest contribution that the proposal makes towards the Borough’s housing supply. Design / Impact on the Character and Appearance of the Area 7.7 The application site is located on the northern side of Clammas Way and comprises a modest detached bungalow set back from the highway behind an area of hardstanding and a small, landscaped frontage. The proposal seeks the demolition of the existing dwelli ng and the construction of a pair of two- storey semi-detached properties. 7.8 Clammas Way is residential in character, although the surrounding built form is varied. The immediate street scene contains a mixture of single-storey bungalows, 1½-storey chalet-style dwellings and two-storey semi-detached properties, with no prevailing architectural style or consistent roof form. As a result, the area exhibits a broad character in terms of scale, form and materials. See Figure 4 Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Figure 4 – Street View Images of Clammas Way Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 7.9 Policy DMHB 11 of the Local Plan Part 2 (2020) requires proposals to be compatible with the local context and to harmonise with the established character of the area. Policy DMH 6 supports redeve lopment of residential plots where the siting and form of new dwellings respect the surrounding pattern of development. London Plan Policies D3 and D4 similarly seek high -quality design that responds positively to local character, whilst th e NPPF (Chapter 12) emphasises that developments should add to the overall quality of an area. 7.10 The proposed dwellings would occupy a similar position to the existing bungalow, albeit with a 1m set-in from the eastern boundary to maintain separation and avoid an overly cramped appearance. The dwellings would have a combined width of 8.9m, a ground fl oor depth of 11.8m, a first-floor depth of 10.4m and a maximum ridge height of 8m, with a pitched roof design consistent with the wider streetscape. The height would match the ridge height of No. 31, ensuring an appropriate transition between the neighbour ing 1½-storey property to the west and the existing two-storey semi-detached dwellings to the east. 7.11 During the assessment process minor amend ments were secured, including the addition of front bay windows to better integrate with the existing street scene, where several properties incorporate similar bay window detailing. These amendments ensure improved continuity with the established architectural rhythm of the street. Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 7.12 The proposal would respect front and rear building lines of neighbouring properties and, given the retained side separati on distances, would not appear unduly cramped within the plot. Whilst the introduction of two-storey built form represents an increase in height compared to the ex isting bungalow, the varied roofscape and mixed dwelling types within Clammas Way mean that the additional height would not appear incongruous or visually dominant. 7.13 With regard to external appearance, th e submitted materials schedule confirms the use of brickwork to all elevations (Wickford Antique brick), Rosemary Brindle roof tiles , white UPVC windows and Bath stone cills. The surrounding area incorporates a varied palette of materials including brick, pebble-dash and smooth render; the proposed materials are therefore considered appropriate and reflective of the locality. A compliance condition has been added to ensure these materials are used within the build. 7.14 An assessment of the proposed front landscaping has been made in sections 7.58 – 7.62 7.15 Overall, the scale, roof form, detailing and materiality of the proposed dwellings are considered to integrate satisfactori ly into the existing street scene. The development would not detract from the ch aracter or visual amenity of the area and would comply with Policies DMHB 11, DMH 6, London Plan Policies D3 and D4, the NPPF (2024). Heritage 7.16 The site is not located within a designated area and as such this section is not applicable to the assessment of this application. Impact on the Green Belt 7.17 The site is not located within the Green Belt and as such this section is not applicable to the assessment of this application. Residential Amenity 7.18 Number 27 Clammas Way is located west of the application site and is separated from the host. This neighbour is a 1 ½ storey chalet bungalow style property. The proposed ground floor of the proposed development would marginally exceed the rear building line of this neighbour’s ground floor extension by approx. 0.3m. At first floor level the new development wou ld extend beyond the rear building line by approx. 1.2m, however this neighbour has one upper floor central rear facing window and the proposed development would not extend into the 45 degree line of sigh t from this nearest window. Therefore, it is considered that there would not be a significant level of overshadowing, loss of light or overbearing impact to this neighbour to warrant refusal (see Figure 5). Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 7.19 There is one ground-floor and one first-f loor side-facing window proposed facing No. 27. Both of these openings serve non -habitable rooms and can therefore be required, by condition, to be fitted with obscure glazing and restricted opening. Subject to this measure, it is considered that no material overlooking or loss of privacy would arise for this neighbour. Figure 5 – Rear view of No.27 Clammas Way from application site 7.20 No. 31 Clammas Way lies to the east of the application site. The proposed new dwelling would be positioned approximately 1  m from the shared boundary, increasing the separation compared with the existing arrangement. 7.21 This neighbour has a single-storey wrap-around side and rear extension. The proposed ground-floor development would extend approx. 1 m beyond this rear projection but would remain outside the 45 -degree line from the nearest habitable-room window. At first- floor level, the new dwelli ng would also extend beyond No. 31’s first-floor rear building line by approx. 0.3m ; however, given the separation distance between the properties, the proposal would again remain outside the relevant 45 -degree sightline. Consequ ently, the development is not considered to give rise to an unaccept able loss of light, overshadowing, or overbearing impact. Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 7.22 No. 31 contains two ground-floor and one upper-floor side-facing windows overlooking the application site. Based on their size and position, these appear to serve non -habitable rooms and therefore do not require the same level of protection. Furthermore, as the proposal sits further from the boundary than the existing building, the relationship would not be materially worse. 7.23 The proposed development includes one ground-floor and one first-floor side window facing No.  31. These also serve non -habitable rooms and can be conditioned to be obscurely glazed and non -opening to prevent any loss of privacy. Figure 6 Views of No.31 from application site Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 7.24 Nos. 30 and 32 Dellfield Crescent back onto the application site along the northern boundary. Although the proposal would replace a single-storey bungalow with two two-storey dwellings, the rear-to-rear separation distance would remain over 30 m. This exceeds typical back-to-back separation standards and is sufficient to prevent harmful overlooking or loss of privacy. 7.25 The surrounding area is characterised by conventional suburban relationships where mutual overlooking of rear ga rdens is common. For example, No.  31 Clammas Way exhibits a similar relati onship with properties along Dellfield Crescent. The introduction of one additional residential unit on this plot would not materially intensify overlooking beyond what is already typical for the locality, nor would it result in a level of impact considered unacceptable. 7.26 Several neighbours have raised concerns that replacing the existing bungalow with two semi-detached dwellings would lead to harmful increases in comings and goings, noise, disturbance, waste gener ation and general residential activity. While these concerns are noted, it is important to assess the impacts in the context of the site’s established residential character and the scale of the change proposed. 7.27 The development would result in a net in crease of one additional dwelling on the site. A modest uplift of this scale is not considered to give rise to levels of activity that would be materially different from those typically experienced within a Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press residential setting. Residential comings and goings, refuse storage, deliveries and day to day noise form part of the normal pattern of activity expected in residential streets such as Clammas Way. 7.28 The London Borough of Hillingdon and the London Plan both recognise that small scale residential intensification on appropriately sized plots is acceptable where it does not result in demonstrable harm to neighbouring amenity. An increase of one dwelling does not represent an intensity of use that would be expected to cause unaccepta ble noise or disturbance particularly when consideration is given to the more advanced building control standards which would include a higher standard of insulation in comparison to the existing property. The pattern of occupancy would remain domestic in nature, and any a ssociated noise would fall within the normal spectrum generated by residential properties. 7.29 Refuse storage for the two dwellings can be appropriately accommodated within the site, and waste generation from two family -sized homes is not considered excessive or harmful in comparison with the existing situation. 7.30 Overall, the proposed development is considered to have an acceptable impact on the amenities of neighbouring properties in compliance with Policy DMHB 11 and the NPPF 2024. Quality of Residential Accommodation (Internal and External) Internal 7.31 Policy D6 of the London Plan (2021) requires that 84sqm of internal floor space is provided for 3-bedroom 4- person dwellings set over two floors. The proposed dwellings would each provide approx. 85.4s qm of GIA for future presidents and would therefore comply with this mentioned policy space standards. 7.32 The applicant has provided a drawing demonstrating that both floors of the dwellings would measure a floor to ceiling height of 2.5m complying with part 8 of Policy D6. 7.33 The dwellings would be dual aspect and would provide all habitable rooms with an adequate source of light and outlook. As such, the proposed dwelling would provide a high standard of internal amenit y space for future occupiers complying with Policy D6 of the London Plan (2021) and Policy DMHB 16 of the Hillingdon Local Plan (2020). External 7.44 Policy DMHB 18 of the Local Plan (2020) states that new residential developments should provide an adequate level of privat e amenity space for occupiers that is good quality and usable. 3-bedroom properties are required to provide 60sqm of amenity space. Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 7.45 The proposed dwellings would each be provided with a private rear garden measuring approx. 90sqm exceeding this standard. As such, the proposal would have adequate external private amenity space in compliance with Policy DMHB 18 of the Hillingdon Local Plan Part 2 (2020). Highways and Parking 7.46 The application site has a PTAL ranking of 1b. The London Plan (2021) Table 10.3 - Maximum Residential Parking Standards allows dwellings in Outer London PTAL ranking of 1b to have a maximum 1.5no. spaces each. During the process of the application revised drawings were received amending the parking layout and reducing the number of spaces to 1 per dwelling which would comply with this standard. 7.47 Two new vehicle crossovers would be required to serve the said spaces. The Highway Authority have confirmed that the proposed vehicle crossovers would broadly conform with the Councils Dome stic Vehicle Footway Crossover 2022 Policy Guidance and would satisfy ‘sightline’ visibility requirements. However, final designs including the reinstatement works associated with removal of the existing crossover would be arranged post permission. The crossings would need to be constructed to an appropriate council stand ard and executes under S184 of the Highway Act 1980 at the applicant’s/ developer’s expense. A suitable informative note has been added. 7.48 Local Plan: Part 2 Policies DMT 1 and DMT 2 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. 7.49 While the proposal would raise the level of vehicular activity to and from the site compared to the existing movements generated by the occupiers of the bungalow, it is considered that peak period traffic movement in and out of the site is not expected to exceed1 -2 additional vehicle movements during the most sensitive parts of the day i.e. peak morning and late afternoon/evening. As such, the uplift is considered marginal in generation terms and can be absorbed within the local road network without detriment to traffic congestion and road safety. 7.50 Given the constraints and sensitivities of the local road network, it is considered that a demolition and construction management plan be secured via condition. The condition is required to optimise c onstruction related routing and frequency by avoiding/minimising potential detriment to the surrounding public realm. 7.51 In line with the London Plan (2021), there is a requirement for a minimum of 20% of car parking spaces to have an ‘active Electric Vehicle Charging Point (EVCP) provision with all remaining spaces being de signated as ‘passive’. In this case both of the spaces have been provided with a n EVCP complying with this standard. Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press In terms of cycle storage, the London Plan Policy T5 requires each dwelling to be provided by 2 spaces. The proposed plans indicate 2 space bicycle storage boxes within the front forecourts of the dwellings complying with this standard. They are located within an accessible position, and a condition will be secured to provide the details of the cycle storage to ensure they are secure and covered. 7.52 The Council’s Waste Collection Standards require that the distance between the refuse vehicle and the collection point does not exceed 10 metres. The proposed drawings indicate refuge storage would be located within the rear garden of each dwelling and would technically exceed the maximum distance. However, in practice, occupiers of the dwellings would position their waste on the kerbside of Clammas Way on collection days, consistent with the existing arrangements. This arrangement would be common within the residential setting and is considered acceptable. 7.53 The application has been reviewed by th e Highway Authority who are satisfied that the proposal would not discernibly ex acerbate congestion or parking stress, and would not raise any measurable highway safety concerns, in accordance with Local Plan: Part 2 Development Plan (2020) Policies DMT 1, DMT 2 & DMT 6 and Policies T4, T5 and T6 of the London Plan (2021). Noise 7.54 The impact of the proposed development in terms of increased noise and disturbance has been assessed within the neighbouring amenity sections of this Committee Report. Overall, the site would be used in an exclusively residential capacity. As such, in terms of the operational phase of the proposed development, no significant issues are raised by the proposal, in respect to noise . Although the number of households on the site would increase from one to two, the level of activity associated with two family dwellings remains typical of a residential setting and would not be materially different from that ordinarily experienced within this residential street. Air Quality 7.55 The site is located within an Air Qualit y Management Area. Given the proposed development is for the demolition of one dwelling and the erection of two, it is not considered that the proposal would cause unacceptable levels of dust and disturbance during the construction phase. 7.56 The control of dust and construction hours is governed under separate legislation, and the relevant informative note has been added to the decision to remind the applicant of this. In addition to this, a Demolition and Construction Management Plan has been secured via condition which will include m easures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process. Accessibility Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 7.57 The Councils access officer has been consulted on the application and has no concerns regarding accessibility, subject to conditions regarding step free access and compliance with the technical specifications for an M4(2) dwelling which will be added to the decision should the application be approved. Trees and Landscaping 7.58 Policy DMHB 14 advises that all development will be expected to retain or enhance existing landscaping, trees, biodiversity or other features of merit. 7.59 The proposal would result in the loss of a small area of soft landscaping to the front of the site, primarily an existing grassed area, to accommodate two off-street parking spaces (see Figure 7). During the application, revised drawings were submitted which increase d the level of soft landscaping across the frontage, including planting around the front bay windows, a low -level hedgerow between the two dwellings, and an additional planted area adjacent to the parking spaces. This enhanced landscaping is considered to make a positive contribution to the appearance of the development and would be in keeping with the surrounding street scene, where frontages typically comprise a balance of hardstanding and soft planting. Figure 7 – Existing Site Frontage Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press 7.60 The development also includes the subdivision of the existing rear garden to provide private amenity areas for each of the two proposed dwellings. A site visit confirmed that the current rear garden is largely overgrown and comprises extensive soft landscaping, including hedging, grassed areas and shrubbery. (See Figure 8) The site is not located within a Conservation Area and none of the trees or vegetation are protected by a Tree Pres ervation Order; therefore, the existing features do not benefit from statutory protection. Figure 8 – Existing Rear Garden 7.61 Notwithstanding this, the submitted scheme is required to ensure that the development maintains an appropriate level of soft landscaping and contributes positively to the character of the area. To secure this, a detailed landscaping plan, covering planting specifications, boundary treatments, and ongoing landscape maintenance arrangements , has been secured by condition. This will ensure that the quality and appearance of the rear amenity areas are appropriately managed and that the development preserves the visual amenities of the locality in the long term. 7.62 The proposed plans include a modest shed structure within the rear garden of each dwelling. These sheds are of a typical domestic scale and form, positioned discreetly to the rear where they do not appear visually prominent from the public realm. The structures provide practical, secure storage space for garden tools, Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press cycles, and household items, thereby support ing the functional needs of future residents without compromising the usab ility of the private amenity areas. Sufficient garden space would remain for each property following their addition. Biodiversity Net Gain 7.63 Biodiversity net gain is a way of creating and improving biodiversity by requiring development to have a positive impact ('net gain') on biodiversity. In England, biodiversity net gain is required under a statutory framework introduced by Schedule 7A of th e Town and Country Planning Act 1990 (inserted by the Environment Act 2021). This statutory framework is referred to as 'biodiversity net gain' in Planning Practice Guidance to distinguish it from other or more general biodiversity gains. 7.64 Under the statutory framework for biodiversity net gain, subject to some exceptions, every grant of planning permission is deemed to have been granted subject to the condition that the biodiversity gain objective is met ("the biodiversity gain condition"). This objective is for development to deliver at least a 10% increase in biodiversity value relative to the pre-development biodiversity value of the onsite habitat. 7.65 The legislation includes a de minimis exemption for developments resulting in the loss of less than 25sqm of onsite habitat. The submitted plans confirm that the proposal would increase the developed footprint by approximately 23.5sqm, which falls below this 25sqm threshold. As such, the development qualifies for the de minimis exemption, meaning the statutory BNG requirement does not apply and a biodiversity gain plan is not required in this instance. Flooding and Drainage 7.66 The proposed development site is not located in Flood Zones 2 or 3. Nor is it located within a critical drainage area, or an area known for surface water flooding. Therefore, the proposed development is not considered to increase flood risk at the site or within the area. 7.67 Concerns have been raised by neighbouring occupiers regarding the potential for the development to place additional pressure on the local drainage and sewerage network. The application site is located within Flood Zone 1, where the risk of fluvial flooding is low, and residential development is considered appropriate. The proposal involves the replacement of an existing bungalow with two semi-detached dwellings and results in only a modest increase in hardstanding across the site. This level of intensification is not considered to materially alter the existing surface-water runoff characteristics of the plot. 7.68 However, as the application proposed new residential development it is considered necessary to secure a condition ensuring a sustainable water management plan to ensure that sufficient drainage is provided for the new dwellings. Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press Waste Management 7.69 Waste management and refuge storage arrangements have been discussed within the neighbouring amenity sections 7.18 -7.30 and highway impact sections 7.46 – 7.53. There is no further assessment to be made. Land Contamination 7.70 The application site lies party on former potentially contaminated land identified as Nursery/Orchard. The Councils Contaminated Land Officer has been consulted on the application and has no objection to the proposed development, however, a condition to secure a contaminated land report has been secured to ensure risks from land contamination to the future users of the land and neighbouring land are minimised. 8 Other Matters Human Rights 8.1 The development has been assessed against the provisions of the Human Rights Act, and in particular Article 1 of the First Protocol and Article 8 of the Act itself. This Act gives further effect to the rights included in the European Convention on Human Rights. In arriving at this recommendation, due regard has been given to the applicant's reasonable development rights and expectations which have been balanced and weighed against the wider community interests, as expressed through third party interests / the Devel opment Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 The Council adopted its own Community Infrastructure Levy (CIL) on 1st August 2014. The Hillingdon CIL charge for resi dential developments is £95 per square metre of additional floor space. This is in addition to the Mayoral CIL charge of £60 per square metre. CIL rates are in dex linked. The proposal involves the erection of a new dwellings and is therefore CIL liable if planning permission is granted. 8.4 Please note, this commentary has been provided for the purpose of assisting in the determination of the planning application only. If approved, the final CIL liability would be set out in the CIL Liability Notice following determination of the application in line with the CIL Regulations . This would be issued following a full Hillingdon Planning Committee – 21ST April 2026 PART 1 – Members, Public & Press review of all the material available to the Council's Planning Obligations Team at that time. 9 Conclusion / Planning Balance 9.1 The proposed development would have a satisfactory impact on the character and appearance of the area and would not significantly harm the amenities of any neighbouring property. It is not considered to harm the highway network; additionally adequate living accommodation would be provided for future occupiers. 9.2 The proposal is considered to comply with the Development Plan, and no material considerations indicate that a contrary decision should be taken. Moreover significant weight is afforded to the pro vision of additional housing in light of the fact the Council is unable to demonstrate a 5 -year housing land supply. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 77795/APP/2025/2979 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 15 AAppendix 1: Recommended Conditions and Informatives Conditions 1. COM3 T Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. COM4 A Accordance with Approved Plans The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers PL/29CW/01 PL/29CW/04 Rev A PL/29CW/05 Rev A PL/29CW/06 Rev B PL/29CW/07 Rev A PL/29CW/08 PL/29CW/09 Proposals for Schedule of Materials 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. RES9 L Landscaping (car parking & refuse/cycle storage) No development shall take place until a landscape scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include: - 1. Details of Soft Landscaping 1.a Planting plans (at not less than a scale of 1:100), 1.b Written specification of planting and cultivation works to be undertaken, 1.c Schedule of plants giving species, plant sizes, and proposed numbers/densities where appropriate 2. Details of Hard Landscaping 2.a Refuse Storage Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 15 2.b Cycle Storage (2 spaces per unit, secure and covered) 2.c Means of enclosure/boundary treatments 2.d Hard Surfacing Materials 2.e External Lighting 2.f Other structures (such as play equipment and furniture) 3. Details of Landscape Maintenance 3.a Landscape Maintenance Schedule for a minimum period of 5 years. 3.b Proposals for the replacement of any tree, shrub, or area of surfing/seeding within the landscaping scheme which dies or in the opinion of the Local Planning Authority becomes seriously damaged or diseased. 5. Schedule for Implementation Thereafter the development shall be carried out and maintained in full accordance with the approved details. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality and provide adequate facilities in compliance with policies DMHB 11, DMHB 12, DMHB 14, DMEI 1 and DMT 2 of the Hillingdon Local Plan Part 2 (2020) and Policy G5 of the London Plan (2021). 4 4. OM19 D Demolition and Construction Management Plan Prior to development commencing, the applicant shall submit a demolition and construction management plan to the Local Planning Authority for its approval. The plan shall detail: (i) The phasing of development works (ii) The hours during which development works will occur (please refer to informative I15 for maximum permitted working hours). (iii) A programme to demonstrate that the most valuable or potentially contaminating materials and fittings can be removed safely and intact for later re-use or processing. (iv)Measures to prevent mud and dirt tracking onto footways and adjoining roads (including wheel washing facilities). (v) Traffic management and access arrangements (vehicular and pedestrian) and parking provisions for contractors during the development process (including measures to reduce the numbers of construction vehicles accessing the site during peak hours). (vi) Measures to reduce the impact of the development on local air quality and dust through minimising emissions throughout the demolition and construction process. (vii) The storage of demolition/construction materials on site. The approved details shall be implemented and maintained throughout the duration of the demolition and construction process. REASON Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 15 To safeguard the amenity of surrounding areas in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 55. NONSC S SuDS Prior to commencement of the hereby approved development, (excluding demolition and site clearance) a scheme for the provision of sustainable water management shall be submitted to, and approved in writing by the Local Planning Authority. The scheme shall clearly demonstrate how the approved development will incorporate sustainable urban drainage (SuDs) in accordance with the hierarchy set out in Policy 5.13 of the London Plan and will: i. provide information on all SuDs features including the method employed to delay and control the surface water discharged from the site and: ii. provide a management and maintenance plan for the lifetime of the development of arrangements to secure the operation of the scheme throughout its lifetime. Including appropriate details of Inspection regimes, appropriate performance specification. The scheme shall also demonstrate the use of methods to minimise the use of potable water through water collection, reuse and recycling and will: iii. provide details of water collection facilities to capture excess rainwater; and how water usage will be reduced in the development. Thereafter the development shall be implemented and retained/maintained in accordance with these details for as long as the development remains in existence. REASON To ensure that surface water run off is controlled to ensure the development does not increase the risk of flooding and is to be handled as close to its source as possible and Conserve water supplies in compliance with: Hillingdon Local Plan: Part 1- Strategic Policies Policy EM6 Flood Risk Management in (2012), Hillingdon Local Plan Part 2 Development Management Policies Policy DMEI 10 Water Management, Efficiency and Quality (2020), as well as relevant SuDs guidance contained within the London Plan (2021) and NPPF (2024). 6. NONSC C Contamination (i) The development hereby permitted (excluding demolition, site clearance and initial ground investigation works) shall not commence until a scheme to deal with unacceptable contamination, (including asbestos materials detected within the soil), has been submitted to and approved by the Local Planning Authority (LPA). All works which form part of any required remediation scheme shall be completed before any part of the development is occupied or brought into use unless the Local Planning Authority dispenses with any such requirement specifically and in writing. The scheme shall include the following measures unless the LPA dispenses with any such requirement specifically and in writing: a) A desk-top study carried out by a competent person to characterise the site and provide information on the history of the site/surrounding area and to identify and evaluate all potential sources of contamination and impacts on land and water and all other identified receptors relevant to the site: Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 15 (b) A site investigation, including where relevant soil, soil gas, surface water, and groundwater sampling, together with the results of analysis and risk assessment shall be carried out by a suitably qualified and accredited consultant/contractor. The report should also clearly identify all risks, limitations, and recommendations for remedial measures to make the site suitable for the proposed use; and (c) A written method statement providing details of the remediation scheme and how the completion of the remedial works will be verified shall be agreed in writing with the LPA prior to commencement, along with the details of a watching brief to address undiscovered contamination. No deviation shall be made from this scheme without the express agreement of the LPA prior to its implementation. (ii) If during remedial or development works contamination not addressed in the submitted remediation scheme is identified an addendum to the remediation scheme shall be agreed with the LPA prior to implementation; and (iii) Upon completion of the approved remedial works, this condition will not be discharged until a comprehensive verification report has been submitted to and approved by the LPA. The report shall include the details of the final remediation works and their verification to show that the works have been carried out in full and in accordance with the approved methodology. (iv) No contaminated soils or other materials shall be imported to the site. All imported soils for landscaping and/or engineering purposes shall be clean and free of contamination. Before any part of the development is occupied, all imported soils shall be independently tested for chemical contamination, and the factual results and interpretive reports of this testing shall be submitted to and approved in writing by the Local Planning Authority. REASON To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems and the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Hillingdon Local Plan: Part 2 (January 2020) Policies - DMEI 11: Protection of Ground Water Resources and DMEI 12: Development of Land Affected by Contamination. 7 7. NONSC S Step Free Access Prior to any works on site above damp proof course level, details of step free access via all points of entry and exit shall be submitted to, and approved in writing, by the Local Planning Authority. The measures implemented as approved shall be retained thereafter. REASON To ensure housing of an inclusive design is achieved and maintained in accordance with Policies D5 and D7 of the London Plan (2021). Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 15 88. NONSC M M4(2) Compliance The dwellings hereby approved shall accord with the requirements of Policy D7 of the London Plan and shall not be occupied until certification of compliance with the technical specifications for an M4(2) dwelling, as set out in Approved Document M to the Building Regulations (2010) 2015, has been submitted to, and approved in writing, by the Local Planning Authority. All such provisions must remain in place for the life of the building. REASON: To not only allow the Building Control body to require the development to comply with the optional Building Regulations standards, but to also ensure the appropriate quantity and standard of accessible and adaptable housing is constructed and maintained in accordance with policy D7 of the London Plan. 9. HO6 O Obscure Glazing The ground and first floor side windows facing numbers 27 and 31 Clammas Way 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). 10. RES12 N No additional windows or doors Notwithstanding the provisions of the Town and Country Planning (General Permitted Development)(England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no additional windows, doors or other openings shall be constructed in the walls or roof slopes of the development hereby approved. REASON To prevent overlooking to adjoining properties in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 11. RES14 E Extensions and roof alterations Notwithstanding the provisions of the Town and Country Planning (General Permitted Development)(England) Order 2015 (or any order revoking and re-enacting that Order with or without modification); no extension or roof alteration to any dwellinghouse(s) shall be erected without the grant of further specific permission from the Local Planning Authority. 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) Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 15 IInformatives 1. I23 W Works affecting the Public Highway - Vehicle Crossover The development hereby approved includes the carrying out of alterations to a vehicular access. Prior to undertaking work on the adopted highway you will require a Section 184 licence from the Highway Authority. The works shall be to the specification and constructed to the satisfaction of the Highway Authority. Fees are payable for the approval of the highway details, and inspection of the works. Further information and an application form are available on the London Borough of Hillingdon website https://www.hillingdon.gov.uk/dropped-kerb-form 2. The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for development of land in England is deemed to have been granted subject to the condition (biodiversity gain condition) that development may not begin unless: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan, if one is required in respect of this permission would be the London Borough of Hillingdon. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below. Based on the information available this permission is considered to be one which will not require the approval of a biodiversity gain plan before development is begun because one or more of the statutory exemptions or transitional arrangements in the list below is/are considered to apply. Statutory exemptions and transitional arrangements in respect of the biodiversity gain condition. 1. The application for planning permission was made before 12 February 2024. 2. The planning permission relates to development to which section 73A of the Town and Country Planning Act 1990 (planning permission for development already carried out) applies. 3. The planning permission was granted on an application made under section 73 of the Town and Country Planning Act 1990 and (i)the original planning permission to which the section 73 planning permission relates* was granted before 12 February 2024; or (ii)the application for the original planning permission* to which the section 73 planning permission relates was made before 12 February 2024. Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 7 of 15 4. The permission which has been granted is for development which is exempt being: 4.1 Development which is not 'major development' (within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015) where: iv) the application for planning permission was made before 2 April 2024; v) planning permission is granted which has effect before 2 April 2024; or vi) planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 where the original permission to which the section 73 permission relates* was exempt by virtue of (i) or (ii). 4.2 Development below the de minimis threshold, meaning development which: iii) does not impact an onsite priority habitat (a habitat specified in a list published under section 41 of the Natural Environment and Rural Communities Act 2006); and iv) impacts less than 25 square metres of onsite habitat that has biodiversity value greater than zero and less than 5 metres in length of onsite linear habitat (as defined in the statutory metric). 4.6 Development which is subject of a householder application within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015. A "householder application" means an application for planning permission for development for an existing dwellinghouse, or development within the curtilage of such a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse which is not an application for change of use or an application to change the number of dwellings in a building. 4.7 Development of a biodiversity gain site, meaning development which is undertaken solely or mainly for the purpose of fulfilling, in whole or in part, the Biodiversity Gain Planning condition which applies in relation to another development, (no account is to be taken of any facility for the public to

Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Application Report Case Officer: Rhian Thomas 58891/APP/2026/107 Date Application Valid: 16-01-26 Statutory / Agreed Determination Deadline: 30/04/26 Application Type: Householder Ward: West Drayton Applicant: Mr Jalil Reza Site Address: 38 Frays Avenue, West Drayton, Hillingdon, UB7 7AG Proposal: Conversion of loft space to habitable use to include raising ridge height, roof lights to front, rear and side, rear half -hipped loft window, and amendments to fenestrations. Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 3 of the Planning Scheme of Delegation (Petition received) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. 1 Executive Summary 1.1 Planning permission is sought for the conversion of the existing loft space to habitable accommodation, including a 0.6m increase in ridge height, installation of rooflights, and the formation of a rear half -hipped loft window with a small crown-roof element. The property lies within the Garden City, West Drayton Area of Special Local Character (ASLC) and Flood Zone 2. 1.2 Following a full assessment, it is concluded that the proposal would integrate appropriately with the varied roofscape of Frays Avenue, would not result in harm to the character or appearance of the ASLC, and would safeguard the amenities of neighbouring properties. The development would provide acceptable internal accommodation, retain well in excess of the required private amenity space, and raise no concerns in respect of flooding, landscaping or parking provision. 1.3 Due regard has been given to local residents’ representations, including a petition of objection; however, no material considerations have been identified that would justify withholding permission. 1.4 The Committee Report seeks to provide a comprehensive assessment of the householder application and supporting documentation. All material planning considerations have been considered. 1.5 It is recommended that planning permission is granted subject to conditions (Appendix 1) by virtue that the development would not have a significant impact on the amenities of neighbouring properties, nor would it harm the character and appearance of the Area of Special Local Character, and it would not have a harmful impact on the highway network. 2 The Site and Locality 2.1 The application site comprises a detache d two storey property located on the northwest side of Frays Avenue, West Drayton. The principal elevation of the property faces towards the southeast. To the northeast lies 38 Frays Avenue, a two-storey detached dwelling and to the Southwest lies 40 Frays Avenue, a newly Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press built detached two storey dwelling. Some 90 m to the Southwest lies the Frays River. 2.2 The street scene is residential in charac ter and appearance, comprising of a mix of two storey detached houses and bungalows of varying styles. It is noted that on the Northwest side of Fray's Avenue (the side the application site is located on) there is a predominance of two storey dwellings whereas on the opposite side there are predominantly bungalow/chalet bungalow type properties. 2.3 To the rear is a large, enclosed garden with an outbuilding structure and a swimming pool. To the front is a driveway with a capacity for several vehicles and there is a vehicular crossover. 2.4 To property benefits from a front canopy feature, garage conversion a single storey rear extension and first floor rear additions. 2.5 The application site lies within the Garden City, West Drayton Area of Special Local Character (ASLC) and lies within Flood Zone 2. 2.6 Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 2.7 Figure 2: Street View Image of the Application Property 3 Proposal 3.1 The proposed development involves the Conversion of loft space to habitable use to include raising ridge height, roof li ghts to front, rear and side, rear half -hipped loft window, and amendments to fenestrations. 3.2 Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Proposed floor plans: Proposed roof plan: Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Proposed front and side elevations: Proposed rear and side elevations: Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Proposed street scene elevation: Proposed sections: Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Hillingdon Planning Committee – 21st April 2026 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 Five neighbouring properties were consulted on the application by letter dated 27- 01-26. 6.2 A site notice was displayed on 12-02-26 and expired 06-03-26. 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 Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press A petition in objection to the development with 23 valid signatures has been received. 1. The development will negatively impact the original character of the property and Area of Special Local Character This has been discussed at sections 7.2 – 7.13 3 individual letters of objection have been received. A representation has been received from West Drayton Area Advisory Panel. I. The development will negatively impact the original character of the property and Area of Special Local Character. This has been discussed at section 7.2 – 7.13 II. The proposed extension unbalances the existing property and appears as a box structure added on. This has been discussed at section 7.2 – 7.13 III. I am writing on behalf of West Drayton Conservation Area Advisory Panel. Although the proposed extensions are fairly major ones, most of the large-scale changes are to the rear. Those that will affect the street scene in this Conservation Area are modest in relation to those made to the two adjacent houses. We therefore have no objections to this application This has been noted. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Conservation and Urban Design Officer Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press This is a pleasant two storey dwelling. We would be concerned that the subservient side roof becomes dominant and the gable loses its prominence within the composition of the facade. This would have a detrimental impact on the character of the building as a whole and the wider area of special local character. If you wish to discuss further, please bring to design surgery. Should the officer be minded to approve we would recommend matching external materials and finishes. These comments have been noted and an assessment of the development on the impact on the character of the building and the Area of Special Local Character has been made in sections 7.2 – 7.13 7 Planning Assessment Principle of Development 7.1 The site is located in the developed area of the Borough, where the extension and alteration of an existing residential prop erty is acceptable in principle subject to compliance with other relevant policies as set out in this report. Design / Impact on the Character and Appearance of the Area 7.2 Policies D3 of the London Plan (2021), BE 1 of the Hillingdon Local Plan Part 1 – Strategic Policies (2012), DMHB 5, DMHB 11, DMHB 12, DMHD 1 of the Hillingdon Local Plan Part 2 – Development Management Policies (2020) are all directly relevant to the proposal. These policies can be read in full in the Committee Report Part 3 - Policy Appendix, and in summary, seek to secure a high quality of design that enhances and contributes to the area and Area of Special Local Character in terms of form, scale and materials, is appropriate to the identity and context of the townscape and would improve the quality of the public realm and respect local character. These aims are also supported by the NPPF at chapter 12. 7.3 The proposed development involves the conversion of roof space to habitable use including the raising of ridge height, rear half hipped loft wind ow including small crown roof elements. Rooflights to the fron t, side and rear of the property along with internal alterations. 7.4 The application site is located within the Garden City, West Drayton Area of Special Local Character. The surrounding area is residential and comprises a varied mix of property types and architectural styles, including both two -storey dwellings and bungalows. Most properties along Frays Avenue are detached and many have been subject to substantial extensions and alterations over time. As a result, the street scene displays a wide variety of roof forms, building heights and external materials, with limited symmetry or uniformity between plots. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.5 The existing property comprises an attrac tive two storey detached property set within a spacious plot on Frays Avenue. The dwelling itself features a half hipped roof form with projecting front gable and front facing dormer window. To the rear the property has been extended by way of a single storey rear extensions and projecting first floor rear gables . The exterior is finished in render. The site presents as a large, individually designed dwelling within a verdant and well- established residential setting. 7.6 The proposed development includes increasing the ridge height by approximately 0.6m, resulting in an overall height of 8.2m. While Policy DMHD 1 generally discourages increases to ridge height, the proposal must be considered in the context of the surround ing built form. The street is characterised by dwellings which vary in height, form and design. There are multiple examples of varying roof heights with the most obvious being the transition between the bungalow, 1.5 storey and two storey dwellings. The transition of heights is less obvious between the two storey dwellings due to the properties being significantly set back from the public highway. Furthermore No. 40 Frays Avenue to the southwest has recently been redeveloped under planning permission ref. 3650/APP/2019/3036, comprising two detached dwellings each with a ridge height of approximately 8.6m, and these have now been constructed (see Figure 4). Similarly, the neighbouring property at No. 36 Frays Avenue was originally a bungalow but has been extended to a full two-storey dwelling (ref. 46581/APP/2000/1720), also achieving a ridge height of around 8.6m. In this context, the proposed ridge height at the application property would remain lower than both adjoining dwellings. Officers consider the perception of the 0.6 m high raising of the ridge would be minimal and no different to the relationship between other properties within the street. As such the roof extension would not appear incongruous, over-dominant or out of keeping within the established streetscene. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 4 – No. 40 Frays Avenue approved under ref. 3650/APP/2019/3036 7.7 The applicant has provided an existing and proposed street scene elevation drawing to demonstrate how the extended property would be viewed within the street scene. As seen in Figure 5 the dwelling would appear in keeping with the overall roof heights of the neighbouring properties and does not appear over dominant. While the extended roof would extend above the existing front gable, this is not considered to significantly de tract from the original character of the property to warrant refusal. Figure 5 – Existing and proposed street scene elevations Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.8 Turning to the rear of the property, the proposal includes alterations to the existing roof form, which currently comprises a dual -gable arrangement with limited headroom and usability. The scheme would replace this configuration with a single enlarged rea r gable incorporating a half-hipped roof and a modest crown- roof element, as shown on the proposed rear elevation and 3D views. Importantly, the development does not extend the dwelling beyond the existing first floor rear wall; the changes relate solely to the roof structure above the existing footprint. 7.9 These alterations would not be visible from the street scene due to their position on the rear elevation and the fact that the crown -roof section is set down below the main ridge. While Policy DMHD 1 discourages the use of large crown roofs, it is necessary to consider local context. Both recently constructed dwellings at No. 40 Frays Avenue incorporate pronounced crown -roof forms which are more visually prominent than what is proposed here. In this case, the crown element is limited in scale and would be screened from public views. 7.10 Neighbouring representations have described the roof alterations as “box-like,” presumably referring to the crown-roof section. However, the design incorporates a hip and gable arrangement that aligns with the architectural form of the existing dwelling, avoiding a visually bulky or incongruous appearance. The applicant’s 3D visuals illustrate that, when viewed from public vantage points, the increased roof height and revised rear form would remain subordinate to the main roof structure and would not appear discordant within the street scene. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 6 – 3D views of the development 7.11 The development also involves the installation of front, side and rear elevation roof lights. Subject to a condition requiring the rooflight to be of a conservation style which sit flush to the roof, these are not considered to cause harm to the character and appearance of the original property, street scene nor the Area of Special Local Character. 7.12 A condition is recommended to ensure all proposed materials match those of the existing dwelling, thereby securing a cohesive appearance and ensuring the development integrates well with the host property. 7.13 Taking all matters into account, the proposal is considered to respect the character and appearance of the host dwelling, the surrounding street scene and the Area of Special Local Character, in accordance with Policy BE1 of the Hillingdon Local Plan: Part 1 - Strategic Policies and Policies DMHB 5, DMHB 11, DMHB 12 and DMHD 1 of the Local Plan: Part Two - Development Management Policies (2020), as well as relevant design guidance contained within the London Plan (2021) and NPPF (2024). Heritage 7.14 The site is not located within a designated area and as such this section is not applicable to the assessment of this application. Impact on the Green Belt 7.15 The site is not located within the Green Belt and as such this section is not applicable to the assessment of this application. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Residential Amenity 7.16 Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that planning applications relating to alterations and extensions of dwellings will be required to ensure, amongst other matters, that: ii) a satisfactory relationship with adjacent d wellings is achieved; and v) there is no unacceptable loss of outlook to neighbouring occupiers. 7.17 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. 7.18 No. 40 Frays Avenue lies to the southwest and is separated from the application site. This recently built dwelling extend s beyond the rear building line of the host property. The proposed works do not projec t beyond either the front or rear elevation of No. 40 and therefore would not result in harmful loss of light, overshadowing, or an overbearing impact. Side -facing rooflights are proposed facing this neighbour; however, these are shown to be obscurely glazed and non- opening below 1.7m, preventing overlooking or loss of privacy and are considered acceptable. Figure 7 – Rear view of neighbour No.40 from application site Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.19 No. 36 Frays Avenue, located to the northeast, also sits on a separate plot. The proposals do not extend further to the rear than the exis ting built form and therefore would not impact this neighbour in terms of light, overshadowing or overbearing sense of enclosure. This pro perty contains both ground- and first-floor side-facing windows, which a site visit confirmed to be obscurely glazed and serving non-habitable rooms. As no new side-facing windows are proposed on the host dwelling, there would be no harmful loss of privacy or overlooking. Figure 8 – Rear view of neighbour No.36 from application site 7.20 The proposed 0.6m increase in ridge height would not materially affect either neighbour given the separation distances and existing context and is not considered to result in any unacceptable loss of light, overshadowing or sense of dominance. 7.21 Overall, the proposed development would not harm the amenities of neighbouring properties complying with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Quality of Residential Accommodation Internal Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.22 It is considered that all of the proposed habitable rooms, and those altered by the proposed development, would maintain an adequate outlook and source of natural light, therefore complying with the requirements of Policy D6 of the London Plan (2021). 7.23 Proposed section drawings demonstrate that the loft conversion would achieve a floor-to-ceiling height of approximately 2.15m, which is considered sufficient to provide usable and functional internal space. Policy D6 of the London Plan (2021) requires new residential development to achieve a minimum floor-to-ceiling height of 2.5m for at least 75% of the internal area; however, this standard applies principally to new -build development. The existing property does not currently meet this requirement, as shown on the existing section drawings, and it would therefore be unreasonable to require full compliance as part of a loft conversion within an existing dwelling. On this basis, the proposed internal height is considered acceptable. External 7.24 Policy DMHB 18 (Table 5.3) requires properties with four or more bedrooms to provide a minimum of 100sqm of private, well-located external amenity space. The application site benefits from a spacious plot with a large rear garden that comfortably exceeds this requirement. The proposed development would retain ample garden space well in excess of the policy minimum, and as such, the scheme is considered to comply with Policy DMHB 18. Highways and Parking 7.25 Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that development proposals must comply with the parking standards outlined in Appendix C Table 1 in order to facilitate sustainable development and address issues relating to congestion and amenity. 7.26 The existing dwelling benefits from a vehicle crossover and area of hardstanding to the front of the site to provide off street parking for multiple vehicles. This would remain in place and as such there would be adequate parking for the dwelling complying with Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Trees and Landscaping 7.27 The application site is not located within an area covered by a Tree protection order nor would the proposed development impact any onsite trees. As such, the proposed development would comply with Policy DMHB 14 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Trees and Landscaping Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.28 The site lies within the Hillingdon Air Quality Management Area, however the proposal raises no significant issues in this regard due to the nature of the proposed development (householder development). Flooding and Drainage 7.29 The application site lies within Flood Zone 2, indicating a medium probability of fluvial flooding. The proposal does not include any ground -floor extensions or alteration to the building footprint, nor does it involve the creation of additional impermeable surfaces within the site . As such, the development would not increase surface -water run-off or displace floodwaters, and it is not considered to raise flood-risk concerns either to the host property or the surrounding area. 7.30 The applicant has acknowledged the site's flood-zone designation and submitted a historic flood report, demonstrating an understanding of the localised flood constraints and historic events affecting the area. Given that the proposal is confined to roof -level alterations with no change to ground conditions, no further flood-risk mitigation is required in this instance. The development is therefore considered acceptable in relation to flooding considerations. 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, Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 58891/APP/2026/107 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 7 AAppendix 1: Recommended Conditions and Informatives Conditions 1. HO1 T Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. HO2 A Accordance with approved The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: 01_A 50_A 51_A 52_A 53_A 54_A 60_A 61_A 62_A 63_A 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. NONSC R Rooflights All proposed rooflights across the development shall be conservation style rooflights and Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 7 installed fully flush with the plane of the roof. The rooflights shall thereafter be retained and maintained as approved. REASON To preserve the character and appearance of the Garden City, West Drayton, Area of Special Local Character, in accordance with Policy DMHB 5 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020), and the London Plan (2021). 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 36 and 40 Frays Avenue. 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 side facing windows and rooflights facing number 40 Frays Avenue shall be glazed with permanently obscured glass to at least scale 4 on the Pilkington scale and be non-opening below a height of 1.8 metres taken from internal finished floor level for so long as the development remains in existence. REASON To prevent overlooking to adjoining properties in accordance with policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). Informatives 1. I47 D Damage to Verge - For Council Roads: The Council will recover from the applicant the cost of highway and footway repairs, including damage to grass verges. Care should be taken during the building works hereby approved to ensure no damage occurs to the verge or footpaths during construction. Vehicles delivering materials to this development shall not override or cause damage to the public footway. Any damage will require to be made good to the satisfaction of the Council and at the applicant's expense. For further information and advice contact - Highways Maintenance Operations, Central Depot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB3 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 7 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. 2 2. I2 E Encroachment You are advised that if any part of the development hereby permitted encroaches by either its roof, walls, eaves, gutters, or foundations, then a new planning application may have to be submitted. The validity of this planning permission may be challengeable by third parties if the development results in any form of encroachment onto land outside the applicant's control for which the appropriate Notice under Article 13 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 has not been served. 3. 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. 4. 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 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 7 Human Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to act incompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8 (right to respect for private and family life); Article 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). I53 C Compulsory Informative (2) The decision to GRANT planning permission has been taken having regard to the policies and proposals in the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020) set out below, including Supplementary Planning Guidance, and to all relevant material considerations, including The London Plan (2021) and national guidance. DMEI 9 Management of Flood Risk DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHB 18 Private Outdoor Amenity Space DMHB 5 Areas of Special Local Character DMHD 1 Alterations and Extensions to Residential Dwellings DMT 6 Vehicle Parking LPP D3 (2021) Optimising site capacity through the design-led approach LPP D6 (2021) Housing quality and standards LPP SI12 (2021) Flood risk management LPP T4 (2021) Assessing and mitigating transport impacts LPP T6 (2021) Car parking NPPF12 -24 NPPF12 2024 - Achieving well-designed places NPPF14 -24 NPPF14 2024 - Meeting the challenge of climate change, flood and coastal change Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 7 AAppendix 2: Relevant Planning History 58891/APP/2004/1645 38 Frays Avenue West Drayton Middlesex ERECTION OF A SINGLE-STOREY SIDE EXTENSION AND TWO-STOREY REAR EXTENSION (WORKS INVOLVE THE DEMOLITION OF AN EXISTING GARAGE) Decision: 24-09-2004 Approved 58891/APP/2004/350 38 Frays Avenue West Drayton Middlesex ERECTION OF PART SINGLE, PART TWO STOREY SIDE EXTENSION, TWO STOREY REAR EXTENSION INCORPORATING A REAR FACING DORMER WINDOW, AND NEW PITCHED ROOF TO EXISTING REAR DORMER WINDOW Decision: 31-03-2004 Refused 58891/APP/2016/1957 38 Frays Avenue West Drayton Middlesex Single storey rear extension, single storey front extension and porch to front involving conversion of garage to habitable use Decision: 15-02-2017 Approved 58891/APP/2017/4188 38 Frays Avenue West Drayton Middlesex Canopy to front (Part Retrospective) Decision: 26-01-2018 Refused A Appeal: 06-06-2018 Allowed Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 7 AAppendix 3: List of Relevant Planning Policies The following Local Plan Policies are considered relevant to the application:- Part 1 Policies: PT1.BE1 (2012) Built Environment PT1.EM6 (2012) Flood Risk Management Part 2 Policies: DMHD 1 Alterations and Extensions to Residential Dwellings DMHB 5 Areas of Special Local Character DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHB 18 Private Outdoor Amenity Space LPP D3 (2021) Optimising site capacity through the design-led approach LPP D6 (2021) Housing quality and standards LPP T6 (2021) Car parking DMEI 9 Management of Flood Risk DMT 6 Vehicle Parking LPP T4 (2021) Assessing and mitigating transport impacts LPP SI12 (2021) Flood risk management NPPF12 -24 NPPF12 2024 - Achieving well-designed places NPPF14 -24 NPPF14 2024 - Meeting the challenge of climate change, flood and coastal change Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 7 of 7

Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Mike Kemp 38058/APP/2025/2613 Date Application Valid: 09/10/2025 Statutory / Agreed Determination Deadline: 17/04/2026 Application Type: Full Ward: Yiewsley Applicant: Troutbourne LLP Site Address: Land at Rainbow Industrial Estate, Trout Road, Yiewsley, UB7 7FX Proposal: Demolition of existing structures and phased re- development of the site to provide nine plots ranging between three and 11 storeys in height (including ground level) to include residential uses (Use Class C3), flexible retail/cafe/restaurant floorspace (Class E (a,b,c)), light industrial floorspace (Class E (g)(iii)), associated hard and soft landscaping, car parking, cycling parking, servicing, refuse and pl ant areas, public realm improvements, highways works and other works associated with the 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 – 21st April 2026 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the completion of a satisfactory section 106 legal agreement to secure the heads of terms set out below, and subject to the conditions as set out in Appendix 1. Section 106 Legal Agreement Heads of Terms: It is recommended that delegated powers be given to the Director of Planning and Sustainable Growth to grant planning permission subject to the following: 1. That the application be referred back to the Greater London Authority. 2. That should the Mayor not issue a direction under Article 7 of the Order that he is to act as the Local Planning Au thority for the purposes of determining the application, delegated powers be give n to the Director of Planning and Sustainable Growth to approve this application subject to: A) That the Council enter into a legal agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) or any other legislation to secure the following: i. To secure on-site affordable housing, to include a provision of 35% by habitable room with 70% being London Affordable Rent (LAR) and 30% Shared Ownership. ii. Air Quality Mitigation Contribution of £145,908 iii. Residential Parking Permits restriction (excluding Blue Badge holders) iv. An Employment/ Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD. v. London Healthy Urban Development Unit (HUDU) financial contribution of £618,167 to fund enhanced or new health facilities within the London Borough of Hillingdon. vi. Financial contribution of £259,860 towards improvements to connections, access and enhancements of the Grand Union Canal. vii. Designation of public open space within the site to remain publicly accessible in perpetuity. viii. Active Travel Contribution of £154,660 ix. A Project Management and Monitoring Fee, equalling 5% of the total financial contributions to be paid under this agreement. B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press C) That officers be authorised to negotiate and agree the detailed wording of the heads of terms, the proposed Legal Agreement and conditions of approval. D) That, if the Legal Agreement has not been finalised within 6 months (or such other time frame as may be agreed by the Director of Planning and Sustainable Growth), delegated authority be given to the Director of Planning and Sustainable Growth to refuse planning permission for the following reason: ‘The applicant has failed to mitigate the impacts posed by the proposed development (in respect of affordable housing, air quality, parking, employment/construction training, health, highway safety, sustainable travel, and public access). The scheme therefore conflicts with Policies DMCI 7 of the Hillingdon Local Plan: Part 2 (2020); the adopted Planning Obligations Supplementary Planning Document (2014); Policy DF1 of the London Plan (2021); and paragraphs 56 -58 of the National Planning Policy Framework (2024).' E) That if the application is approved, that the permission is subject to the Conditions as set out in Appendix 1. 1 Executive Summary 1.1 Planning permission is sought for the demolition of all existing structures on the site and for the phased re -development of the site to provide nine plots ranging between three and 11 storeys in heigh t (including ground level) to include residential uses (Use Class C3), flexible retail/café/restaurant floorspace (Class E (a,b,c)), light industrial floorspace (Class E (g)(iii), associated hard and soft landscaping, car parking, cycling parking, servicing, refuse and plant areas, public realm improvements, highways works and other works associated with the development. 1.2 A total of 433 dwellings are proposed wi thin the development. 128 affordable homes are proposed , of which 88 would be socially rented and 40 intermediate tenure. Affordable housing would equate to 35% of the total habitable rooms. As a proportion of the affordable homes 70% would be socially rented and 30% intermediate (shared ownership). The proposed split of affordable housing would be in accordance with the aims of the NPPF (2024), Policies H5 and H6 of The London Plan (2021), Policy H2 of Hillingdon Council's Local Plan Part 1 Strategic Policies (2012), and DMH 7 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020) and is eligible to follow the fast track route for affordable homes. 1.3 It is considered that the proposals represent an efficient and appropriate re-use of a previously developed site that is allocated for a mix of residential, commercial and industrial uses. The principle of the proposed development is therefore acceptable and has been established under the previously consented planning Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press application 38058/APP/2013/1756, as set out within the section of the report relating to the principle of development. The development is therefore acceptable in principle in line with the Local Plan Parts 1 and 2, the London Plan (2021) and the NPPF (2024). The proposals would deliver an appropriate intensification of industrial use on the site, including providing higher quality light industrial space in line with the provision s of Policies E4 and E7 of the London Plan. The redevelopment of a long -standing and neglected brownfield site would provide significant enhancements to the appearance of the public realm and street scene, particularly whe n viewed from Yiewsley High Street, the Grand Union Canal Towpath and Trout Road. It is considered that the development is appropriately designed in a manner which is responsive to the char acter of the immediate locality and surrounding area, and would comply with the provisions of P olicies DMHB 10, DMHB 11, DMHB 12 of the Hillingdon Local Plan Part 2; Policies D2, D3, D4, D9, G2 of the London Plan 2021; and the NPPF Chapters 11 and 12. 1.4 A total of 57 parking spaces are proposed of which 43 spaces would be accessible parking bays; and 14 being for general use. This would equate to an overall parking ratio of 0.13 spaces per unit which is comfortably below the maximum standards permitted under Policy T6.1 of the London Plan. Accounting for the accessibility to a range of regular public transport links , particularly the close distance to West Drayton Station, a car lite development is considered acceptable within this location. The forecast trip generation is likely to be lower than the existing use and is considered to not impact adversely on highway safety and amenity in compliance with Paragraph 116 of the NPPF (2024), Policies T4, T5, T6, and T7 of The London Plan (2021), and Policies DMT 1, DMT 5, DMT 6, and DMT 2 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020). 1.5 The development would cause a minor degree of harm to the amenity of adjoining residential properties in terms of a loss of privacy and loss of light/overshadowing, as well as the impact of the scale of the building which would affect outlook. These matters are addressed in detail within the residential amenity section of this report. The site is however largely vacant with some low-height buildings and any development which provides for an optimum density of development on this allocated site would therefore be likely to have a degree of impact upon the amenity of existing occupiers. Furthermore, there would be some amenity benefit to existing occupiers by reason of the removal of the existing noise- generating industrial uses on the site and their replacement with less disruptive residential uses and light industrial uses within a dedicated building, whereby the noise impact may be better mitigated. It is considered that appropriate levels of amenity would retained, whilst adequate standards of daylight/sunlight outlook would be achieved for future occupiers and provision is made within the development for private balconies/terraces in the case of the proposed flats and gardens in the case of the private houses. It is concluded that the impact of the development on the amenity of the adjoining properties and future residents would be acceptable on balance, accounting for the context of the site and where affording weight to the flexibility set out under Paragraph 130 of the NPPF (2024). Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 1.6 Appropriate measures may be secured by condition or through relevant planning obligations to mitigate/control land contamination, drainage, air quality, noise impact, impact on existing trees, aviation safety; and to protect biodiversity and ensure the delivery of biodiversity net gain . The development would therefore ensure appropriate standards of environmental protection. 1.7 On balance, the proposal is acceptable and would be consistent with the overarching aims of the National Planning Policy Framework (NPPF) (2024), The London Plan (2021), and Hillingdon Local Plan Parts One and Two. 1.8 The planning application is therefore re commended for approval, subject to the conditions contained in Appendix 1; the Section 106 Heads of Terms detailed above, and Stage II referral to the Greater London Authority. 2 The Site and Locality 2.1 The application site comprises a 2.5-hectare brownfield site located in Yiewsley and consists of the Rainbow and Kirby Industrial Estates. The site includes a number of single storey buildings used for industrial uses , namely for vehicle repairs, which are in a poor physical condition. A large section of the site is clear of permanent structures and had been in use for the storage of building materials although this use appears to have now ceased . An area of the site consists of vacant hardstanding, which forms a gap within the Yiewsley High Street frontage between the Aldi foodstore and a recently constructed development of residential apartments. There is a single storey building located in the south east corner of the site, which was formerly used as a light industrial purpose but now functions as the Al Falah Masjid and community centre. 2.2 Vehicular access to the site is currently provided via St Stephens Road to the south east or Trout Road to the north west and west of the site. Formerly vehicular access was also provided from Yiewsley High Street to the north east , however hoardings have since been erected along this frontage. 2.3 There are a mix of uses surrounding the site. Existing uses to the east include a mix of retail and commercial town centre uses forming a frontage, or located to the rear of Yiewsley High Street, mainly with residential uses above. Development is typically two to three storeys in scale. St Stephens Road consists primarily of low rise two-storey residential of varying age and architectural appearance. Existing development along Trout Road to the west includes relatively dense residential apartment housing constructed between 2010 and 2020 varying between 4 and 5 storeys in scale. This is in addition to piecemeal mid-20 th Century housing and a three storey building in use as a nursery. 2.4 The Grand Union Canal and towpath adjoin the southern boundary of the site, extending from the narrow bridge at Trout Road to St Stephens Road. There are several canal boats currently moored along this part of the towpath. There are several mature trees adjoining the boundary of the site and the canal path. On the Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press opposite side of the canal are two to three storey houses and apartments constructed in the early 2000’s at Peplow Cl ose, as well as the rear elevation of industrial units which front Bentinck Road. 2.5 The site is not located within a Conservation Area, nor within the setting of a Conservation Area. The site does not contain any listed buildings and does not lie within the immediate setting of any designated heritage assets . The application site lies within Flood Zone 1 and has a low risk of flooding. The site has a PTAL rating of 3. Figure 1: Location Plan (application site edged red). Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 2: Aerial Image of Application Site Figure 3: Photograph of Front of Site behind blue hoardings) from Yiewsley High Street to rear of recently constructed development. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 4: Photograph of South West Corner of Site viewed from Trout Road Figure 5: View of south of the site from canal bridge at Trout Road Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 6: View of north west corner of site from Trout Road (Onslow Mills to right of Image) Figure 7: View of south east section of site adjacent to St Stephens Road and the Canal towpath Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 3 Proposal 3.1 Planning permission is sought for the demolition of all existing structures on the site and for the phased re-development of the site to provide nine plots ranging between three and 11 storeys in height (including ground level) to include residential uses (Use Class C3), flexible retail/café/restaurant floorspace (Class E (a,b,c)), light industrial floorspace (Class E (g)(iii) , associated hard and soft landscaping, car parking, cycling parking, servicing, refuse and plant areas, public realm improvements, highways works and other works associated with the development. 3.2 The table below taken from the applic ants planning statement outlines the quantum of floorspace proposed on the site, associated with the various uses: 3.3 A total of 433 dwellings is proposed across the site within 8 new buildings. A total of 128 affordable homes is proposed of which 88 would be socially rented and 40 intermediate tenure. Affordable housing would equate to 35% of the total habitable rooms. As a proportion of the affordable homes 70% would be socially rented and 30% intermediate (shared ownership). 3.4 The height and form of the buildings on the site would vary between 11 storeys and 2 storeys. Building G along the western edge of the site adjoining the canal and Trout Road would be the tallest buil ding on the site at 11 storeys, whilst Building F locate d to the south east of this building, also adjacent to the canal towpath would be 9 storeys. Building B (B1, B2 and B3) consists of a mansion block of apartments varying between 9 and 8 storeys; whilst Building D (D1, D2 and D3) would consist of a mansion block of a lower height (up to 4 storeys). Two 5 storey buildings (A and C) are located along the north western edge of the site facing Trout Road, with the latter of these buildings adjoining one of two vehicular accesses to the site. A row of three, 3 storey townhouses (H1, H2 and H3) are proposed along the eastern edge of the site, adjacent to the Aldi service yard. 3.5 Building J would be a 2 to 3 storey building containing retail space at ground floor along the Yiewsley High Street frontage with light industrial use also proposed in the form of workshop space across the ground and first floor of the building. Two commercial units are proposed at ground floor level in Blocks F and G. These commercial units would face a new area of public realm and landscaped space extending from the High Street to the Canal towpath. It is Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press proposed that this area would include public open space, play provision and SuDS features. 3.6 Two vehicular access points are proposed from Trout Road and St Stephens Road. The former would utilise the exist ing access serving the light industrial units located to the north of Onslow Mill s. The access from Trout Road, would serve buildings A, B, C, G and H; whilst the access from St Stephens Road would serve Buildings D, E, F and J . Through access would not be provided via the centre of the site, although access for service and emergency vehicles would be provided. Cumulatively 57 parking spaces are proposed at ground floor level, 43 of which would function as accessible parking spaces. 3.7 Revised plans were received on 9th February 2026 which included amendments to increase the quantum of three-bedroom dwellings, alongside alterations to the building entrances and increase in ground floor residential floorspace across the site, notably along the canal facing elevations of Blocks E, F and G which is achieved in part through a reduction in the ground level cycle parking. The site location plan was also amended to account for updates to land ownership. Figure 9: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 10: 3D Visual showing Design and Massing of Development Figure 11: Illustrative CGI of Canal View Figure 12: Illustrative CGI of Central Area of Public Open Space Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 13: Illustrative CGI of Building J adjoining Yiewsley High Street Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 4 Relevant Planning History 4.1 A list of the relevant planning histo ry related to the property can be found in Appendix 2. 4.2 The site is subject to a long and complex planning history comprising of a mixture of planning applications and enforcement activity. This includes various enforcement notices which have been served on the site. 4.3 Of particular relevance is outline pla nning permission (38058/APP/2013/1756) for the demolition of existing premises and erection of 99 residential units (C3), 50 unit extra care/dementia sheltered housing scheme (C3), 1,529.4sq.m light industrial floorspace comprising 17 business units (B1c) and 611.30sq.m of restaurant/cafe (A3) floorspace, associated open space, car parking and landscaping . Reserved matters approval was also granted under reference 38058/APP/2017/1340. 4.4 The above permissions are material when considering the principle of residential development on the site ; however, it must be noted that this consent was not implemented and has now expired. Nevertheless, this permission is referenced within the site allocation policy - SA39 (Trout Road, Yiewsley). 4.5 In 2013 an enforcement investigation was undertaken into the unlawful use of the site as an off-airport car park. On 26/04/20 13 it was noted that all vehicles had been removed from the site therefore the breach remedied. In 2014 an enforcement investigation was again undertaken into the unlawful use of the site as an off-airport car park. Again, upon investigation this breach was voluntarily remedied. On 31 /03/2015 a Planning Contravention Notice was served on the landowner on the basis that the site was again being operated as an off -airport car park. As the breach of planning control continued an enforcement notice was served on 17/10/2016 requiring the unlawf ul use to cease and the land to be cleared. An appeal against the notice was successful and a temporary permission for the use as an off airport granted by the Inspectorate for up to 12 months. The date for this permission was 08/06/2017 therefore the permission expired 08/06/2018. Despite the permission expiring, the use on the land continued unlawfully, a further notice was served 21 /12/2018 requiring the use of the land to cease and land to be cleared. An appeal against the enforcement notice was submitted however it is understood that due to COVID-19 and lack of airport passengers the use ceased of its own. No decision was made by PINS and the linked appeal case withdrawn. 4.6 In August 2019 site works were undertaken which included new drainage and laying of additional hardstanding. A further notice was served 19/02/2021 for the removal of the cabins on site and any associated signage across the front entrance of the site. On 12/04/2021 a site visit was undertaken and found there to be aggregates stored on the land along with plant machinery used for concrete batching. At the time Officers were told by site operatives that this was a temporary use for 1 month. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 4.7 An enforcement notice was served on the sui generis use of the site including aggregate storage, open storage, and cabins stored on the land on 15/10/2021 with a one-month compliance period to clear the land. 4.8 An application for temporary Planning permission (meanwhile use) was granted in 2022 (38058/APP/2022/64) for the retention of entrance gates and change of use for use class sui generis including container and skip storage; open and closed storage of building, scaffoldin g and lighting materials; storage of aggregate materials; vehicle storage and sales; and associated installation of portacabins, container stores, transportable silos and other structures for a period of 12 months. The meanwhile use application was approved on the basis that it would provide the council with an element of control over the harm derived by the unlawful activity on the site through the approval of a site plan securing the location and operations within the site boundary and mitigation through conditions. Unfortunately, site operators did not conform with these conditions. A subsequent planning application to use the site for these purposes for a period of three years was refused ( 38058/APP/2023/2220) in March 2024. A previous application to use part of the site for car parking (sui generis use) and retention of two portacabin units for 24 months (38058/APP/2018/3554) was refused in May 2020. 4.9 Following the refusal of 2023 application to extend the Sui Generis Use for a further 3 years enforcement proceedings re- commenced and a further notice was served requiring the unlawful operations and structures to be removed. An appeal was lodged against the notice and the refusal of the planning application, however the leaseholder agreed to withdraw the appeals and vacate the land upon agreement to vary the compliance period to 05/04/2026. It is understood that this use has now ceased. 5 Planning Policy 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 495 surrounding properties were directly notified regarding the development. Site notices were posted in multiple locations surrounding the site, whilst the application was advertised in the West London Gazette newspaper. 6.2 Following receipt of amended plans on 09/02/2026, full readvertisement was carried with all neighbouring properties previously notified, whilst amended site notices were posted and the application was readvertised in the West London Gazette newspaper. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 6.3 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses re ceived 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 total of 16 public comments have been received in objection to the planning application. 1. Increase in traffic generation. This matter is addressed in Paragraphs 7.129 to 7.132 of the report. 2. Insufficient parking provided and concerns regarding displacement of parking within surrounding streets. This matter is addressed in Paragraphs 7.122 to 7.129 of the report. 3. Overlooking of existing properties. This matter is addressed in Paragraphs 7.76 to 7.98 of the report. 4. Noise from energy centre and impact on adjoining occupiers. This matter is addressed in Paragraphs 7.99 to 7.103 of the report. 5. Height and scale of development would be excessive. This matter is addressed in Paragraphs 7.39 to 7.45 of the report. 6. Overshadowing of existing properties given the height of the development. This matter is addressed in Paragraphs 7.76 to 7.98 of the report. 7. Pressure on existing infrastructure including schools and healthcare provision, potential increased risk of crime. A contribution of £618,167 would be secured through the S106 agreement towards improving local healthcare provision . A contribution of would also be secured through CIL towards community infrastructure. A condition requiring appropriate Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Secured by Design Accreditation is also recommended to be attached should Members determine to approve the application. 8. Environmental impact on canal including litter, noise and visual intrusion, including future management. Canal and River Trust have raised no objection to the development subject to relevant conditions. Their consultation response is included below, and these matters are also addressed in the main body of this report. A Secured by Design Condition is proposed to ensure that the design of the development provides appropriate safety and security measure s and would limit opportunities for crime. 9. Concern regarding traffic generation and noise during construction works. The impact of the development on the surrounding highways network is addressed in Paragraphs 7.118 to 7.132 of this report. A condition requiring the submission of a Construction Management and Logistics Plan would be secured by condition. 10. Overprovision of flats in development. The mix of housing is addressed in Paragraphs 7.23 to 7 .25 of this report. There is no policy provision to include housing rather than flats, it is considered that the housing type and size is appropriate accounting for the site context. A total of 3 public comments have been received in support of the 1. The development is well designed. Comments in support are noted. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press planning application 2. Welcome the provision of public spaces and cafes. Comments in support are noted. 3. Development will regenerate and improve quality of the area. Comments in support are noted. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Greater London Authority (GLA) The proposed redevelopment of the brownfield site for residential -led with industrial and commercial floorspace is supported in strategic land use terms in line with London Plan Policy H1 and Good Growth Objective GG2. The proposal delivers 128 affordable housing units (35% by habitable room) . Subject to acceptable affordable tenures and confirmation of the current land uses; the proposals may be eligible to follow the fast -track viability route. The masterplan principles of the building layout are broadly supported; the car parking should be reduced where possible to enhance landscaping and useable and functional space for residents. The materials are largely supported, but it is recommended that more cohesive elements are integrated to across the group of buildings. The form and massing is largely acceptable, an assessment under London Plan Policy D9(C) will be considered at Stage 2 as the building meets the definition as a tall building. Revised information on the Active Travel Zone assessment, cycle parking and trip generation is required. Other matters on sustainable development and environmental infrastructure also require resolution prior to the mayor’s decision-making stage. The comments in support of the principle of development, general mix of dwellings and provision of affordable housing is noted. Further discussion has taken place between the Council and the GLA, such that officers are satisfied that sufficient detail is provided to make a recommendation on the transport impact of the development, subject to relevant planning conditions. Further information has been provided in relation to the circular economy objectives of the development, the detail of which is currently under review by the GLA specialist team . Recommended conditions would be applied regarding the circular economy Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press outcomes and approach to whole life carbon. Airport Safeguarding - Heathrow No objection subject to conditions requiring the submission of a Bird Hazard Management Plan and Glint and Glare Assessment for solar panels. The suggested conditions are attached to the recommended list of planning conditions. Transport for London – Underground Infrastructure Protection No comments to make. Noted. Ministry of Defence Safeguarding The development would have no detrimental impact on the operation or capability of a defence site or asset. Noted National Air Traffic Services (NATS) No objection Noted. Thames Water No objection in relation to foul or surface water drainage. Advise that a condition is require specifying that no piling is carried out until a Piling Method Statement is submitted. The suggested condition is attached to the recommended list of planning conditions. NHS – Healthy Urban Development Unit There is not sufficient existing primary healthcare capacity locally to address demand generated by the development. Mitigation is therefore required in the form of a financial contribution of £618,167 towards the capital cost of delivering the additional primary care floorspace required to serve residents of the new development. Without this mitigation, the development would not comply with Strategic Policy SO9 of the Hillingdon Local Plan (2012), Hillingdon Strategic Infrastructure Plan (SIP) (2017), Policies GG3 and S2 of the London Plan (2021) and paragraphs 56 to 59 of the NPPF and related Planning Practice Guidance. The comments received from the NHS are noted and a financial contribution is accepted by the Applicant and included in the recommended Heads of Terms. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Canal and Rivers Trust The amendments to the scheme are generally positive though there does not seem to be any additional information in relation to the potential to move height to the centre of the site, or provision of additional visual viewpoints from the canal. Nevertheless, in terms of routes from buildings to the towpath, there appears to be an improvement for Block E, but perhaps not from other blocks. In addition, it is noted that residential units have now been included at ground floor level facing onto the canal which will aid activation, though there seems to have been a reduction in the commercial frontages to the canal and some back of house elements remain. The area to the north-west of Block G would also still appear largely secluded. Whilst it would be preferable to further increase activation to the canalside it is acknowledged that the amendments do go some way to addressing our previous concerns. With regards to the indicative landscape proposals, further details should be required by condition. The additional information refers to street furniture; please note our comments previously did not suggest this should be on Trust land and details on any street furniture should be addressed as part of the detailed landscaping condition. The plans do however show that some works would be required outside the red line site area on Trust land to connect with the canal corridor. As per our previous response, details on the future maintenance and management of the landscaping area, including landscaping outside the site boundary, should be secured by S106 obligation to mitigate the increased impacts on the canal corridor from increased use and to ensure the management regime works as a whole; not split by ownership, to ensure it feels part of the wider development. Any obligations for towpath / access improvements should also contain sufficient flexibility to permit funds to be allocated towards any of the measures we outlined previously, and the Trust would welcome the opportunity to review any draft S106 wording proposed for any obligations relating to the Trust’s The comments received from CRT are addressed further in the sections of this report relating to design, transport and ecology. A relevant landscaping condition is included. A Section 106 contribution of £259,860 is required and agreed with the Applicant towards improvements to the canal towpath north of Trout Road leading to Packet Boat Lane. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press infrastructure (landscaping and towpath/access improvements). Metropolitan Police (Secured by Design): No response received. Whilst Officers have not received detailed comments from Secured by Design Officers, a condition is proposed to secure appropriate accreditation. Metropolitan Police Financial contribution of £99,975.43 sought alongside the provision of 150sqm facility on site at peppercorn rent for use as Police Accommodation, up to 4 parking spaces for emergency vehicle use. The request is sought on the basis of the additional pressure placed upon policing resources accounting for the scale of the development. The Metropolitan Police (Estate Strategy & Engagement) comments are noted and taken into consideration as part of the planning assessment. The request in this specific instance is not proposed to be secured for the following reasons: 1) Funding responsibility: The provision of police infrastructure is not the responsibility of individual developers. The demand for policing and associated equipment arises from the wider population of Hayes and existing communities, including future residents, who contribute to policing services through general taxation, rather than development specific channels. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 2) Existing strategic context: There is currently no adopted MPS estates strategy that the Council can rely upon to evidence a defined policing infrastructure requirement specific to this location or this development. 3) Policy prioritisation: Local Plan Policy DF1 requires that contributions be prioritised towards critical infrastructure such as transport and health. Given the financial viability constraints affecting the scheme, only infrastructure that is essential, evidenced, and compliant with statutory tests can be sought. 4) Regulation 122 tests: The requests fail to meet the three legal tests set out in Regulation 122 of the Community Infrastructure Levy Regulations 2010. At the time of the assessment, within the current Planning Policy Framework, the MPS contribution is not Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press considered to meet the CIL tests. This does not mean it will not under future Development Plan Frameworks. London Fire Brigade No response received. Fire safety matters have been reviewed by HSE and the GLA and are assessed to be acceptable. A condition is attached requiring the submission of a comprehensive Fire Statement prior to the first occupation of the development. Greater London Archaeological Advisory Service (GLAAS) Considering of the nature of the development, the archaeological interest and/or practical constraints a two -stage archaeological condition could provide an acceptable safeguard. This would comprise firstly, an evaluation to clarify the nature and extent of surviving remains, followed, if necessary, by a full investigation. The suggested condition is attached to the recommended list of planning conditions. Cadent Gas No objection Noted. Health and Safety Executive (HSE) Following a review of the information provided in the planning application, the HSE is content with the fire safety design as set out in the project description, to the extent it affects land use planning considerations. Comments are noted. Internal Consultees Planning Policy Following the proposed percentage increase in 3- bedroom dwellings and agreement with the NHS that the applicant make a financial contribution towards Noted. Matters relating to the housing mix are addressed in Paragraph s 7.23 to 7.25 of the report and Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press healthcare provision in the area, no objections are raised. matters relating to healthcare provision are addressed in Paragraph s 7.143 to 7.148 of the report. Highways The development would provide 14no. standard and 43no. disabled persons parking spaces, 12no. short- stay and 734no. long -stay cycle parking spaces for the residential use; 8no. short-stay, 2no. long-stay for the commercial use; and 2no. short-stay, 9no. long-stay for the light industrial use. The number of disabled persons parking and cycle parking spaces proposed is in full accordance with the standard required in the London Plan 2021 Policy T6.1 Residential Parking and T5 Cycling and is accepted. The number of car parking spaces proposed is significantly below the maximum that the London Plan standard would allow, this is supported as a car -lite development places less stress upon an already congested road network. This also offers air quality, climate change and public health benefits as people would chose to walk, cycle or use public transport as opposed to driving alone in a private car. The development would be in accordance with the London Plan 2021 Policy T2 which requires that development pro posals should “reduce the dominance of vehicle on London’s streets”. Pedestrian access is proposed throughout the site with the aim of increasing permeability between High Street and the canal. There would be four main points of pedestrian and cycle access, which include along Trout Road, High Street, St Stephen’s Road, and the canal. The proposed development seeks to reduce the number of vehicular access points from three to two, limiting them to the north eastern access on Trout Road and the south western access on St Stephen’s Road. To avoid the creation of a ‘rat-run’ through the site, no through-route for vehicles would be provided for vehicles across the site (except for controlled access for emergency service vehicle). This would be supported through a series of turning heads located within the site, enabling vehicles to manoeuvre and egress at the same point of access. The comments are noted and are addressed further within Paragraphs 7.118 to 7.132 of this report relating to transport matters. The suggested financial contribution towards active travel measures is included in the draft heads of terms identified in Paragraphs 7.133 to 7.135 of this report. A revised Travel Plan is also proposed to be secured by appropriately worded condition. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press In accordance with the Council’s requirements the applicant has submitted a Transport Assessment containing an Active Travel Zone assessment (ATZ). However, the Highway Authority considers that the scope of this document limited, it does not include a comprehensive and thorough assessment of all the routes to key destinations to identify the barriers to walking, cycling and public transport use. In response the Highway Authority has carried out an Active Travel Zone assessment of its own. The Highway Authority require that the applicant enter a S ection 106 legal agreement that commits the developer to delivering the improvements identified. The Highway Authority requires a contribution of £154,660, this would be used to deliver a range of necesscary active travel works within the vicinity of the site. A Framework Travel Plan has been submitted in support of this planning application which is broadly acceptable, the Highway Authority require that a full Travel Plan is provided for assessment, this should include target s to reduce the number of people travelling to the development site by private car, these should align with the London Plan 2021 objective of increasing mode share for walking, cycling and public transport (excluding taxis) of 53% by 2041. It should also set out those measures that would be put in place to achieve these targets, how the Travel Plan would be monitored and the steps that would be taken should the targets not be achieved. Access Officer The following accessibility comments should be observed: A convenient drop off point would be required for door to door transport services such as Dial a Ride, taxis, and hospital transport. An accessible parking bay should be allocated to every M4(3) wheelchair accessible/adaptable unit. Plans should be amended accordingly. The affordable housing M4(3) units should be suitable for 'day one occupation' by a wheelchair user. These units should be designed and fitted as Comments are noted and matters relating to accessibility are further addressed in Paragraphs 7.149 to 7. 152 of this report. A Delivery and Servicing Plan would be secured by condition, it is noted that the Delivery and Servicing Strategy includes allocated bays which may be used for taxi’s and Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press per the prescribed standards for a Wheelchair Accessible M4(3) unit, as set out in ADM 2015. The kitchen/dining/living areas within the required M4(3) units must meet the technical specifications set out in Table 3.2 and 3.4, as prescribed in Approved Document M to the Building Regulations (2015 edition). The kitchen design should be capable of providing a section of 'rise and fall' worktop to accommodate a sink and hob unit installed side by side. Plans should demonstrate a user-friendly wheelchair accessible layout within the kitchen. A floor plan at no less than 1:100 should be submitted for each of the different M4(3) units. All details, to include transfer zones, wheelchair storage area, and other spatial requirements within bedrooms, bathrooms, living and dining areas, should be shown on a separate plan for every different unit type. All new developments are required to ensure reliable, convenient and dignified means of escape for all building users in accordance with London Plan policy D5 and D12. Accordingly, where lift access is provided, at least one lift per stair core should be capable of being used as an evacuation lift in compliance with BS EN 81-20 and BS EN 81-70. Details should be required on the accessible play equipment for disabled children, including those with a sensory impairment, or complex multiple disabilities. Provisions could include outdoor sound tubes, colour and lighting canopies, and other play equipment that could stimulate the olfactory senses. Inclusive play is a key requirement of any new residential development. hospital transport. Details of accessible play equipment are proposed to be secured by an appropriately worded conditio n. Noise Officer Sufficient information has been provided by the Applicant to make a recommendation on noise. It is recommended that no objection is made on noise grounds subject to the inclusion of suitable conditions which should be met based on the design information provided and considering measurement and prediction uncertainty. Relevant conditions are attached to ensure that appropriate noise mitigation is secured. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Contaminated Land Officer No objection subject to a condition requiring the submission of a scheme for dealing with contamination before the commencement of development (excluding demolition, site clearance and initial ground investigation works) and the submission of a verification report relating to remediation to be submitted before first occupation of the development. The suggested condition is attached to the recommended list of planning conditions. Urban Design Officer The proposed redevelopment of the site between the Grand Union Canal and West Drayton High Street could be supported in principle, subject to the following considerations. The existing site is centrally located yet currently underutilised. The proposed scheme seeks to make better use of the site through a mixed -use, residential-led redevelopment. The proposal adopts a nuanced, design-led approach that aims to establish a positive new character for the site while balancing housing delivery and wider planning objectives with site viability and overall design quality. In doing so, the scheme results in a number of competing trade -offs to achieve a viable, deliverable masterplan that also aligns with key planning objectives and maximises the site’s strategic potential. The redevelopment aims to deliver much -needed affordable housing alongside premium high-quality commercial space in a well- connected location, contributing towards local employment opportunities and complementing the High Street’s offer. Matters relating to the design approach are addressed further in Paragraphs 7.38 to 7.65 of this report. Waste Strategy Officer Noted that some refuse stores are located more than 10 metres from a refused collection point the maximum pull distance for operational crews is 10m. For distance that are over the 10m requirement a caretaker will be required. To pull the bins out on collection day before 6am. A dropped kerb must be provided, and the route must be smooth, impermeable, have a gradient of less A final Delivery, Servicing and Waste Management Plan is recommended to be secured by condition. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press than 1.2, and avoid any areas where parked cars may obstruct access. Access for the operational vehicles appears to be clearly demonstrated in the Design and Access Statement, and no issues are anticipated. Economic Development No objection subject to an Employment/Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD via a S106 Agreement. This request is a recommended Heads of Terms to be secured in the S106 Legal Agreement. Air Quality Officer A section 106 agreement with the LAP of £145,908 is to be paid for Hillingdon to deliver its air quality local 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, in association with the operation of the proposed development. A S106 financial contribution is included in the recommended Heads of Terms, whilst recommended conditions are also proposed to be attached. Local Lead Flood Authority (Metis) Recommend that the following details are provided prior to determining the planning application: •Provide an explanation on how the collected rainwater will be reused. •Greenfield, existing and proposed runoff volumes should be provided for the 1 in 100 year 6 hour storm event. •Provide supporting calculations to demonstrate that no flooding will occur on site in the 1 in 30-year event. •The applicant should provide updated calculations that use the total site area of 2.3 ha or confirm how these areas will drain if not into the proposed drainage system. •Exceedance flow routes should be illustrated on a drawing. •State a maintenance owner and consider health and safety risks relating to the construction, operation and maintenance and decommissioning of the drainage system. The applicant has submitted an updated drainage strategy in response to the request from Metis who are currently reviewing the submitted details. Officers will provide an update to M embers at Planning Committee should comments be received in time. Officers are confident that matters can be resolved through an appropria te condition. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7 Planning Assessment Principle of Development Provision of Housing 7.1 Policy H1 of the Local Plan states that the Council will meet and exceed its minimum strategic dwelling requirement in accordance with other Local Plan policies. 7.2 The site is included with the Council’s site allocations and Designations Local Plan Part 2 under allocation Policy SA39 (Trout Road, Yiewsley). The application site is referred to as Site A, comprising the former Rainbow and Kirby Industrial Estates. The site policy states that the Council will support development proposals that contribute to the regeneration of Yiewsley Town Centre. Sites B and C as referred to under the site policy have since been redeveloped for residential uses. 7.3 The specific policy for Site A states that the site should be developed in accordance with the broad parameters of the approved scheme ref: 38058/APP/2013/1756, subject to site-specific constraints. This relates to an outline planning permission granted on 16th June 2014: Demolition of existing commercial premises and existing dwelling and erection of 99 residential units (C3), 50 unit extra care/dementia sheltered housing scheme (C3), 1,529.4sqm light industrial floorspace comprising 17 business units (B1c) and 611.30sqm of restaurant/cafe (A3) floorspace associated open space, car parking and landscaping. 7.4 Whilst the above referenced permission was never implemented and permission has expired , the principle of a mixed used redevelopment consisting of residential, industrial and retail/commercial space has been assessed to be acceptable in planning terms under this permission and is duly reflected under Policy SA39. 7.5 The proposed development incorporates a similar mix of uses, albeit with a significant increase in the number of residential dwellings proposed. Whilst the previous scheme provided 149 dwellings (inclusive of extra care housing), the present proposals would provide 433 dwellings, an uplift of + 284 dwellings in total as well as a minor uplift in commercial space (+156sqm). The site policy states that development should be carried out in accordance with the broad parameters of the previously consented but now expired, lower density scheme. There are substantial planning grounds to consider a higher quantum of homes on the site. 7.6 Paragraph 124 of the NPPF (2024) sets out that planning policies and decisions should promote an effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions. Paragraph 125 of the NPPF states that decisions Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press should give substantial weight to the value of using suitable brownfield land within settlements for homes and othe r identified needs, proposals for which should be approved unless substantial harm would be caused, and support appropriate opportunities to remediate despoiled, degraded, derelict, contaminated or unstable land. 7.7 Policy H1 of the London Plan states that Boroughs should optimise the potential for housing delivery on all suitable and available brownfield sites through their Development Plans and planning decisi ons. The Policy states that this is particularly the case on sites with existing or planned public transport access levels (PTALs) 3 -6 or which are located within 800m distance of a station or town centre boundary. 7.8 In line with Paragraph 124 of the NPPF and Policy H1 of the London Plan, the site would represent a suitable site for the delivery of a high-density development which optimises the potential for housing delivery. Part of the site lies within Yiewsley and West Drayton Town Centre, whilst the remainder of the site is immediately adjacent to the town centre. While the Transport for London PTAL ratings can be a useful measuring tool for guidance on the level of sustainability of a site, it can on occasion fail to provide a realistic presentation of this. Officers consider this to be the case here given that the site is located within 800 metres of West Drayton Station (Elizabeth Line) and within walking distance to various bus stops which are on routes to Uxbridge Town Centre, Hayes Town Centre and Heathrow Airport. Furthermore, as explained above the site is partly located within the Town Centre and partly on the edge of it meaning that occupants would have access to all of the required infrastructure needs for everyday life such as schools, health care, parks, shops and other commercial and community uses. All of these reasons point towards the site being an appropriate location for a higher density optimisation of the site subject to achieving good design. 7.9 In relation to the quantum of units pr oposed, Policy DMHB17 of the Local Plan Part 2 requires that all new residential development should take account of the Residential Density Matrix contained in Table 5.3. Part of the site adjoining Yiewsley High Street falls within West Drayton Town Centre, where a density of 150 -250 units per hectare, or 450- 750 habitable rooms may be acceptable for mainly flatted development. It is however noted that no residential dwellings are proposed within this part of the site. The remainder of the site falls within the category of residential areas of a mainly suburban character within 800 metres of a town centre whereby a density of 50 -110 dwellings per hectare or 150 to 330 habitable rooms per hectare may be acceptable. The application site measures approximately 2.3 hectares in area and the proposals which would provide 433 dwellings (188 dwellings per hectare). This would be over the density figures referenced within Table 5.3 for development within this location. In principle however, where considering the emphasis placed on achieving an optimum density of development under Paragraph 124 of the NPPF and Policy H1 of the Londo n, there is a clear policy basis to consider that the proposed density of dwellings on the site is acceptable in principle, subject to compliance with the wider policy provisions in the Local Plan Parts 1 and 2; the NPPF 2024; and London Plan 2021. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.10 It is acknowledged that the Council cannot currently demonstrate a five-year supply of deliverable housing sites (the most recent position statement published on 01/04/2026 confirmed a 2.5 year supply). In accordance with Footnote 8 of the NPPF, the policies which are most important for determining the application are therefore considered out -of-date. Consequently, Paragraph 11(d) of the Framework is engaged, and the 'tilted balance' applies. This requires that planning permission be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole. 7.11 The scale of the development and appropriateness of the development in design terms is discussed in further detail in th e relevant section of the report below. There is however precedent within Yiewsley and West Drayton Town Centre and surrounding sites for high density residential development on sites adjoining West Drayton Station and Sites B and C of Site Allocation SA39. 7.12 It is considered that the proposals represent an efficient and appropriate re-use of previously developed land, and that principle of the proposed development is therefore acceptable. The principle of residential development on this site has been previously established under the previously consent hybrid planning application. The provision of additional homes, above the number of dwellings previously consented is acceptable in principle in line with the Local Plan, London Plan and NPPF, subject to all wider implications which are assessed further below. Provision of Industrial Uses and Loss of Existing Industrial Uses 7.13 Policy E7 of the London Plan states that mixed or residential development proposals on Non-Designated Industrial Sites should only be supported where: there is no reasonable prospect of the site being used for the industrial and related purposes set out in Part A of Policy E4 Land for industry, logistics and services to support London’s economic function; or industrial, storage or distribution floorspace is provided as part of mixed -use intensification (see also Part C of Policy E2 Providing suitable business space). 7.14 Policy E7 also requires compliance with a range of criteria set out in Part D of the Policy, namely that 1) The industrial and related activities on- site and in surrounding parts of the SIL, LSIS or Non-Designated Industrial Site are not compromised in terms of their continued efficient function, access, service arrangements and days/hours of operation noting that many businesses have 7-day/24-hour access and operational requirements. 2) the intensified industrial, storage and distribution uses are completed in advance of any residential component being occupied

Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Mike Kemp 76551/APP/2025/3242 Date Application Valid: 23/12/2025 Statutory / Agreed Determination Deadline: 24/04/2026 Application Type: Reserved Matters Ward: Wood End Applicant: London Borough of Hillingdon Council Site Address: Land at Avondale Drive, Hayes, UB3 3PP Proposal: Reserved Matters Application (Access, Appearance, Landscaping, Layout and Scale) pursuant to Condition 1 of Application ref: 76551/APP/2025/2861 (Application submitted under Section 73 of the Town and Country Planning Act 1990 to vary Conditions 3 (Approved Plans); 4 (Approved Supporting Plans/Documents); 5 (Development Scope); 6 (Mix of Units); 7 (Phasing); 9 (Residential Density); 10 (Development Height); and 15 (Landscaping) of planning permission ref. 76551/APP/2021/4502 dated 28 -09-2022. (Hybrid planning application seeking OUTLINE permission (with all matters reserved) for residential floorspace (Class C3) including demolition of all existing buildings and structures; erection of new buildings; new pedestrian and vehicular accesses; associated amenity space, open space, landscaping; car and cycle parking spaces; plant, refuse storage, servicing area and ot her works incidental to the proposed development; and FULL planning permission for Block A comprising 30 residential units (Class C3); new pedestrian access; associated amenity space and landscaping; cycle parking, refuse storage, and other associated infrastructure) to increase the number of homes, remove the existing parking court and increase podium size, revise the height strategy, removal of vehicle access and increase separation distances to create a new public square). Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 1 of the Planning Scheme of Delegation (Major application recommended for approval) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. Section 106 Legal Agreement This Reserved Matters application does not require a separate legal agree ment as the original planning permission for the development (reference 76551/APP/2021/4502) was subject to a detailed Section 106 legal agreement. In addition, Members resolved at the Planning Committee held on 11th March 2026 to grant consent to a Section 73 planning application (reference 76551/APP/2025/2861) to amend the original planning permission, subject to a Deed of Variation to secure the following amendments to the legal agreement accompanying the original permission: x Provision of affordable housing – increased to 54% by habitable room. x Healthy streets contribution to be increased to £94,581 to account for increase in dwellings proposed. x An uplift in the Active Travel Zone contribution to £152,400 x Public open space contribution to be reduced to £71,860 to account for proportional increase in public open space provision on site. x Children’s play space contribution to be decreased to £55,000 to account for proportionate increase in on site play provision. x Air Quality contribution of £135,989 to account for increase in forecast trip generation in the event that parking management measures are not implemented; and a financial contribution of £6,363 should parking management measures be introduced. The proposals contained within the Reserved Matters application under consideration are deemed to align with the obligations set out in the legal agreement accompanying planning application 76551/APP/2021/4502 as well as the Heads of Terms outlined above, relevant to the Section 73 application (76551/APP/2025/2861). No legal agreement is therefore required as part of the Reserved Matters application, nor is any further Deed of Variation required. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 1 Executive Summary 1.1 Planning permission is sought for the approval of all remaining Reserved Matters (Access, Appearance, Landscaping, Layout and Scale) pursuant to Condition 1 of Application ref: 76551/APP/2025/2861 (Application submitted under Section 73 of the Town and Country Planning Act 1990 to vary Conditions 3 (Approved Plans); 4 (Approved Supporting Plans/Documents); 5 (Development Scope); 6 (Mix of Units); 7 (Phasing); 9 (Residential Densit y); 10 (Development Height); and 15 (Landscaping) of planning permission ref. 76551/APP/2021/4502 dated 28-09- 2022. (Hybrid planning application seeking OUTLINE permission (with all matters reserved) for residential floorspace (Class C3) including demolition of all existing buildings and structures; erection of new buildings; new pedestrian and vehicular accesses; associated amenity space, open space, landscaping; car and cycle parking spaces; plant, refuse storage, servicing area and other works incidental to the proposed development; and FULL planning permission for Block A comprising 30 residential units (Class C3); new pedestrian access; associated amenity space and landscaping; cycle parking, refuse storage, and other associated infrastructure) to increase the number of homes, remove the existing parking court and increase podium size, revise the height strategy, removal of vehicle access and increase separation distances to create a new public square )). This Reserved Matters application relates to all remaining parts of the site which currently benefit from outline planning permission. 1.2 The proposals contained within the Reserved Matters application are consistent with Section 73 application 76551/APP/ 2025/2861 in terms of quantum of units that would be provided on the site, with a total of 266 homes proposed under the Reserved Matters application across all remaining phases of the development. The proposals do not exceed the maximum number of homes (266) or dwellings per hectare (285 units per hectare) as would be controlled under the recommended conditions attached to Section 73 application 76551/APP/2025/2861. The housing mix aligns fully with the target housing mix specified under the Section 73 application 76551/APP/2025/2861 and provides an appropriate mix of dwelling sizes, includi ng the provision of larger (3 and 4 bedroom) family sized homes. In line with the Section 73 application, the proposals represent an efficient and appropriate re -use of previously developed land, and that the principle of the proposed development is therefore acceptable. The principle of residential development on th is site has been previously established under the previously consent hybrid pl anning application, whilst Section 73 application 76551/APP/2025/2861 sets out parameters relating to the total number of dwellings and density of development that would be acceptable on the site. The quantum of housing proposed is acceptable in principle in line with the Local Plan, London Plan and NPPF, subject to all wider implications which are assessed further below and is consistent with Section 73 application 76551/APP/2025/2861. 1.3 The development would align with the height parameters specified under Section 73 application 76551/APP/2025/2861. An appropriate approach is taken to the layout of the development and scale and massing of the built form on the site to ensure that this would respond appropriately to the character of the surrounding Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press area. Likewise, the approach to the a rchitectural design and treatment of the proposed development is considered acceptable and of a high standard. The development is considered to comply with Policies D3 of the London Plan (2021), BE1 of the Hillingdon Local Plan: Part 1 (2012), Policies DMHB 10, DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part 2 (2020); Policies D3, D4, D8 and D9 of the London Plan; as well as the NPPF 2024. 1.4 The impact of the scale of the development in relation to outlook, daylight, sunlight and overlooking of surrounding properties was assessed under the Section 73 application and was deemed to be acceptable on balance, accounting for the need to achieve an appropriate density of development, whilst balancing this requirement against the impact on future occupiers. The impact of the detailed design approach taken within this Reserved Matters application is considered to not have a significantly adverse impact on the amenity of any adjoining properties consistent with the previous assessment of the impact of the Section 73 proposals given the developments conformity with the Section 73 parameter plans. It is considered that the proposals would prov ide suitable accommodation for future residents and would comply with Policy D6 of The London Plan (2021), The Mayor’s Housing Design Standards LPG, and Policies DMHB 16 and DMHB 18 of the Local Plan Part 2 Development Management Policies (2020). 1.5 The proposed vehicular access arrangements are consistent with the consented access and movement parameter plans. The proposed parking ratio per dwelling would be 0.23 across the site, which would be below the maximum quantum of 0.25 spaces per unit indicatively shown within the Section 73 proposals, as 4 fewer parking spaces are proposed. The parking provision would align with Policy T6.1 of London Plan 2021 and the development would not have an adverse impact on the local highways network. The provisi on of cycle parking would comply with London Plan Policy T5. The proposals would improve pedestrian access and permeability through the site and seek to prioritise pedestrian movement in line with Policies T1 and T2 of the London Plan; and Policies DMT1 and DMT5 of the Local Plan Part 2. 1.6 It is acknowledged that the Council cannot currently demonstrate a five-year supply of deliverable housing sites (the most recent position statement published on 01/04/26 confirmed a 2.5 year supply). In accordance with Footnote 8 of the NPPF, the policies which are most important for determining the application are therefore considered out -of-date. Consequently, Paragraph 11(d) of the Framework is engaged, and the 'tilted balance' applies. This requires that planning permission be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole. 1.7 The application is considered to comply with the Development Plan in this case. In addition, when considered against the policies of the Framework (read as a whole), any adverse impacts of granting consent (as identified within this report) would not significantly and demonstrably ou tweigh the benefits. In reaching this decision, substantial weight is afforded to the contribution that the proposal makes towards the Borough’s housing supply (net contribution of 152 residential units Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press accounting for the demolition of the existing dwellings on the site). Accordingly, it is recommended that planning permission is granted, subject to the proposed conditions. 1.8 On balance, the proposal is acceptable and would be consistent with the overarching aims of the National Planning Policy Framework, The London Plan, and Hillingdon Local Plan. 1.9 The planning application is therefore re commended for approval, subject to the conditions contained in Appendix 1; the Section 106 Heads of Terms detailed above, and Stage II referral to the Greater London Authority. 2 The Site and Locality 2.1 The site is approximately 1.04 hectares and accommodates the existing Avondale Drive Estate. The estate consists of three 13-storey blocks of flats, each containing 48 flats (total 144 homes). All existing dwellings are two-bedroom flats. The blocks were constructed in the late 1960's using a large panel system. 2.2 The Estate is bound by Avondale Drive to the south and Abbotswood Way to the east. Pedestrian access is provided onto Abbotswood Way from the estate. Both pedestrian and vehicular access is provided onto Avondale Drive to the south. Minet Junior School is located directly to the west, directly to the north of the estate is Hitherboom Park, which forms part of a Site of Nature Conservation Importance (Borough Grade 1). To the south of the es tate is low rise, predominately 2 and 3 storey traditional housing. 2.3 Beyond Abbotswood Way to the east is the A321, the River Crane and then Minet Country Park. The A312 connects to the A40 and the M4, both of which provide access to the M25. Pedestrian and cycle access is provided to Minet Country Park (0.1 miles from the site) via an und erpass which passes under the A321. The estate is approximately 0.4 miles due north-east of Hayes Town Centre. 2.4 The Reserved Matters application relates to all remaining parts of the site covered under the outline element of hybrid plan ning permission 7 6551/APP/2021/4502 and to surrounding covered and uncovered areas of parking, accesses and areas of hard and soft landscaping. Phase 1A of the approved development, which benefits from full planning permission adjoins Minet Junior School was completed in September 2025 and contains a total of 30 dwellings. This Reserved Matters application does not relate to Phase 1A of the site. The specific part of the site to which this Reserved Matters application relates is shown in the location plan below. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 1: Location Plan (reserved matters site area outlined in red and outline area outlined in blue) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 2: Aerial Image of Application Site Figure 3: View of Phase 1A of develop ment in foreground with Glenister House and Fitzgerald House to rear Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 4: View from Avondale Drive of Glenister House, Fitzgerald House and Wellings House Figure 5: View of Wellings House and parking court from Avondale Drive Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 6: View of Site from Hitherbroom Park to north east Figure 7: South east corner of Site adjoing Abbotswood Way Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 3 Proposal 3.1 Permission is sought for the approval of all remaining Reserved Matters (Access, Appearance, Landscaping, Layout and Scale) pursuant to Condition 1 of Application ref: 76551/APP/2025/2861 . Application submitted under Section 73 of the Town and Country Planning Act 1990 to vary Conditions 3 (Approved Plans); 4 (Approved Supporting Plans/Documents); 5 (Development Scope); 6 (Mix of Units); 7 (Phasing); 9 (Residentia l Density); 10 (Development Height); and 15 (Landscaping) of planning permission ref. 76551/APP/2021/4502 dated 28 -09-2022. (Hybrid planning application seeking OUTLINE permission (with all matters reserved) for residential floorspace (Class C3) including demolition of all existing buildings and structures; erection of new buildings; new pedestrian and vehicular accesses; associated amenity space, open space, landscaping; car and cycle parking spaces; plant, refuse storage, servicing area and other works incidental to the proposed development ; and FULL planning permission for Block A comprising 30 residential units (Class C3); new pedestrian access; associated amenity space and landscaping; cycle parking, refuse storage, and other associated infrastructure) to increase the number of homes, remove the existing parking court and increase podium size, revise the height strategy, removal of vehicle access and increase separation distances to create a new public square. 3.2 Revised plans were received by officers on the 8th April 2026 which incorporate minor changes to the design of the buildings including the addition of brick detailing around the top of the buildings, residential entrances, the bottom of the mid-rise buildings and phas e 1B duplexes which would include replacing the thick white band with similar brick detailing as the top of the mid-rise. Figure 8: Proposed Ground Floor Plan (please note – larger version of plan can be found in the Committee Plan Pack) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 9: Proposed First Floor Plan Figure 10: CGI showing view towards the development site from Avondale Drive to the west of the site. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 11: CGI showing view towards the development from Abbottswood Road to the north east of the site adjacent to Hitherbroom Park. 4 Relevant Planning History 4.1 The applications of primary relevance to the planning application are hybrid planning permission reference 76551/APP/2021/4502 , as well as Section 73 application reference 76551/APP/2025/2861 recently considered by members at the planning committee held on 11th March 2026. Members resolved to approve Section 73 application 76551/APP/2025/2861 subject to a deed of variation to secure various changes to the Section 106 agreement set out in the summary of recommendations section of the report above. 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 330 neighbouring properties were consulted directly regarding the proposed development. Site notices were posted surrounding the site on 20 th January 2026. The application was advertised within the local press on 15 th January 2026. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 6.2 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses re ceived 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 public comment has been received in objection to the planning application. 1. Concern regarding impact of demolition works. The submission of a Construction Management Plan that includes measures to manage works during demolition was secured by condition under the original hybrid planning permission and is therefore applicable. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Airport Safeguarding - Heathrow No objection subject to conditions relating to the submission of a Bird Hazard Management Plan and Glint and Glare Assessment. These conditions are attached to planning application 76551/APP/2025/286 1 and therefore are applicable. Transport for London – Underground Infrastructure Protection No comments to make. Noted Ministry of Defence Safeguarding The proposed development would have no detrimental impact on the operation or capability of a defence site or asset. The MOD has no objection to the development proposed. Noted National Air Traffic Services (NATS) No objection Noted Thames Water The recommended condition is attached Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press No objection subject to submission of piling plan to be secured by planning condition. to the outline consent and is therefore applicable. Transport for London Consider that the site layout is responsive to the context of the site and a good balance of publicly accessible space and private space. It also makes a welcome and legible public realm connection to Hitherbroom Park, which will be clearly visible from Avondale Drive, and incorporates generous tree planting. Consideration should be given to omitting the railings between the Hitherbroom Link and the park. Careful consideration should be given to ensuring that selection of tree species do not obstruct the pedestrian paths adjacent to right of way. Details regarding the choice of material for crossing the access to the car parks adjacent to Avondale Drive and Abbotswood Way should aim to assert the continuity of pedestrian space and should avoid creating trip hazards for pedestrians from locations where different kerb heights meet. Pedestrian access to the car parking area and some of the cycle stores for the eastern building is from the footpath to the rear of the building between Hitherbroom Link and Abbotswood Way. This is not likely to feel safe to use 24/7 and mitigating measure s such as lighting need to be applied to address this. Access to most of the cycle stores is from car parking areas, which is unlikely to feel safe and attractive. It will also be difficult for people, particularly users of larger cycles, to access these stores between and behind car parking spaces. Such an arrangement could work as a secondary means of access but the primary access should either be from a dedicated external entrance or the building lobby. Cycle parking should be designed in line with London Cycle Design Standards, as referred to in Policy T5 of the London Plan. This includes providing appropriate aisle widths, ensuring access to cycle Officers note the issues raised within TfL’s response and consider that the additional detail s requested may be provided as part of a detailed landscaping plan which requires the submission of details relating to surfacing, boundary treatments, soft landscaping and cycle parking, which is required by planning condition. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press parking areas if automated and that an appropriate mix of cycle parking stands (including providing at least 5 per cent being suitable to accommodate larger and adapted cycles (i.e. 1.8m spacing between Sheffield stands). Highways Authority (London Borough of Hillingdon) The safety of vehicular access is assessed to be acceptable , however to provide good visibility for vehicles leaving the Phase 1B access onto Abbotswood Way it is required that the tree proposed to be planted immediately to the south of this access is relocated, this is to improve driver sightlines. Across both phases of the development the ratio of car parking spaces to dwelling units would be 0.26, this is satisfactory. The applicant has confirmed that spaces would be leased and not sold. The quantum of disabled car parking and spaces with active electric vehicle charging spaces is in accordance with the London Plan 2021 Policy 6.1 Residential Car Parking and is accepted. The Parking Management Plan mentions that “any unauthorised vehicle that is observed to be repeatedly parking within the car park may then be subject to a penalty, issued by LBH via their standard procedures”. The Highway Authority require the applicant to confirm that the Council’s parking enforcement team is willing to carry out this enforcement. It is considered feasible that the tree may be relocated as part of the detailed landscaping proposals to be secured by planning condition if required to achieve appropriate visibility. It is envisaged that the parking management within the site would be managed by the company responsible for managing the site rather than the Councils parking enforcement team. Detail for parking enforcement would be set out within the car parking management plan to be secured by planning condition. Access Officer Play equipment, including for children with disabilities is required. No apparent indication of accessible M4(2) and M4(3) units shown on plan. Typical floor plan layouts lack detail, showing dimensions and clear access zones. Details relating to the provision of accessible play equipment is required as a condition of the original planning permission. It is a requirement by condition that 90% of dwellings are constructed to meet the standards for a Category 2 M4(2) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press dwelling, as set out in Approved Document M to the Building Regulations (2010) 2015, and all such provisions shall remain in place for the life of the building. the remaining 10% of all units shall be constructed to accord with the technical specifications of Section M4(3)(2)(b) for a Wheelchair Accessible dwelling as set out in Approved Document M to the Building Regulations 2010 (2015 edition). Urban Design Officer The reserved matters building heights are all shown as below the maximum of the outline application. Therefore, the massing is within the constraints of the parameter plan. The proposed vehicle, pedestrian and emergency routes comply with Parameter Plan 3 Access and Movement of the outline application. The elevations are considered overly simplistic. The use of contrasting brickwork at the building corners is not sufficient to clearly articulate a vertical or horizontal expression and is too insignificant to add interest to the elevations. The wrapping corner detail appears arbitrary and unrelated to the rest of the building, especially as the duplexes are not discernible in window arrangement and this detailed is positioned immediately edging a window which looks odd. Additionally, a full material specification for every material used for the proposed buildings is required at Reserved Matters stage to allow proper assessment of the quality of the proposed appearance. Additionally, all materials samples Amendments have been made to the submitted plans which include additional brick detailing to the building tops and lower sections of the buildings which add some additional visual interest. Whilst noting that elements of the design approach are simplistic, the general design approach is considered appropriate, in keeping with the character of the area and would not appear harmful, incongrous or otherwise out of place. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press should be sent to the planning authority or a mock up of the materials built on site. Further, the rainwater goods should be shown on the elevations and the location of any expansion joints. The information provided associated with the landscape proposals both hard and soft is comprehensive. Play equipment includes too many elements that does not sufficiently encourage physical activity such as play panels. This type of equipment mainly promot es sedentary or low- movement play. More consideration should be given to play equipment that encourages activity, or is popular with a wider range of children such as swings. Additional details relating to materials and play provision would be secured by planning condition. Noise Officer No objection Noted. Waste Strategy Officer No comments received Noted that no comments have been received. Details relating to waste and recycling are required in line with Condition 8 of the planning permission. Economic Development No objection subject to an Employment/Construction Training Scheme secured in accordance with the Council's Planning Obligations SPD via a S106 Agreement. This request is a recommended Heads of Terms to be secured in the Deed of Variation to the original S106 Agreement. Local Lead Flood Authority (Metis) No objection Noted Metropolitan Police No comments received. No objections were raised by the Police in relation to the original planning application. A condition was attached to the Section 73 application requiring Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press that security details are provided prior to the commencement of each residential phase of the development, as well as a requirement to achieve Secured by Design Gold Accreditation London Fire Brigade No response received. Fire safety matters have been reviewed by HSE and the GLA and are assessed to be acceptable. A condition is attached to the Section 73 application requiring the submission of the principles of a Fire Statement and a comprehensive Fire Statement at different stages of the development. Health and Safety Executive The Building Safety Regulator (BSR) is content with the fire safety design as set out in the project description, to the extent it affects land use planning considerations. Noted Greater London Economy Circular Economy Team) The Council are currently awaiting comments from the Circular Economy Team at the GLA any comments received prior to the planning committee will be published as an addendum to this report or reported verbally to members. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7 Planning Assessment Principle of Development Provision of Housing 7.1 Policy H1 of the Local Plan states that the Council will meet and exceed its minimum strategic dwelling requirement in accordance with other Local Plan policies. 7.2 Policy GG4 (Delivering the homes Londoners need) of the London Plan (2021) states the aim to create a housing market that works better for all Londoners. 7.3 The site is located within the Hayes Opportunity Area and Hayes Housing Zone, London Plan Policy SD1 - Opportunity Areas is applicable. The London Plan sets indicative targets for the Hayes area to delivery 4,000 additional homes and 1,000 additional jobs. 7.4 London Plan Policy SD10 - Strategic and loca l regeneration is also relevant in that it provides support for regenerat ion initiatives that tackle inequalities including environmental, economic and social barriers that affect the lives of our communities. The provision of new homes which meet modern space and building standards, together with the improved layout of the estate will significantly improve living conditions for returning and new residents. 7.5 London Plan (2021) 'Policy H8; Loss of existing housing and estate regeneration' relates specifically to proposals for housing estate regeneration. And states that the loss of existing housing should be replaced by new housing at existing or higher densities with at least the equivalent level of overall floorspace. Demolition of affordable housing, includi ng where it is part of an estate redevelopment programme, should not be permitted unless it is replaced by an equivalent amount of affordable housing floorspace. 7.6 Planning permission has been granted for the demolition of the existing buildings on the site consisting of 144 homes. Th e original planning permission included the provision of 240 homes, which equates to a net increase of 96 dwellings. The proposals would provide an additional 56 dwellings above the previously consented quantum of dwellings and a net increase of 152 units, compared to the number of dwellings currently provided on site within the three blocks of flats. 7.7 The proposals contained within the Reserved Matters application are consistent with Section 73 application 76551/APP/2025/2861 in terms of the number of units that wo uld be provided on the site, with a total of 266 homes proposed across all remaining phases of the development. The proposals do not exceed the maximum number of homes (266) or dwellings per hectare (285 units per hectare) as would be controlled under the recommended conditions attached to Section 73 application 76551/APP/2025/2861. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.8 It is acknowledged that the Council cannot currently demonstrate a five-year supply of deliverable housing sites (the most recent position statement published on 01/04/26 confirmed a 2.5 year supply). In accordance with Footnote 8 of the NPPF, the policies which are most important for determining the application are therefore considered out -of-date. Consequently, Paragraph 11(d) of the Framework is engaged, and the 'tilted balance' applies. This requires that planning permission be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole. As the proposals would facilitate the provision of 266 homes ( +156 net increased accounting for the existing units that would be demolished) the substantial contribution of the development in providing new homes within the borough must be afforded significant weight where considering the public benefits of the development. 7.9 In line with the Section 73 application, the proposals represent an efficient and appropriate re-use of previously developed land, providing an uplift in housing on the site as part of an estate regeneration scheme and is considered acceptable. The principle of residential development on this site has been previously established under the previously consent ed hybrid planning application, whilst Section 73 application 76551/APP/2025/2861 sets out parameters relating to the total number of dwellings and density of development that would be acceptable on the site. The quantum of housing proposed is acceptable in principle in line with the Local Plan Parts 1 and 2, the London Plan (2021) and the NPPF (2024), subject to all wider implications which are assessed further below. Housing Mix 7.10 Policy H10 of the London Plan (2021) states that schemes should generally consist of a range of unit sizes. Policy DMH 2 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states that the Council will require the provision of a mix of housing units of different sizes in schemes of residential development to reflect the Council's latest information on housing need. Paragraph 4.6 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) states th at the Council's current information on housing need indicates a substantial borough -wide requirement for larger affordable and private market units, particularly three-bedroom properties. Applicants proposing residential schemes will be required to demonstrate that this need has been taken into account. 7.11 Section 73 application 76551/APP/2025/2861 sets out that the following mix of dwelling sizes must be delivered within the outline phase of the development: x One bedroom homes – 32-36% x Two bedroom homes – 42-46% x Three and four bedroom homes – 20 to 24% Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.12 Any Reserved Matters application must therefore provide a mix of dwellings which falls within the above range. The mix of dwellings proposed for Phases 1B and 2 as proposed is set out below: 7.13 The above housing mix aligns fully with the target housing mix specified under the Section 73 application 76551/APP/2025/2861 and provides an appropriate mix of dwelling sizes, including the provision of larger (3 and 4 bedroom) family sized homes. The proposals therefore align with Policy H10 of the London Plan and Policy DMH 2 of the Local Plan Part 2. Affordable Housing 7.14 Affordable housing equating to 51.7% of all dwellings (by floorspace) was secured within the legal agreement accompanying planning permission 76551/APP/2021/4502 . Section 73 application 76551/APP/2025/2861 proposed to increase provision to 53 %. In both instances affordable housing provision would be above the existing quantum of affordable floorspace provided on site as a higher number of larger homes (3 and 4 bedrooms) are being proposed than existing. The plans submitted under this Reserved Matters application would deliver the indicative quantum of affordable floorspace proposed under the Section 73 application. On this basis the proposals wou ld comply with the aims of the NPPF (2024), Policies H5 and H6 of The London Plan (2021), Policy H2 of Hillingdon Council's Local Plan Part 1 Strategic Policies (2012), and DMH 7 of Hillingdon Council's Local Plan Part 2 Development Management Policies (2020). Design, Density and Impact on the Character and Appearance of the Area 7.15 Policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020) ; Hillingdon Local Plan Part 1: Strategic Policies (2012) Policy BE1 ; as well as Policies D1, D3 and D4 of the London Plan (2021) ; in addition to Paragraph 135 of the NPPF each seek to ensure that development achieves the highest standard of design, which integrates positively to the character its surroundings. 7.16 Height parameter plans accompanied planning application 76551/APP/2025/2861 therefore all development on the site must sit within the height limits specified in the parameter pl ans. The site is not located within an area which has been designated as suitable for a tall building in locational terms in line with Local Plan Policy DMHB 10, however a ccounting for the wider appropriateness of the design approach and public benefits of the development, Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press the development height, scale and massing was considered to be acceptable, as assessed under the original planning application . A TVIA was submitted in support of the Section 73 application, this included an assessment of the impact of the development in relation to six of the twelve previously selected viewpoints, scoping out views where the development is unlikely to appear prominent, as informed by the previous TVIA. Overall, the scope of development proposed under the Section 73 outline proposals was considered to sit appropriately within the wider townscape, likewise officers would draw similar conclusions in relation to the current proposals given their c onsistency with the Section 73 plans and general appropriateness of the design approach. 7.17 Phase 2 of the site consists of a single development zone. The revised building heights parameter plan for this part of the site accompanying the Section 73 application proposed a maximum height parameter of six storeys across this part of the site. The six-storey parameter zone would sit behind a narrow rectangular zone adjoining the street, where the maximum permitted height would be up to two storeys. The plans accompanying this Reserved Matters application includes a row of two storey townhouses, which would face Avondale Drive with a row of three six storey buildings located to the rear, sited perpendicular to Avondale Drive. The six storey buildings would each be separated by landscaped private courtyards at first floor level serving as private amenity space for each of the houses/apartments within this phase of the development. The landscaping at first floor level would sit above ground floor podium parking provided for resi dents. Providing two storey townhouses at ground floor level would be positive in design terms and would provid e activation along this part of the frontage to Avondale Drive and an appropriate sense of scale along the street which also relates to the lower height and scale of development opposite. 7.18 The height parameter plans for Phase 1B of the development accompanying the Section 73 application included maximum height parameters at 10 storeys in height which would be broken up by areas of lower height at seven storeys (26.2 metres) and 8 storeys (29.43 metres). Whilst Phase 1B of the development includes taller elements in two areas, as assessed above, the height is proportionate and sensitive to the existing context and would integrate appropriately in principle with the adjoining street scene in Avondale Drive and Abbotswood Road. 7.19 The distribution of height across the site would be consistent with the approved building height s parameter plan. I n terms of massing, a variation in height is proposed across the site, to break up the overall volume of built form on the site, to ensure that the development would not appear imposing. The approach taken is considered to respond positively to the surrounding street scene, and whilst the development includes higher elements at 10 and 8 storeys, this would not appear imposing or dominating with the street scene. It must also be noted that there are also existing blocks of flats on the site are each 13 store ys and are therefore sizeable structures in scale which set some precedent for taller buildings on the site. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.20 As noted in the above section of this report relating to the principle of development there is a clear policy directive in favour of ensuring that developments are of an optimum density which makes the best use of sites, as et out in Paragraph 124 of the NPPF; Paragraph H1 of the London Plan; and Policy DMHB17 of the Local Plan Part 2. This was afforded weight where considering the proposals submitted under the Section 73 application, whereby officers considered that the approach to the height and siting of development, as shown on the parameter plans adequately demonstrated that the increased quantum of units proposed can be delivered on the site whilst corresponding appropriately to the character and appearance of the surrounding area. Likewise, similar conclusions may be drawn from the plans presented under the reserved matters application, as the detailed plans demonstrate that a dense development, comprising taller elemen ts can be delivered in an appropriately designed manner. 7.21 In terms of elevational treatment, a combination of light, medium and darker shades of red brick is proposed across the proposed buildings, with white brick detailing proposed as a means of providing expression on the corners of the buildings. The palette of materials is responsive to the existing housing development in Avondale Drive, which feat ure a varied palette of red and buff brick. The architectural detail also takes cues from the Minet Clinic Building which occupies a prominent position in Av ondale Drive to the west of the site. Phase 1A of the development which has been complete d features medium red brick as a primary material across the fa çade of all elevations. The variation in the tone of the red brick assists in breaking up the volume of the development, providing clear differentiation between the different sections of the built form across the site. Corner detailing featuring bands of stretcher bond white brickwork is proposed to refine the edges of the taller buildings across the site. An alternating hit and miss pattern of light and dark bricks is used on the front elevation of the duplex buildings which adds visual interest to these buildings. The approach to materiality and elevational treatment is considered acceptable, subject to the submission of a detailed schedule of materials, alongside samples which would be required as a planning condition of the Section 73 application. 7.22 Active frontages are proposed along Avondale Drive, Abbotswood Way, the new area of open space and northern access route adjoining Phase 1B of the development with low boundary railings and low-level hedge s providing activation and surveillance of the publ ic realm. The landscaped private courts are attractively designed and incorporate the provision of play and soft landscaping. The spaces, as assessed in the amenity section of this report are considered to provide appropriate standards of amenity for future occupiers. 7.23 It should be noted that approval of a de tailed Design Code is required prior to the commencement of development by way of a planning condition applied to the Section 73 application. It is noted that the Design Code has been submitted for approval and is currently being reviewed by officers. The Design Code and Reserved Matters applications must be consistent in their aims in ensuring that a high standard of development is achieved across the site. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Landscaping and Public Realm 7.24 The Section 73 application included the removal of vehicular access and car parking from the space between the development zones to be provided within Phase 2 and Phase 1B. It is instead proposed that this part of the site would be for pedestrian use only, with vehicles restricted from using this space, except for emergency vehicles. The amendments allow ed for a higher standard of public open space, compared with the consented scheme given the substantial improvements to the useability and potential attractiveness of this part of the site. The amendments allow for the inclusion of play provision within this part of the site that would be accessible to the wider public, as well as further soft landscaping and the retention of a Category B tree, which was previously scheduled for removal. As indicated within the Access and Movement Parameter Plan, the proposals would provide more direct and legible access to Hitherbroom Park, compared with the consented scheme where access would be more convoluted and would represent an enhancement compared with the consented proposals. 7.25 The detailed design proposals achieve consistency with the Section 73 parameter plans in providing the delivery of a high-quality area of public realm which would incorporate play equipment, new planting and retention of existing trees, whilst providing direct legible pedestrian access to Hitherbroom Park. The new area of public open space would be a valuable public asset and would improve the quality of the street scene along Avondale Drive. The proposals include the planting of several street trees along Avondale Drive and Abbotswood Road, which would enhance the general quality of the public realm, whilst contributing towards urban greeni ng and biodiversity net gain. This additional planting along with the retention of existing trees where feasible would complement existing planting along these streets and would generally enhance the quality of the public realm. 7.26 2775sqm of public open space would be provided within the development site and the distribution of the open space is in alignment with the Open Space and Public Realm Parameter Plan submitted under the Section 73 application. 7.27 In terms of the impact of the proposed development on the microclimate, the applicant team have submitted a Wind and Microclimate Assessment . The assessment concludes that there are no safety risks at ground, terrace or balcony levels were identified either within the site or the surrounding area. The majority of the balconies at upper level are observed to perform well during summer and winter with comfort levels at sitting. The assessment identifies an outdoor seating area on Phase 2 where the wind conditions are unsuitable for the intended use. As advised within the report, this may be mitigated through additional landscaping, a matter which may be addressed through the detailed landscaping scheme required by planning condition. 7.28 In summary, the approach to the provision of new landscaping and public realm within the development is considered appropriate and would substantially improve the quality of the public realm compared with the existing situation. The Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press detailed design approach aligns with the Open Space and Public Realm Parameter Plan submitted under the Section 73 application. Subject to the submission of a detailed landscaping strategy to be secured by condition in line with the Section 73 application, the appr oach to landscaping and public realm would be appropriate in design terms. Security 7.29 Whilst the Metropolitan Police were consulted regarding the planning application no response regarding the proposals has been received . Officers are satisfied that the detail layout and design approach is acceptable from a public safety and security perspective . A condition was attached to the original application requiring that the applicant submits details of security measures to minimise the risk of crime and to meet the specific security needs of that phase shall be submitted for that phase and achieves Secured by Design gold accreditation for each relevant phase of the development. Subject to the recommended condition the proposal would comply with the NPPF, Policy D11 of The London Plan, and Policy DMHB 15 of the Local Plan Part 2. Summary of Design Approach 7.30 The proposals would secure the provision of a development which respond appropriately to the townscape character and is of an appropriate scale and density. The development is considered to comply with Policies D3 of the London Plan (2021), BE1 of the Hillingdon Local Plan: Part 1 (2012), Policies DMHB 10, DMHB 11 and DMHB 12 of the Hillingdon Local Plan: Part 2 (2020); Policies D3, D4, D8 and D9 of the London Plan; as well as the NPPF 2024. Residential Amenity 7.31 DMHB 11 of the Hillingdon Local Plan seeks to ensure a satisfactory relationship with adjacent dwellings and no unacceptable loss of outlook, amenity, daylight and sunlight to neighbouring occupiers. Part B of the policy states that development proposals should not adversely impact on the amenity, daylight and sunlight of adjacent properties and open space. 7.32 A Daylight, Sunlight and Overshadowing Assessment was submitted as part of the original planning application which assessed the impact on neighbouring residential occupiers, as well as assessing the quality of daylight/sunlight for future occupiers in terms of both internal habitable rooms, private and communal amenity areas and areas of public open space. An addendum to the submitted Daylight and Sunlight Assessment was prepared in support of the amended proposals contained with the Section 73 application, which assessed the additional scope of development proposed on daylight an d sunlight to neighbouring receptors and for future occu piers. The submitted report was benchmarked against the consented scheme and included an assessment against an indicative development masterplan to account for indicative distribution of height and massing. The indicative masterplan broadly aligns with Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press the detailed plans submitted under this Reserved Matters application in terms of the distribution of height and massing. 7.33 The Addendum to the Daylight and Sunlight Assessment submitted under the Section 73 application indicated that the amendments to the approved scheme, as reflected within the indicative masterplan would have a low to negligible impact on surrounding residential receptors in terms of daylight/sunlight impacts, where assessed against the BRE test criteria for Annual Probable Sunlight Hours (APSH), Vertical Sky Component (VSC) and No Sky Line (NSL). This includes an assessment of all adjoining properties on Avond ale Drive, Gade Close and Clivesdale Drive. APSH measures the long terms average number of hours a south-facing window or area receives direct sunlight. VSC measures the amount of direct skylight reaching the centre of a window, expressed as a percentage of available light from an unobstructed sky. NSL determines areas within a room where no part of the sky is visible. In instances modest improvements are noted compared with the cons ented scheme. The Reserved Matters application includes a comparative assessment of the daylight and sunlight impacts of the Section 73 illustrative masterplan and the Reserved Matters application on existing properties. The submitted analysis indicates that any differences in daylight/sunlight to existing properties between the illustrative masterplan and R eserved Matters proposals would be minimal . This would be expected given the general alignment between the illustrative masterplan and detailed design proposals submitted under the Reserved Matters application. 7.34 On a similar basis, the maximum height parameters and development zone parameters submitted under the Section 73 proposals allowed for an assessment of the impact of the scale of development on existing properties in terms of outlook and the degree to which the scale of development would appear overbearing in relation to existing properties. It was concluded that accounting for the separation distance between the proposed buildings and the existing residential dwellings and where accounting for the context of the existing buildings on the site it is considered that the development would not appear overbearing in scale. Accounting for the development’s consistency with the Section 73 building height and development zone parameter plans, o fficers would similarly conclude that the detailed proposals would not have an oppressive or overbearing impact on the surrounding residential properties. 7.35 In relation to the Section 73 proposals, the assessed impact of overlooking and loss of privacy to existing occupiers was based upon the location of development zones and the height parameters as the detailed design was not provided at this stage, including details of proposed windows and balcony spaces. Nevertheless, it was concluded that the development would not result in an unacceptable loss of privacy to existing occupiers. This assessment was based upon reasonable assumptions regarding the likely location of windows and balconies. Details of the internal layout o f the proposed flats, windows and balcony/external amenity spaces are provided within the Reserved Matters application and conclusions can therefore be made regarding the impact of overlooking and loss of privacy resulting from the development. The site layout and position and orientation of the balcony spaces would limit the degree of overlooking that would occur. In Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press relation to the nearest adjoining properties to the south of the site at Gade Close and Avondale Drive there would not be direct overlooking between facing sets of windows or from balconies in most cases. An exception would be where windows are proposed within Phase 2, facing Nos.1 to 24 Gade Close . A separation distance of between 23 and 24 metres would however be retained that would afford an appropriate privacy. In the case of No.133 Avondale Drive there would be a degree of overlooking of the garden space of this property, although a separation di stance of 13 metres is proposed between windows serving habitable spaces and th e garden serving this property and this is considered to be an appropriate separation distance in affording privacy for future occupiers. It must also be taken into account that all surrounding properties to the south are already overlooked to a degree by the existing flats on the site. Accounting for this, the layou t of the proposed development of the site and its urban context, it is considered that the development would not have an adverse impact on the residential amenity of the adjoining properties to the south by reason of overlooking or loss of privacy. 7.36 A separation distance of 60 metres is retained to the existing residential dwellings to the north at Abbotswood Road and it is considered that the development would not impact adversely on the amenity of any of these properties by reason of overlooking or loss of privacy. Whilst the north elevation of the buildings in Phase 2 would adjoin the Minet Junior School fields, the main aspect of the units would not be facing the school, albeit that there would be habitable windows within the north elevation of these blocks. Balconies have been sited to avoid overlooking of th e school to minimise any safeguarding issues. 7.37 In summary, it can be concluded that the development would not have a significantly adverse impact on the amenity of any adjoining properties and the development would comply with Policy DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Quality of Proposed Residential Accommodation (Internal and External) 7.38 Policy D6 of The London Plan (2021) sets out the requirements for new dwellings’ gross internal floor area at a defined occupancy level. Housing development should maximise the provision of dual-aspect dwellings and avoid the provision of single aspect dwellings. A minimum of five sq. m. of private outdoor space should be provided for one-two person dwellings. It must achieve a minimum depth and width of 1.5 metre. The Mayor’s Housing Design Standards LPG further states that ‘deep, narrow, single-aspect stu dios will not provide a suitable quality of accommodation; homes are, therefore, expected to be dual -aspect unless there are compelling reasons why that cannot be achieved.’ 7.39 Policy DMHB 16 of the Local Plan Part 2 Development Management Policies (2020) states that all housing developm ents should provide adequate internal space to provide an appropriate living environment. This includes ensuring that development complies with Nationally Described Space Standards (NDSS). This Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press would be the case within the proposed development, as each of the flats aligns with the relevant NDSS r elevant to the proposed d welling sizes and number of occupiers. 7.40 Of the 266 units proposed 123 would be dual aspect (47%), whilst 160 (60%) of the units would be either dual or enhanced aspect (two different orientations, with the second aspect not meeting the full definition set out within the Housing Design Standards LPG). No north facing single aspect homes are proposed. The GLA’s Support for Housebuilding LPG withdrew previous guidance requiring new homes to be dual aspect unless exceptional circumstances make it impractical or undesirable and requires that flexibility should be afforded to the provision of dual and single aspect dwellings by decision makers. Where single aspect dwellings are proposed, it should be demonstrated by the applicant that they will have adequate passive ventilation, daylight and privacy, and avoid overheating. 7.41 The submitted Daylight and Sunlight Assessment includes an assessment of all habitable rooms within the development, where assessed against the Illuminance (SDA) and Sunlight Exposure (SE) tests. Performance is assessed to be reasonable with 84% of all rooms within the development achieving compliant standards of daylight performance. The scale of development and proximity between the blocks has resulted in some level of underperformance within the development, however some level of underperformance is unlikely to be avoided where also developing the site to an optimum density. 7.42 As noted, Paragraph 130 of the NPPF (2024) states that when considering applications for housing, authorities should take a flexible approach in applying policies or guidance relating to daylight and sunlight, where they would otherwise inhibit making efficient use of a site (as long as the resulting scheme would provide acceptable living standards) which is considered to be the case in this instance. Taking this into account, it is considered that the proposals achieve an appropriate balance in increasing the density of development and number homes provided on the site, whilst ensur ing that appropriate standards of amenity are provided for future occupants. 7.43 Policy DMHB 18 of the Local Plan Part 2 requires that all new residential development and conversions will be required to provide good quality and useable private outdoor amenity space in accordance with minimum amenity standards set out in Table 5.3. Each of the proposed apartments would be provided with balconies of a depth which complies with the minimum dimensions set out under Policy DMHB 18 of the Local Plan Part 2 . In the case of ground floor flats and apartments adjacent to the internal communal areas, external yard spaces are proposed, the design of which are

Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Emilie Bateman 35805/APP/2025/2756 Date Application Valid: 29.10.25 Statutory / Agreed Determination Deadline: 10.04.26 Application Type: Reserved Matters Ward: Hayes Applicant: Mr Sant Punni Site Address: 1 and 1A Bath Road Proposal: Reserved Matters relating to Landscaping of outline planning permission ref: 35805/APP/2020/3289 dated 01 -11-2022 for (Outline planning application for the demolition of existing buildings and erection of a six storey 237 -bedroom hotel (Use Class C1) (landscaping reserved for subsequent approval).). Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 1 of the Planning Scheme of Delegation (Major application recommended for approval) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. 1 Executive Summary 1.1 The application seeks approval of the reserved matter of landscaping pursuant to outline planning permission ref. 35805/APP/2020/3289 dated 01 November 2022, which granted consent for the demolition of existing buildings and erection of a six-storey 237-bedroom hotel (Use Class C1). 1.2 The principle of development, including the scale, layout, height, access and parking provision, was established at outline stage and is not subject to reconsideration. This application is therefore limited to the detailed landscaping proposals. 1.3 The submitted scheme provides a comprehensive landscaping strategy comprising semi -natural vegetation, woodland- style and native planting, wildflower meadow areas, groundcover planting, landscaped terraces, living green walls and biosolar roof coverage. Revisions have been made during the course of the application to address highways and accessibility comments, including amendments to cycle parking, the provision of an active electric vehicle charging point within an accessible bay and confirmation of step -free access via gently graded routes. 1.4 The Urban Greening Factor score of 0.38 exceeds the London Plan target of 0.3 for commercial development. The propos als would preserve the setting of the nearby Cranford Park Conservation Area and enhance the designated Nature Conservation Site associated with the Ri ver Crane. The Council’s Design Officer has confirmed that the submitted landsc ape details satisfactorily address the reserved matter. 1.5 The landscaping would not result in harm to neighbouring amenity, highway safety or the Green Belt. The proposal is therefore considered to comply with the Development Plan and approval of the reserved matter of landscaping is recommended, subject to the conditions set out in Appendix 1. The conditions attached to the outline planning permission continue to apply to the development. 2 The Site and Locality 2.1 The application site is located at 1 and 1A Bath Road, Hillingdon, within an established commercial and airport -related corridor to the north of Heathrow Airport. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 2.2 The site occupies a prominent position on the southern side of Bath Road and was formerly occupied by existing commercial buildings which are to be demolished in accordance with the outline planning permission. The site is irregular in shape and extends southwards to the River Crane, which forms the southern boundary. 2.3 The surrounding area is characterised predominantly by large-scale hotel, commercial and airport-related uses fronting Bath Road. Immediately adjacent the site is KFC and Starbucks drive thru’ s and associated parking (previously The White Hart PH). To the east and west are further commercial premises and hotel developments. The River Crane corridor provides a linear green feature to the south, introducing a softer landscape charac ter at the rear of the site in contrast to the more urban Bath Road frontage. 2.4 The site lies within Flood Zones 2 and 3 associated with the River Crane. However, flood risk matters, drainage strategy and site levels were addressed at outline stage and are not subject to reconsi deration under this Reserved Matters application. 2.5 The application site is located approximately 60 metres to the south of the Cranford Park Conservation Area and is designated as part of a Nature Conservation Site of Metropolitan or Borough Grade I Importance, with the southern section of the site being d esignated as part of the Green Belt. The site has a Public Transport Accessibility Level (PTAL) rating of 2. The central part of the site is also subject to potentially contaminated land. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 2: Street View Image of the Application Site 3 Proposal 3.1 This application seeks approval of the reserved matter of Landscaping pursuant to outline planning permission ref. 35805/APP/2020/3289, dated 1st of November 2022. 3.2 The outline permission granted consent fo r Outline planning application for the demolition of existing buildings a nd erection of a six storey 237 -bedroom hotel (Use Class C1) (landscaping reserved for subsequent approval). 3.3 All matters other than landsc aping were approved at outline stage. The principle of the hotel development, together with its design, scale, layout, access arrangements, parking provision and overall massing, have therefore already been established and are not for reconsideration as part of this application. 3.4 Following consultation, revisions have been submitted to address comments raised by the Highway and Access Officers. These include amendments to the cycle parking layout to improve accessibility and usability, the provision of an active electric vehicle charging point within an accessible parking bay, and confirmation of step -free access across the site via gently graded routes. These revisions are considered to satisfactorily address the concerns raised. 3.5 The application was received on the 29th October 2025 within the required time frame. The Reserved Matters submission relates solely to the detailed landscaping strategy for the site. The associated condition attached to the Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press outline permission (Condition 2 - 35805/APP/2020/3289, dated 1st of November 2022) states: Application for approval of the following reserved matters shall be made to the Local Planning Authority before the expiry of three years from the date of this permission (hereinafter called the "reserved matters"). Approval of the details shall be obtaine d from the Local Planning Authority in writing before any development is commenced: - (a) Landscaping REASON To comply with Section 92 of the Town and Country Planning Act 1990 (As Amended) 3.6 The submitted details comprise: x A Landscape Masterplan showing proposed soft and hard landscaping; x Details of tree planting, hedgerows, wildflower meadow and native planting; x Living green wall sections and elevations; x Terrace planting proposals at upper levels; x An Urban Greening Factor calculation; x A planting schedule and landscape management details. 3.7 The assessment of this application is therefore confined to whether the submitted landscaping details are acceptable and compliant with the approved outline permission and relevant planning policy. 3.7 Figure 3: Proposed Plan (please note – larger version of plan can be found in the Committee Plan Pack) Landscape Master Plan Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Urban Green Factor Plan Proposed Planting Plan Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Proposed Elevations (Please note that the scale and design of hotel is not subject of the current reserved matters) 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 Neighbour notification letters were issued on 14th November 2025, with comments invited until 5th December 2025. The application was advertised in the local press on 26 th November 2025. A site notice was displayed on 3 rd March 2026 and expired on 24th March 2026. 6.2 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses received are summarised in Table 2 Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press (below). Full copies of the responses have also separately been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response 1 letter of objection was received from 1 households. I. Increased traffic and congestion; Discussed at paragraphs 7.31 of this report. II. Overcrowding and pressure on local services This is not a material planning consideration. III. Insufficient parking Discussed at paragraph 7.31 of this report. IV. Loss of natural light and privacy Discussed at paragraph 7.25 of this report. V. Environmental impact and loss of green space Discussed at paragraph 7.10 and 7.19 of this report. VI. Impact on the character of the area Discussed at paragraphs 7.6-7.9 of this report. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Internal Consultees Urban Design and Landscaping: The submitted landscape details are accepted to satisfy the landscape reserved matters. Noted Access Officer: Confirmation is required regarding the gradient of the short ramp between the taxi drop -off and external courtyard. In addition, at least one accessible parking space should be provided with an active electric vehicle charging point, prioritised for Blue Badge holders. These matters can be addressed via The comments have been noted. In response, revised plans have been submitted confirming that step -free access is provided via a Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press condition or amended details. gently graded route with a gradient of 1:15, which is considered acceptable in accessibility terms. The plans also demonstrate that an active electric vehicle charging point is now provided within an accessible parking bay, prioritised for Blue Badge users. These revisions are considered to address the concerns raised and no objection is therefore raised in accessibility terms. Highways: The Highway Authority raised concerns regarding the layout of the cycle parking, noting that the proposed aisle width of 0.7m fell below the London Cycle Design Standards requirement of 1.1m and was therefore contrary to London Plan Policy T5. It was also noted that whilst the number of disabled parking bays exceeded policy requirements, none were provided with active electric vehicle charging points, contrary to Policy T6.5 and local standards. In addition, clarification was sought on the gradient of the r oute between the taxi drop-off and the external courtyard, which was required to comply with a maximum gradient of 1:12. On this basis, the Highway Authority raised an objection but confirmed that this could be reviewed subject to the submission of amended plans. In response, revised plans have been submitted which address the concerns raised. The cycle parking layout has been amended to provide a minimum 1 metre clearance between stands and rows, improving usability and addressing the previous shortfall. An active electric vehicle charging point is now incorporated within an accessible parking bay, ensuring compliance with policy requirements. The route between the taxi drop -off and courtyard is now shown as a gently graded step-free Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press access with a gradient of 1:15, which is considered acceptable in accessibility terms. These amendments are considered to satisfactorily address the concerns raised, and no objection is therefore raised Waste Services: No objection. Noted. Building Control: No comments other than that a demolition notice will be required for any existing building to be demolished. Noted. Contaminated Land (Environmental Protection Team): No objection subject to the imposition of a land contamination condition requiring investigation, remediation (if necessary), verification reporting and confirmation that imported soils are clean and free of contamination Condition 9 of permission 35805/APP/2020/328 9 secures these requirements and remains relevant. Statutory Consultees Historic England: No requirement for referral to the Greater London Archaeological Advisory Service. No objection. Noted. Heathrow Airport Ltd: No objection to the soft landscaping details from a safeguarding perspective, subject to conditions requiring submission and implementation of a Bird Hazard Management Plan for the life of the development and submission of a Glint and Glare Assessment prior to installation of solar panels. In the absence of these conditions, Heathrow would object. Subject to securing the requested conditions, no safeguarding objection remains. Condition 14 and 15 of permission 35805/APP/2020/328 9 secures these requirements and remains relevant. Ministry of Defence (MOD): Noted. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press No objection. NATS: No safeguarding objection. Noted. Canal & River Trust: The application falls outside the notified area; no consultation response required. Noted. London Borough of Hounslow: No objection. Noted. Transport for London: No strategic transport issues; no objection. Noted. Environment Agency: No objection. Informative advice provided regarding environmental permitting requirements for works within proximity of a main river. Informative added. 7 Planning Assessment Principle of Development 7.1 The principle of development was established through the grant of outline planning permission ref. 35805/APP/2020/3289 dated 1st of November 2022. 7.2 That permission approved the demolition of the existing buildings and the erection of a six-storey 237-bedroom hotel (Use Class C1), with landscaping reserved for subsequent approval. Matters relating to th e principle of the hotel use, the scale and height of the building, its layout, access arrangements, parking provision and overall massing were determined and accepted at outline stage. 7.3 This application relates solely to the reserved matter of landscaping and does not seek to revisit or amend any element of the approved development beyond the detailed landscaping strategy. 7.4 Accordingly, the acceptability of the hotel use and the quantum of development are not matters for reconsideration as part of this application. The assessment is confined to whether the submitted landscaping details are appropriate and compliant with the outline permission and relevant planning policy. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.5 All other matters were approved at outline stage with outstanding technical details secured by condition and to be addressed through a separate approval of details (discharge of condition) applications, to be submitted and assessed at a later stage. These details to be approved at a later stage include x Materials x Tree protection measures x Landscaping x Contaminated land measures x Low emission details x Delivery and servicing plan x Construction Management and Logistics Plan x Bird Hazzard Management Plan x Heathrow Ltd PV Condition x Control of lighting & Light Spill; x Secure by design x Flood resistance and resilience measures x Sustainable Water Management x Basement Impact Assessment x Water Reuse Strategy x Car Park Management Plan x Chimney and Ventilation system x Energy details including energy reporting, District Heat Network x PV panels & Air source Heatpump x Carbon Lifecycle Assessment x Ecological enhancement x Fire Statement x Archaeological investigation x Noise from plant report Design / Impact on the Character and Appearance of the Area 7.6 The Officer’s report for the outline plan ning permission assessed the six-storey, 237-bedroom hotel in detail in terms of height, massing and visual impact. It concluded that, notwithstanding the building marginally meeting the definition of a tall building, the proposed height of approximately 19.2 metres and square footprint would be acceptable within the Bath Road context. The report noted the presence of other large -scale hotel buildings along this corridor and accepted that the development would be viewed in asso ciation with these existing taller structures. 7.7 Importantly, the outline assessment placed weight on the architectural treatment and incorporation of landscaped terraces and planting along the eastern façade. The use of terracing, glazing and integrated planting was specifically identified as Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press helping to reduce the perceived bulk of the building and soften its impact on the adjoining Green Belt, Blue Ribbon Network and Nature Conservation Area. 7.8 The principle of the building’s scale, ma ssing and visual presence has therefore been established. Landscaping was reserved to ensure that the detailed external treatment of the site would deliver the visual softening and environmental integration anticipated at outline stage. 7.9 This Reserved Matters application must therefore be assessed against that established position, with particular regard to whether the submitted landscaping proposals reinforce the riverside corridor, soften the building’s base and enhance the public realm in accordance with the expectations set out in the outline report (see below). Trees, Landscaping and Urban Greening 7.10 Policy DMHB 14 of the Hillingdon Local Plan: Part Two (2020) requires development to retain and enhance landscape features and to provide high quality soft and hard landscaping. Policies DM EI 1 and DMEI 7 seek biodiversity enhancement and the integration of living roofs and walls, while London Plan Policy G5 requires development proposals to incorporate urban greening as a fundamental design element. 7.11 The outline planning permi ssion secured landscaping as a reserved matter to ensure that the approved six-storey hotel would be appropriately integrated within its setting, particularly given its scale and proximity to the River Crane corridor. The submitted Reserved Matters application includes a comprehensive Landscape Masterplan, detailed plan ting schedules, living green wall specifications and an Urban Greening Factor calculation. 7.12 At ground level, the scheme provides a structured and layered landscaping strategy including semi -natural vegetation, woodland- style planting, wildflower meadow areas and native hedgerow planting. Semi -mature and standard trees are proposed within the garden and entrance areas, and groundcover planting is introduced within the car park and drop -off areas to soften hardstanding. The landscaping along the River Crane boundary is of particular importance, providing a softened transition between the built form and the Blue Ribbon Network corridor and reinforcing the ecological character of the watercourse. Ecological enhancements including deadwood habitat piles and provision for bat boxes further contribute to biodiversity gains. 7.13 In addition to ground-level planting, the scheme incorporates landscaped terraces and living green walls to the eastern elevation. These elements were anticipated at outline stage as part of the architectural strategy to reduce perceived bulk and soften the visual impact of the building. The submitted details demonstrate a modular living wall system with integrated drainage and planting mixes, ensuring that vertical greening forms a meaningful and permanent feature of the development rather than a superficial addition. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.14 The submitted Urban Greening Factor calculation confirms a score of 0.38. While the outline stage indicated a target of 0.39 , the achieved score is only marginally below that figure and continues to exceed the London Plan benchmark of 0.3 for commercial development. The score is delivered through a combination of semi- natural vegetation, extensive biosolar roof coverage, native hedging, living green walls and groundcover planting. Taking into account the constraints of the site and the approved building footprint, the level of urban greening proposed is considered substantial and acceptable. 7.15 The Council’s Design Officer has confirmed that the submitted landscape details are accepted to satisfy the landscape reserved matters. No objections have been raised in respect of the landscaping proposals. 7.16 Whilst mandatory Biodiversity Net Gain requirements post-date the outline consent, the submitted landscaping strategy demonstrates a meaningful enhancement over the existing site condition and aligns with the ecological objectives secured at outline stage. The Reserved Matters proposals therefore support biodiversity improvement and are consistent with Policies DMEI 7 and DMEI 10 of the Hillingdon Local Plan and relevant London Plan policies. 7.17 Overall, the landscaping strategy deliv ers the visual softening, ecological enhancement and urban greening anticipated at outline stage and is considered to comply with Policies DMHB 14, DMEI 1 and DMEI 7 of the Hillingdon Local Plan and Policies D3 and G5 of the London Plan. Sustainable waste management 7.18 The outline planning permission confirmed that bin storage would be provided at ground floor level and would be easily ac cessible for collection. The Officer’s report concluded that the proposed development accorded with part D) of Policy DMHB 11 of the Hillingdon Local Plan: Pa rt Two (2020) in this regard. This Reserved Matters application relates solely to landscaping and does not alter the approved refuse and recycling arrangements. Ecology 7.19 The outline decision confirmed that, subject to a condition securing an Ecological Enhancement Plan, the proposal would be acceptable in ecological terms. 7.20 This Reserved Matters application relate s solely to landscaping and provides detailed planting proposals that support and reinforce the ecological objectives secured at outline stage. The scheme includes native tree and hedgerow planting, semi -natural vegetation, wildflower meadow areas, deadwood habitat piles and provision for bat boxes, together with living green walls and biosolar roof coverage. These measures contribute to habitat diversification and strengthen the ecological connectivity of the River Crane corridor. 7.21 The landscaping proposals are consistent with the ecological enhancement approach anticipated at outline stage and do not give rise to additional ecological Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press harm. The Reserved Matters submission is therefore considered to accord with the NPPF (2024), Policy G6 of the London Plan (2021) and Policy DMEI 7 of the Hillingdon Local Plan: Part 2 (2020). Heritage 7.22 The application site is located approximately 60 metres to the south of the Cranford Park Conservation Area and forms part of a Nature Conservation Site of Metropolitan or Borough Grade I Importance associated with the River Crane corridor. 7.23 The principle, scale and massing of the approved hotel were assessed at outline stage, where it was concluded that the development would not result in harm to the significance or setting of the Con servation Area. This Reserved Matters application relates solely to landscaping and introduces no additional built form. The proposed soft landscaping, native planting and ecological enhancements would reinforce the green character of the riverside corridor and would not adversely affect the setting of the Cranford Park Conservation Area or the ecological value of the designated Nature Conservation Site. Impact on the Green Belt 7.24 The application site lies outside the designated Green Belt and the principle, scale and siting of the approved hotel were assessed at outline stage, where it was concluded that the development would not result in harm to the openness or purposes of the adjoining Green Belt. This Reserved Matters submission relates solely to landscaping and does not introduce additional built form. The proposed soft landscaping and riverside planting would provide a softened transition between the development and the adjoin ing green corridor and would not conflict with national or local Green Belt policy. Residential Amenity 7.25 The principle of the six-storey hotel building, including its siting, scale, height and relationship to neighbouring properties, was established at outline stage. Matters relating to massing, bulk, overshadowing and visual impact on adjoining sites are therefore not for reconsideration under this Reserved Matters application. 7.26 This submission relates solely to the detailed landscaping proposals. The introduction of additional tree planti ng, hedgerows, wildflower areas and living green walls would not give rise to any ma terial harm to neighbouring occupiers. The landscaping along the River Crane boundary and within the site would provide visual softening and screening rather than introduce any additional built form or enclosure. The upper-level terrace planting and li ving green walls are integrated within the approved building envelope and do not extend beyond the established parameters of the outline consent. These elements are not considered to result in overlooking, loss of privacy or increased sense of enclosure. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.27 Given the nature of the application and the scope of the reserved matter, it is concluded that the proposed landscaping would not adversely impact the amenity of neighbouring properties and is therefore compliant with Policy DMHB 11 of the Hillingdon Local Plan Quality of Accommodation 7.28 The Officer’s report at outline stage confirmed that there are no adopted planning standards relating to privacy or overl ooking between hotel guest bedrooms. The report further concluded that the approved building design would afford adequate daylight and sunlight to each hotel room, with openings provided to ensure suitable outlook for future occupants. 7.29 This Reserved Matters application relates solely to landscaping and does not alter the approved building footprint, fenestr ation, massing or internal layout. The proposals therefore do not affect the prev iously accepted position in respect of outlook, daylight or privacy. The inclusion of landscaped garden areas, terrace planting and living green walls enhances the visual environment associated with the hotel without giving rise to any adverse amenity impacts. 7.30 Accordingly, the quality of accommodation remains acceptable and consistent with the conclusions reached at outline stage. Highways and Parking 7.31 The principle of the hotel development, together with access arrangements, parking provision and servicing strategy, were established under outline planning permission ref. 35805/APP/2020/3289. The outline consent approved 61 car parking spaces, including Blue Badge and electric vehicle charging provision, together with cycle parking, motorcycle parking and coach parking. 7.32 This Reserved Matters application relates to landscaping and does not alter the approved access points, internal circulation routes or servicing arrangements. The submitted Landscape Masterplan confirms that the approved vehicular access strategy is retained. The development would provide 61 car parking spaces, including 16 spaces with active electric vehicle charging points and 8 disabled persons parking bays. Whilst the overall parking provision remains broadly consistent with the outline consent, the layout has been refined to increase the number of accessible parking bays, which is supported. Landscaping within parking and drop -off areas comprises tree planting, groundcover and soft boundary treatments, which serve to soften the visual appearance of hardstanding without impacting functionality or capacity. 7.33 The Highway Authority initially raised c oncerns regarding the layout of the cycle parking, the provision of electric vehicle charging infrastructure within accessible parking bays and the gradient of the route between the taxi drop -off and external courtyard. In response, revised plans have been submitted. These demonstrate that the cycle parking layout has been amended to improve accessibility and usability, providing increased clearance between stands and rows. An active Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press electric vehicle charging point has been incorporated within an accessible parking bay, ensuring compliance with Policy DM T 6 of the Hillingdon Local Plan. In addition, the route between the taxi drop -off and courtyard is now shown as a gently graded step -free access with a gradient of 1:15, which is considered acceptable in accessibility terms. 7.34 In light of the above revisions, the Highway Authority’s concerns are considered to have been satisfactorily addressed. The proposals would not prejudice highway safety or the efficient operation of the site. Accordingly, the development remains compliant with Policies DMT 1, DMT 2 and DMT 6 of the Hillingdon Local Plan and relevant London Plan transport policies, and no highway objections are raised in respect of this Reserved Matters submission. Noise 7.35 Noise impacts were fully assessed at outline stage having regard to Policies D13 and D14 of the London Plan (2021), Policy EM8 of the Hillingdon Local Plan: Part 1 (2012) and Policy DMHB 11 of the Hillingdon Local Plan: Part 2 (2020). The outline report confirmed that, as the dev elopment comprises a hotel rather than residential units, the primary noise consideration related to the protection of neighbouring dwellings from plant and operational noise. It was concluded that details of plant noise control could be secured by planning condition and that it was not necessary to secure additional conditions in respect of noise mitigation for hotel bedrooms. 7.36 This Reserved Matters application relates solely to landscaping and does not introduce additional plant, alter servicing arrangements or intensify the approved use. The proposed soft landscaping, tree planting and living green walls would not generate noise and would not prejudice compliance with the previously imposed plant noise condition. 7.37 Accordingly, the proposal remains cons istent with the conclusions reached at outline stage and is not considered to conf lict with Policies D13 and D14 of the London Plan, Policy EM8 of the Hillingdon Local Plan: Part 1 or Policy DMHB 11 of the Hillingdon Local Plan: Part 2. Air Quality 7.38 The site lies within the Hillingdon Air Quality Management Area and the A4 Corridor Air Quality Focus Area. The outline report acknowledged that the development would generate traffic and energy -related emissions and secured mitigation through a Section 106 financial contribution of £130,389 towards local air quality measures, together with conditions requiring a low emission strategy and control of emissions during demolition and construction. 7.39 This Reserved Matters application relates solely to landscaping and does not alter the approved use, quantum of development, access arrangements, parking provision or servicing strategy. As such , the level of traffic generation and associated emissions remain as previously assessed and mitigated. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.40 Furthermore, the proposed landscaping, including extensive tree planting, semi- natural vegetation, biosolar roof coverage and living green walls, has the potential to provide minor air quality benefits thr ough pollutant capture and environmental enhancement. 7.41 Accordingly, the Reserved Matters submission does not give rise to additional air quality concerns and remains consistent with the conclusions reached at outline stage and the relevant planning policy framework. Energy and Carbon Reduction 7.42 Energy and carbon reduction were assessed in detail at outline stage having regard to Policy DMEI 2 of the Hillingdon Local Plan: Part 2 (2020), Policy EM1 of the Hillingdon Local Plan: Part 1 (2012) and Policy SI 2 of the London Plan (2021). The submitted Energy Strategy demonstrated a 42% reduction in CO ₂ emissions through energy efficiency measures a nd renewable technologies including air source heat pumps and photovoltaic panels. In order to meet the net zero-carbon target, a carbon offset payment equivalent to 320 tonnes of CO₂ per year, equating to £912,000 over a 30 -year period, was secured via a Section 106 legal agreement. Conditions were also imposed to secure the detailed delivery of the energy saving measures. 7.43 This Reserved Matters application relates solely to landscaping and does not alter the approved building fabric, plant strategy, renewable energy provision or overall energy hierarchy approach. The proposed biosolar roof and extensive landscaping are compatible with, and su pportive of, the previously approved energy strategy. As such, the Reserved Matters submission does not give rise to any additional concerns in respect of carbon reduction or energy performance and remains consistent with Policies DMEI 2 and SI 2. Heat Risk Management 7.44 Heat risk and overheating were assessed at outline stage having regard to Policy SI 4 of the London Plan (2021). The submitted Energy Strategy confirmed that the development would follow the cooling hier archy, incorporating design measures to limit solar gain and internal heat build-up. Whilst mechanical cooling is proposed within hotel bedrooms and associated spaces, the glazing specification and G value of 0.4 ensure compliance with Part L requirements, and the calculated area- weighted cooling demand was confirmed to be below the Notional cooling demand. The outline assessment therefore concluded that the proposal accords with Policy SI 4 of the London Plan. 7.45 This Reserved Matters application relates solely to landscaping and does not alter the approved building envelope, glazing strategy, orientation, materials or energy strategy. The landscaping proposals, including semi -natural vegetation, biosolar roof coverage, terrace planting and li ving green walls, positively contribute to urban greening and have the potential to provide additional microclimatic benefits through shading and evaporative cooling. The Reserved Matters submission is Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press therefore consistent with the previously accepted heat risk strategy and raises no additional concerns in respect of overheating or urban heat island effects. Accessibility 7.46 Accessibility and inclusive design were fu lly assessed at outline stage having regard to Policies E10 and D5 of the London Plan (2021) and Policy DME 6 of the Hillingdon Local Plan: Part 2 (2020). The outline report confirmed that the proposed development would provide 25 accessible guest bedrooms, equating to 10.5% of the 237 bedrooms, thereby exceeding the 10% requirement for wheelchair -accessible hotel rooms. The accessible rooms were confirmed to be located along accessible routes and close to lifts, and compliance was secured by planning condition. 7.47 This Reserved Matters application relates to landscaping, which has implications for accessibility in terms of external routes, parking and level changes. Following consultation, clarification was sought in respect of the gradient of the route between the taxi drop -off and external courtyard, to gether with the provision of electric vehicle charging infrastructure within accessible parking bays. In response, revised plans have been submitted confirming that step- free access is provided throughout the site via gently graded routes with a gradient of 1:15, which is considered acceptable in accessibility term s. In addition, an active electric vehicle charging point has been incorporated within an accessible parking bay, ensuring compliance with relevant policy requirements. 7.48 Notwithstanding this, this Reserved Ma tters application relates solely to landscaping and does not alter the approved building layout, lift cores, bedroom distribution or internal circulation strategy. 7.49 Accordingly, the development remains compliant with Policies E10 and D5 of the London Plan and Policy DME 6 of the Hi llingdon Local Plan, and the Reserved Matters proposals raise no accessibility concerns. Security 7.50 Security and crime prevention were assess ed at outline stage having regard to Policy DMHB 15 of the Hill ingdon Local Plan: Part 2 (2020), which requires development to incorporate Secured by Design principles. The outline report concluded that, subject to a planning condition securing Secured by Design accreditation, the proposal would provide appropriate natural surveillance, defensible space, lighting and delineation between public and private areas. 7.51 This Reserved Matters application relates solely to landscaping and does not alter the approved building layout, entrance locations, access arrangements or overall site strategy. The submitted landscaping proposals retain clear sightlines to the main entrance and pedestrian routes and do not introduce excessive screening or enclosed areas that would undermine natural surveillance. Boundary treatments and planting along the River Crane corridor are designed to provide soft landscaping while maintaining site security. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.52 Accordingly, the Reserved Matters proposals do not conflict with the previously secured Secured by Design requirements and remain compliant with Policy DMHB 15 of the Hillingdon Local Plan. Flooding and Drainage 7.53 The site lies within Flood Zone 2 adjacent to the River Crane. The outline assessment accepted the submitted Flood Risk Assessment, which confirmed that finished floor levels would be set at least 300mm above the modelled 1 in 100 year flood event including climate change allowance. Conditions were imposed to secure further investigation and detailed surface water and groundwater mitigation measures. 7.54 This Reserved Matters application relates solely to landscaping and does not alter the approved building footprint, finished floor levels, access arrangements or overall drainage strategy. The submitted Landscape Masterplan integrates with the approved sustainable drainage approach and does not propose level changes that would increase flood risk or alter th e extent of flooding on the site. The landscaping proposals, including areas of soft planting and permeable treatment, are compatible with the previously secured flood mitigation measures. 7.55 Accordingly, the Reserved Matters submission does not give rise to additional flood risk concerns and remains consistent with the conclusions reached at outline stage and relevant planning policy. 8 Other Matters Planning Obligations The outline planning permission ref. 35805/APP/2020/3289 was subject to a Section 106 legal agreement securing obligations relating to employment and construction training, travel planning (i ncluding a £20,000 Travel Plan bond), highways improvements (including a £90,000 contribution and a Section 278 agreement), drainage infrastructure and watercourse maintenance, River Crane and Frog’s Ditch improvements (£50,000) , air quality mitigation (£130,389), carbon offset contributions (£912,000 over a 30-year period) and monitoring fees. This Reserved Matters application relates solely to landscaping and does not alter the nature, scale or impacts of the approved development. The previously secured Section 106 obligations therefore continue to apply to the development as approved at outline stage, and no additional planning obligations are required as part of this application. 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 Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Human Rights. In arriving at this recommendation, due regard has been given to the applicant's reasonable development rights and expectations which have been balanced and weighed against the wider community interests, as expressed through third party interests / the Devel opment Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 The Council adopted its own Community Infrastructure Levy (CIL) on 1st August 2014. The Hillingdon CIL charge for resi dential developments is £95 per square metre of additional floor space. This is in addition to the Mayoral CIL charge of £60 per square metre. CIL rates are in dex linked. The proposal involves the erection of new dwellings and is therefore CIL liable if planning permission is granted. Conclusion 9.5 The Reserved Matters submission relates solely to landscaping pursuant to outline planning permission ref. 35805/APP/2020/3289, with the principle, scale, layout and access of the development having been established at outline stage. The proposed landscaping delivers the visual softening and environmental enhancement anticipated within the out line assessment, reinforces the River Crane corridor, exceeds the London Plan Urban Greening Factor target and integrates appropriately with the approved built form. The scheme would preserve the setting of the nearby Cranford Park Conservation Area and would not result in harm to neighbouring amenity or the adj oining Green Belt. The proposal is therefore considered to comply with the relevant policies of the Development Plan and, in the absence of material considerations indicating otherwise, approval of the reserved matter of landscaping is recommended. 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 – 21st April 2026 PART 1 – Members, Public & Press AAPPENDICES Planning Application 35805/APP/2025/2756 Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 1 of 11 AAppendix 1: Recommended Conditions and Informatives Conditions 1. RES4 A Accordance with Approved Plans The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers PL1-050 1346-HED-SW-XX-DR-L-1001 P2 1346-HED-SW-XX-DR-L-1002 P5 1346-HED-SW-XX-DR-L-1005 P4 1346-HED-SW-XX-DR-L-1019 P2 1346-HED-SW-XX-DR-L-1030 P2 1346-HED-SW-XX-DR-L-1031 P1 1346-HED-SW-XX-UGF-L-001 P2 1346-HED-SW-XX-RP-L-9001 P1 (Landscaping Statement) and shall thereafter be retained/maintained for as long as the development remains in existence. REASON To ensure the development complies with the provisions of the Hillingdon Local Plan Part 1 (2012), Part 2 (2020) and the London Plan (2021). 2. NONSC U Urban Greening Factor (UGF) Compliance Prior to first occupation of the development, a final Urban Greening Factor (UGF) assessment shall be submitted to and approved in writing by the Local Planning Authority. The assessment shall demonstrate that the development achieves a minimum UGF score of 0.3 in accordance with London Plan Policy G5. The development shall be carried out and thereafter retained in accordance with the approved landscaping and UGF details. REASON To ensure compliance with London Plan Policy G5 and to secure appropriate urban greening. Informatives 1. I52 C Compulsory Informative (1) Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 2 of 11 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 2. I70 L LBH worked applicant in a positive & proactive (Granting) In dealing with the application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form of our statutory policies from Local Plan Part 1, Local Plan Part 2, Supplementary Planning Documents, Planning Briefs and other informal written guidance, as well as offering a full pre-application advice service, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. 3. The applicant is reminded of the requirement to comply with all conditions attached to outline planning permission ref. 35805/APP/2020/3289. In particular, this includes (but is not limited to) Condition 5 (Materials), Condition 6 (Landscape Scheme), Condition 7 (Tree Protection), Condition 9 (Contaminated Land), Condition 14 (Bird Hazard Management Plan), Conditions 16 and 17 (Lighting and Light Spill), Condition 19 (Flood Resistance and Resilience Measures), Condition 21 (Sustainable Water Management), Condition 29 (Energy), and Condition 35 (Ecological Enhancement). The level of detail submitted as part of this Reserved Matters application does not discharge these conditions unless expressly confirmed, and separate applications for approval of details pursuant to condition will be required where necessary. 4. The applicant is reminded that any submission made to discharge Condition 5 (Materials) must include full details of the external materials and their fire safety performance, particularly in respect of any cladding systems, to ensure compliance with relevant fire safety requirements. 5. The Environmental Permitting (England and Wales) Regulations 2016 require a permit or exemption to be obtained for any of the following activities: · erecting any temporary or permanent structure in, over or under a main river, such as a culvert, outfall, weir, dam, pipe crossing, erosion protection, scaffolding or bridge · altering, repairing or maintaining any temporary or permanent structure in, over or under a main river, where the work could affect the flow of water in the river or affect any drainage work Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 3 of 11 · building or altering any permanent or temporary structure designed to contain or divert flood waters from a main river · dredging, raising or removing any material from a main river, including when you are intending to improve flow in the river or use the materials removed · diverting or impounding the flow of water or changing the level of water in a main river · quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert · any activity within 8 metres of the bank of a main river, or 16 metres if it is a tidal main river · any activity within 8 metres of any flood defence structure or culvert on a main river, or 16 metres on a tidal river · any activity within 16 metres of a sea defence structure · activities carried out on the floodplain of a main river, more than 8 metres from the river bank, culvert or flood defence structure (or 16 metres if it is a tidal main river), if you do not have planning permission (you do not need permission to build agricultural hay stacks, straw stacks or manure clamps in these places) For further guidance please visit Flood risk activities: environmental permits - GOV.UK or contact our National Customer Contact Centre on 03708 506 506 (Monday to Friday, 8am to 6pm) or by emailing enquiries@environment-agency.gov.uk. The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity. 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. DMAV 1 Safe Operation of Airports DMCI 7 Planning Obligations and Community Infrastructure Levy DME 5 Hotels and Visitor Accommodation DME 6 Accessible Hotels and Visitor Accommodation DMEI 1 Living Walls and Roofs and Onsite Vegetation DMEI 10 Water Management, Efficiency and Quality DMEI 11 Protection of Ground Water Resources DMEI 12 Development of Land Affected by Contamination DMEI 14 Air Quality DMEI 2 Reducing Carbon Emissions DMEI 4 Development on the Green Belt or Metropolitan Open Land Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 4 of 11 DMEI 6 Development in Green Edge Locations DMEI 7 Biodiversity Protection and Enhancement DMEI 8 Waterside Development DMEI 9 Management of Flood Risk DMHB 10 High Buildings and Structures DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHB 15 Planning for Safer Places DMHB 4 Conservation Areas DMHB 7 Archaeological Priority Areas and archaeological Priority Zones DMT 1 Managing Transport Impacts DMT 2 Highways Impacts DMT 5 Pedestrians and Cyclists DMT 6 Vehicle Parking DMTC 1 Town Centre Development LPP D1 (2021) London's form, character and capacity for growth LPP D10 (2021) Basement development LPP D11 (2021) Safety, security and resilience to emergency LPP D12 (2021) Fire safety LPP D13 (2021) Agent of change LPP D14 (2021) Noise LPP D3 (2021) Optimising site capacity through the design-led approach LPP D4 (2021) Delivering good design LPP D5 (2021) Inclusive design LPP D8 (2021) Public realm LPP D9 (2021) Tall buildings LPP DF1 (2021) Delivery of the Plan and Planning Obligations LPP E10 (2021) Visitor infrastructure LPP E11 (2021) Skills and opportunities for all LPP G1 (2021) Green infrastructure LPP G2 (2021) London's Green Belt LPP G5 (2021) Urban greening LPP G6 (2021) Biodiversity and access to nature LPP HC1 (2021) Heritage conservation and growth LPP SD1 (2021) Opportunity Areas H Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 5 of 11 LPP SD7 (2021) Town centres: development principles and Development Plan Documents LPP SI1 (2021) Improving air quality LPP SI12 (2021) Flood risk management LPP SI13 (2021) Sustainable drainage LPP SI2 (2021) Minimising greenhouse gas emissions LPP SI3 (2021) Energy infrastructure LPP SI4 (2021) Managing heat risk LPP T1 (2021) Strategic approach to transport LPP T2 (2021) Healthy Streets LPP T4 (2021) Assessing and mitigating transport impacts LPP T5 (2021) Cycling LPP T6 (2021) Car parking LPP T6.4 (2021) Hotel and leisure use parking LPP T7 (2021) Deliveries, servicing and construction NPPF- 11 NPPF-11 2018 - Making effective use of land NPPF- 12 NPPF-12 2018 - Achieving well-designed places NPPF- 13 NPPF-13 2018 - Protecting Green Belt land NPPF- 14 NPPF-14 2018 - Meeting the challenge of climate change, flooding and coastal change NPPF- 15 NPPF-15 2018 - Conserving and enhancing the natural environment NPPF- 16 NPPF-16 2018 - Conserving & enhancing the historic environment NPPF- 2 NPPF-2 2018 - Achieving sustainable development NPPF- 4 NPPF-4 2018 - Decision-making NPPF- 6 NPPF-6 2018 - Building a strong, competitive economy NPPF- 9 NPPF-9 2018 - Promoting sustainable transport H Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 6 of 11 AAppendix 2: Relevant Planning History 35805/APP/2020/3289 1 & 1a Bath Road Heathrow Outline planning application for the demolition of existing buildings and erection of a six storey 237-bedroom hotel (Use Class C1) (landscaping reserved for subsequent approval). Decision: 19-05-2021 Approved Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 7 of 11 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.EM11 (2012) Sustainable Waste Management PT1.EM2 (2012) Green Belt, Metropolitan Open Land and Green Chains PT1.EM3 (2012) Blue Ribbon Network PT1.EM6 (2012) Flood Risk Management PT1.EM7 (2012) Biodiversity and Geological Conservation PT1.EM8 (2012) Land, Water, Air and Noise PT1.HE1 (2012) Heritage Part 2 Policies: DMAV 1 Safe Operation of Airports DMCI 7 Planning Obligations and Community Infrastructure Levy DME 5 Hotels and Visitor Accommodation DME 6 Accessible Hotels and Visitor Accommodation DMEI 1 Living Walls and Roofs and Onsite Vegetation DMEI 10 Water Management, Efficiency and Quality DMEI 11 Protection of Ground Water Resources DMEI 12 Development of Land Affected by Contamination DMEI 14 Air Quality DMEI 2 Reducing Carbon Emissions DMEI 4 Development on the Green Belt or Metropolitan Open Land Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 8 of 11 DMEI 6 Development in Green Edge Locations DMEI 7 Biodiversity Protection and Enhancement DMEI 8 Waterside Development DMEI 9 Management of Flood Risk DMHB 10 High Buildings and Structures DMHB 4 Conservation Areas DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping DMHB 15 Planning for Safer Places DMHB 7 Archaeological Priority Areas and archaeological Priority Zones DMT 1 Managing Transport Impacts DMT 2 Highways Impacts DMT 5 Pedestrians and Cyclists DMT 6 Vehicle Parking DMTC 1 Town Centre Development LPP D1 (2021) London's form, character and capacity for growth LPP D10 (2021) Basement development LPP D11 (2021) Safety, security and resilience to emergency LPP D12 (2021) Fire safety LPP D13 (2021) Agent of change LPP D14 (2021) Noise LPP D3 (2021) Optimising site capacity through the design-led approach LPP D4 (2021) Delivering good design LPP D5 (2021) Inclusive design H Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 9 of 11 LPP D8 (2021) Public realm LPP D9 (2021) Tall buildings LPP E10 (2021) Visitor infrastructure LPP E11 (2021) Skills and opportunities for all LPP G1 (2021) Green infrastructure LPP G2 (2021) London's Green Belt LPP G5 (2021) Urban greening LPP G6 (2021) Biodiversity and access to nature LPP HC1 (2021) Heritage conservation and growth LPP SD1 (2021) Opportunity Areas LPP SD7 (2021) Town centres: development principles and Development Plan Documents LPP SI1 (2021) Improving air quality LPP SI12 (2021) Flood risk management LPP SI13 (2021) Sustainable drainage LPP SI2 (2021) Minimising greenhouse gas emissions LPP SI3 (2021) Energy infrastructure LPP SI4 (2021) Managing heat risk LPP T1 (2021) Strategic approach to transport LPP T2 (2021) Healthy Streets LPP T4 (2021) Assessing and mitigating transport impacts LPP T5 (2021) Cycling LPP T6 (2021) Car parking LPP T6.4 (2021) Hotel and leisure use parking LPP T7 (2021) Deliveries, servicing and construction LPP DF1 (2021) Delivery of the Plan and Planning Obligations H Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 10 of 11 NPPF- 11 NPPF-11 2018 - Making effective use of land NPPF- 12 NPPF-12 2018 - Achieving well-designed places NPPF- 13 NPPF-13 2018 - Protecting Green Belt land NPPF- 14 NPPF-14 2018 - Meeting the challenge of climate change, flooding and coastal change NPPF- 15 NPPF-15 2018 - Conserving and enhancing the natural environment NPPF- 16 NPPF-16 2018 - Conserving & enhancing the historic environment NPPF- 2 NPPF-2 2018 - Achieving sustainable development NPPF- 4 NPPF-4 2018 - Decision-making NPPF- 6 NPPF-6 2018 - Building a strong, competitive economy NPPF- 9 NPPF-9 2018 - Promoting sustainable transport H Hillingdon Planning Committee - 8th April 2026 PART 1 - MEMBERS, PUBLIC & PRESS 11 of 11

Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Sally Robbins 12579/APP/2025/615 Date Application Valid: 22.07.2025 Statutory / Agreed Determination Deadline: 28.04.2026 Application Type: Full Ward: Harefield Applicant: West London Composting Ltd Site Address: Highview Farm, Newyears Green Lane, Harefield, UB9 6LX Proposal: Construction of a replacement Waste Transfer Station Building. 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 21st April 2026 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. Unilateral Undertaking / 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 Council secure, by way of a planning obligation pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended) (whether in the form of a Unilateral Undertaking or a bilateral legal agreement), the following: i. Energy Strategy Compliance: The development shall be carried out in accordance with the approved Energy Statement and shall achieve a minimum 35% reduction in regulated CO emissions beyond Building Regulations. ii. Post-Construction Energy Assessment: Prior to first occupation, a post-construction energy assessment shall be submitted to and approved by the Local Planning Authority, demonstrating the CO emissions reduction achieved. iii. Carbon Offset Contribution (Clawback): In the event that the completed development fails to achieve the required minimum 35% reduction, a carbon offset contribution shall be paid to the Council to address the shortfall. The contribution shall be calculated in accordance with the GLA carbon offset price, or any successor tariff, and paid prior to occupation. iv. Photovoltaic Installation: The approved photovoltaic array shall be installed and operational prior to occupation, unless otherwise agreed in writing by the Local Planning Authority. v. Monitoring Fee: costs of monitoring compliance with the energy obligations. B) That, in respect of the application for planning permission, the applicant Section 106 planning obligation (whether in the form of a Unilateral Undertaking or legal agreement) and any abortive work in the event that the obligation is not completed. Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press C) That officers be authorised to negotiate and agree the detailed terms of the proposed 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 Carbon Emissions 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 Summary 1.1 Planning permission is sought for the construction of a replacement w aste transfer station building at Highview Farm, Newyears Green Lane, Harefield. The proposal involves the demolition of the existing waste transfer station building and associated ancillary structures and the erection of a new purpose- built building to support the continued operation of the site as part of the wider waste management facility. 1.2 The site forms part of an established waste management complex that has been in lawful operation since the early 1990s and lies within the Metropolitan Green Belt. The proposed development would remain within the existing operational area of the site and would not expand the waste management use beyond the established developed area. 1.3 Whilst the replacement building would be larger than the existing structure, the site constitutes previously developed land, and the development would remain contained within the existing cluster of buildings and infrastructure. It is therefore considered that the proposal would not result in substantial harm to the openness of the Green Belt when compared with the existing baseline development on the site and would therefore fall within the exception set out in paragraph 154 g) of the National Planning Policy Framework. 1.4 The proposal would support the continued operation and optimisation of an existing waste management facility, in accordance with the adopted West London Waste Plan. The new building would allow waste handling activities to take place within an enclosed structure, improving operational efficiency and assisting in the control of potential environmental effects such as noise and dust. The proposed extension of operating hours would provide greater flexibility in Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press managing waste deliveries and processing, ensuring that waste can be handled in a timely and efficient manner. Notwithstanding this, the submitted technical assessments confirm that the extended hours would not give rise to unacceptable impacts in terms of noise or disturbance to nearby receptors. 1.5 The application has been assessed against all relevant planning considerations, including design, residential am enity, highways, ecology, drainage, air quality, noise and land contamination. Statutory consultees, including the Highway Authority, Environment Agency, Natural England and the Lead Local Flood Authority, raise no objection subject to appropriate planning conditions. 1.6 Taking all relevant matters into account and giving due regard to all representations received, it is considered that t he proposal complies with the Development Plan when read as a whole and no material considerations indicate that a contrary decision should be taken. The planning application is therefore recommended for approval, subject to the conditions set out in Appendix 1. 2 The Site and Locality 2.1 The application site is located on the north and south sides of Newyears Green Lane in Harefield and measures approximately 4.77 hectares in area. The site forms part of an established waste management complex operated by West London Composting Ltd. The site is split into two areas north and south of Newyears Green Lane. The northern site area comprises a composting maturation area, whilst the southern site area comprises the main processing operations, including a waste transfer station building. The subject of this application is the waste transfer station building located on the south side of Newyears Green Lane. 2.2 The site lies to the east of Harefield, within a rural area characterised by open agricultural land. The wider operational site extends to land on both the northern and southern sides of Newyears Green Lane, accommodating a range of buildings, plant, hardstanding, storage areas and associated infrastructure linked to waste handling. Vehicular access to the site is from Newyears Green Lane and the site contains a one- way vehicular circulation arrangement, with separate points of ingress and egress to / from Newyears Green Lane. The site therefore forms part of a large- scale operational waste management complex rather than an isolated building within open countryside. 2.3 In terms of its immediate surroundings, the site is bounded largely by open land to the south, east and west, with other commercial, industrial, storage and distribution land uses within the immediate vicinity. To the south of the site is a dense, mature tree belt. There is sparse residential development in the immediately surrounding area, which includes Nos. 1- 4 Newyears Green Lane located approximately 100m to the west and approximately 450m to the southwest. The nearest built-up residential area is Breakspear Road in Ruislip, which is approximately 0.6km to the east. Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press 2.4 The application site lies within the Metropolitan Green Belt and within an area identified in the West London Waste Plan as an existing waste management site. A number of ecological designations exist in the wider area, including Ruislip Woods Site of Special Scientific Interest, located approximately 450m to the north; however, the application site itself is not subject to any statutory ecological or other designations. 2.5 The site has been in lawful operation as a waste transfer and processing facility The proposed development relates specifically to the replacement of an existing waste transfer station building and ancillary structures within the wider waste facility site. Figure 1: Location Plan (application site edged in red). Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press Figure 2: Aerial view of application site Figure 3: View of existing building and water tanks Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press Figure 4: Wider view of existing building within site 3 Proposal 3.1 The application seeks planning permission for the construction of a replacement waste transfer station building, together with the demolition of existing ancillary structures. The proposed development would replace the existing waste transfer station building with a purpose- built structure to support the ongoing use of the site for waste transfer, bulking and associated activities. The application also proposes revised hours of operation, extending activity to between 07:00 and 18:00 hours on all days, including weekends and Bank Holidays. 3.2 The replacement building would comprise a steel portal frame with dark green profiled metal sheet cladding. The building would measure 60m in length, 25m in width with a maximum height of 11m and an eaves height of 9m. It would comprise a dual-pitched gable-end roof form. 3.3 The building would be used for the tipping, sorting, bulking and onward transfer of waste materials, with all primary waste handling activities taking place internally. The internal layout would comprise a series of flexible storage bays formed using moveable concrete block systems, allowing the operator to respond to different waste streams as required. Roller shutter doors would be provided on the northern elevation to facilitate vehicle access and circulation within the site. 3.4 The proposed facility would have an anticipated throughput of up to 50,000 tonnes per annum, comprising a mix of commercial, industrial, municipal and construction and demolition waste. Waste would be imported to the site by a Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press range of vehicle types and exported in bulk loads for onward recovery, recycling or disposal at suitably permitted facilities. Limited ancillary plant and equipment, such as loading shovels and material handling machinery, would be used primarily within the building. Figure 5: Proposed site plan Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press Figure 6: Proposed floor plan and elevations Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press 3.5 No new access points are proposed. The development would continue to utilise the existing vehicular access and one- way circulation arrangements from Newyears Green Lane, together with the established areas of hardstanding, drainage infrastructure and weighbridge facilities. No changes are proposed to the overall site access strategy. 3.6 The proposed development would not result in an expansion of the operational footprint of the waste management use beyond the existing developed area. The scheme is intended to rationalise and modernise the built form on the site, replacing a dilapidated structure with a contemporary building designed to improve operational efficiency while maintaining activities within the waste management facility. 4 Relevant Planning History 4.1 A list of the relevant planning history related to the application site can be found in Appendix 2. 4.2 The wider Highview Farm site has an extensive planning history relating to composting, recycling and waste management activities since the early 1990s and operates under a combination of planning permissions and certificates of lawful use which establish the lawful waste management use of the land. 4.3 An Established Use Certificate was granted by the Secretary of State on behalf Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press st October 1991 (LPA ref: 3W09/CD/T10/25/543; PINs ref: APP/D/90/R550/1). 4.4 A subsequent Certificate of Lawful Use was granted on 3 rd March 1993 (ref: 39755F/92/1492) confirming the continued lawful use of the land for the transfer of waste, including restrictions relating to the number of vehicle movements and the annual waste throughput at the site. 4.5 Planning permission was granted under application ref. 12579/M/99/2048 for the change of use of agricultural land to an organic composting facility on 23 rd September 2002. Subsequent permissions in 2006 and 2007 allowed further operational development associated with the composting operations, including the expansion of the composting site and the relocation of drainage infrastructure. These permissions established the sit e as a waste management facility serving the wider West London area. 4.6 More recently, planning permission ref. 12579/APP/2012/2366 (dated 17 th September 2015) granted consent for the continuation of existing recycling and composting operations on land to the north and south of Newyears Green Lane, together with associated conditions controlling matters such as waste throughput, vehicle movements and operational management. Further permissions have subsequently been granted relating to the operation and regulation of the facility, including retrospective consent for ancillary infrastructure and variations of planning conditions. 4.7 It should be noted that the wider site accommodates several distinct waste management activities operating under different planning permissions and certificates. The green waste composting and former in- vessel composting (IVC) operations, located on land to the north and south of Newyears Green Lane, are controlled through planning permissions which include a restriction limiting throughput to 75,000 tonnes per annum. The waste transfer station building that forms the subject of this application relates to a separate lawful waste transfer use established through the Established Use Certificate (1991) and subsequent Certificate of Lawful Use (1993). The waste transfer use therefore represents a distinct lawful activity within the wider waste management site a nd is not controlled by the throughput restrictions associated with the composting permissions. 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 11 neighbouring properties were consulted on 23 rd July 2025. The consultation period expired on 13 th August 2025. No comments were received from neighbouring residential properties; however a comment was received from a representative of the Colne Valley Park. Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press 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 Comments received from Colne Valley Park 1. Increased HGV movements associated with the consolidation of waste transfer operations. The submitted Transport Assessment confirms that the predicted vehicle movements would remain within the existing planning condition limits for the wider site. The Highway Authority raises no objection and considers the uplift negligible in highway and safety terms. This is discussed in paragraphs 7.58-7.59 of this report. 2. Operation of the facility across seven days a week. The proposed extended hours have been assessed in terms of noise and disturbance. A submitted Noise Assessment confirms that noise levels would remain low and would not result in adverse impacts. This is supported Officer and is discussed in paragraphs 7.47-7.50 of this report. 3. Sensitive Green Belt location and proximity to two SSSIs within approximately 500 metres. The proposal relates to previously developed land within an existing waste management site. Natural England has confirmed that the development would not result in likely significant effects on nearby SSSIs and raises no objection. This is Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press discussed in paragraphs 7.64-7.68 of this report. 4. Potential impacts on wildlife not considered to be adequately addressed in the submitted assessments. An Ecological Assessment has been submitted and reviewed. It concludes that the proposal would not result in significant adverse ecological impacts. No objections have been raised by statutory consultees. This is discussed in paragraphs 7.65-7.69of this report. 5. Recommendation that advice from Natural England be sought and adhered to. Natural England has been consulted and confirms no objection to the proposal. This is discussed in paragraph 7.68 of this report. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Highways Officer: No objection. The proposed development would continue to utilise the existing one- way vehicular access arrangement onto Newyears Green Lane. The submitted swept path analysis demonstrates that the site layout can safely accommodate the anticipated vehicle types. The increase in vehicle movements is considered negligible in highway terns, and capable of being accommodated within the local highway network without detriment to highway safety or traffic conditions. A five- year collision review indicates no abnormal accident pattern. The Highway Authority recommends conditions requiring a Delivery and Servicing Plan and a Construction Logistics Plan. The comments from the Highways Officer are noted and Conditions securing a Delivery and Servicing Plan and Construction Logistics Plan are recommended to be added to the decision notice. This is discussed at paragraphs 7.57 7.61 of this report. Environment Agency: No objection, subject to conditions. The site lies within a sensitive groundwater area (partly within Source Protection Zone 1), and conditions are required to control penetrative foundation methods and prevent infiltration-based SuDS, in order to protect controlled waters and groundwater resources. These comments are noted. The recommended conditions would be added, should permission be granted. This is Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press discussed in paraph 7.76-7.77 of this report. Urban Design Officer: Broadly acceptable and no further comment. Noted. Waste Officer: No objection. Noted. Planning Policy Team: The site is identified within the West London Waste Plan as an existing waste management site and the continued use of the land for waste purposes is acceptable in principle, subject to other planning considerations being satisfied. Clarification was requested regarding the lawfulness of the existing waste transfer building and whether it falls within the lawful site boundary. Initial observations suggested that the site may qualify as previously developed land and may not harm Green Belt openness; however, if the proposal were found to constitute inappropriate development in the Green Belt, the Policy Team notes that there is no identified unmet need for additional waste sites. Further comments noted that the wider site is proposed to be safeguarded for waste use under the emerging Draft West London Waste Plan (Site HI18), although the existing building appears to lie just outside the draft safeguarded boundary. These comments are noted . The lawfulness of the waste transfer building and its relationship to the wider site boundary has been clarified and is discussed in paragraphs 7.5-7.10 of this report. The site is also considered to meet the definition of previously developed land and the Green Belt assessment concludes that the proposal would not cause substantial harm to the openness of the Green Belt, which is discussed in paragraphs 7.31-7.35 of this report. Ministry of Defence: No objection. The proposed development would be considered to have no detrimental impact on the operation or capability of a defence site or asset. Noted. Natural England: No objection. Based on the plans submitted, Natural England considers that the proposed development will not have significant adverse impacts on statutorily protected nature conservation sites or landscapes. Noted. This is discussed in paragraph 7.68 of this report. Metis / LLFA (surface water drainage and flood risk): No objection. Given that the proposed development comprises a replacement building, on an area which is already impermeable and that it is reusing the Noted. This is discussed in paragraphs 7.91-7.92 of this report. Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press existing drainage network and not increasing the runoff rate, it does not require a full review. TFL (Railway Infrastructure): London Underground / DLR Infrastructure Protection has no comment to make on this planning application. Noted. Noise Officer: No objection. Given the nature and context of the proposed development noise and vibration are not considered to be a material planning issue. Noted. This is discussed in paragraphs 7.84-7.85 of this report. Contaminated Land Officer: No objection subject to an unexpected land contamination informative. The recommended informative note would be added to the decision notice, should permission be granted. This is discussed in paragraphs 7.87-7.89 of this report. West London Waste Authority: No objection, noting that the proposal would safeguard and optimise an existing waste management facility, improve operational efficiency and resilience, and contribute towards meeting increasing waste management demands across West London. Noted. Greater London Authority (GLA): The GLA raises no strategic objection and notes that the optimisation of an existing waste management site is supported in principle by London Plan Policy - sufficiency. Furthermore, the site is located within the Green Belt, however the proposal appears likely to fall within the exception at paragraph 154 g) of the NPPF as it involves redevelopment of previously developed land. Noted. 7 Planning Assessment Principle of Development 7.1 The application site is located within the Metropolitan Green Belt and forms part of an existing waste management facility that has been in operation since the Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press . The proposal seeks permission for the demolition of the existing waste transfer station building and ancillary structures, which include a lean- to shed and two water storage tanks, and the construction of a replacement waste transfer building. The principle of development will therefore be assessed having regard to Green Belt policy, together with the policy framework relating to the provision and safeguarding of waste management facilities, including the West London Waste Plan. Green Belt 7.2 The application site is located within the Green Belt wherein London Plan Policy G2 and Policies EM2 and DMEI 4 of the Hillingdon Local Plan seek to protect the Gren Belt from inappropriate development. These policies state that development in the Green Belt will not be permitted unless there are very special circumstances and redevelopment will be permitted only where the proposal would not have a greater impact on the openness of the Green Belt and the purposes of including land within it, than the existing development. Paragraph 154 of the NPPF states that development in the Green Belt is inappropriate unless one of a number of exceptions applies, including at paragraph 154 g). While regard is given to the Development Plan policies, the NPPF represents the most recent statement of national planning policy and therefore carries significant weight in the assessment of Green Belt openness. 7.3 Paragraph 154 g) of the NPPF states that the partial or complete redevelopment of previously developed land is not inappropriate, provided that it would not cause substantial harm to the openness of the Green Belt. Previously developed land is defined in Annex 2 of the NPPF as 'land which has been lawfully developed and is or was occupied by a permanent structure and any fixed surface infrastructure associated with it, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed).' It goes on to list a number of exclusions, for example agricultural or forestry buildings context of Annex 2 of the NPPF, the following must be established: - Whether the land has been lawfully developed - Whether the land is occupied by a permanent structure. 7.4 If the site constitutes previously developed land, it qualifies to be assessed under paragraph 154 g), i.e. whether its redevelopment would cause substantial harm to green belt openness. 7.5 In terms of whether the land has been lawfully developed, a n Established Use Certificate was granted by the Secretary of State on behalf of the Department of October 1991 (LPA ref: 3W09/CD/T10/25/543; PINs ref: APP/D/90/R550/1). A subsequent Certificate of Lawful Use was granted on 3 March 1993 for the continued use of land for the transfer of waste, specifying a maximum number of deliveries and waste input (ref: 39755F/92/1492). Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press 7.6 The 1993 Certificate of Lawful Use established operational limits for the waste transfer activity, specifying a maximum of 24 deliveries by motor vehicle per week and a cumulative waste input of 320 cubic metres per week. For clarity, refers to inbound vehicles only and does not include return movements. The certificate therefore establishes the lawful baseline for the waste transfer use at the site, which operates alongside other waste management activities within the wider Highview Farm facility. 7.7 In terms of whether the land is occupied by a permanent structure, neither of the above certificates expressly confirm the lawfulness of any individual building, however aerial evidence indicates that the existing waste transfer building has been present for well in excess of 10 years and is therefore considered lawful (see figure 7 below). Figure 7: Aerial imagery from 2010 (building indicated by the red dot). 7.8 It has also been queried whether the existing waste transfer s tation building falls within the lawful site boundary. Having reviewed the site boundaries on the plans associated with the above-referenced Established Use Certificate and subsequent Certificate of Lawful Use, it is confirmed that the waste transfer building does fall within the lawful site area (see figures 8 and 9 below). Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press 7.9 As detailed above, whilst the certificates refer to the use of the land rather than a specific building, aerial imagery indicates that the existing building has been present on site for approximately 25 years. Given this timescale, and the continuous operation of the site for waste transfer purposes, the building is also considered to be lawful either as part of the established use or by virtue of immunity through the passage of time. 7.10 On this basis, the site, including the existing building proposed for replacement, forms part of a long-established lawful waste management operation. Given the above evidence, it is considered that the land has been lawfully developed and is occupied by a permanent structure , thus meeting the definition of previously developed land as set out in the NPPF. The next consideration is whether its redevelopment would cause substantial harm to Green Belt openness. Figure 8: Site boundary for 1991 Established Use Certificate. Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press Figure 9: Site boundary for 1993 Certificate of Lawful Use. Impact on Openness 7.11 Paragraph 153 of the NPPF states that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt, including harm to its openness. Inappropriate development is, by definition, harmful to the Gree n Belt and should not be approved except in very special circumstances. Very special Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press circumstances will not exist unless the harm to the Green Belt, and any other harm, is clearly outweighed by other considerations. The below assessment will consider whether the proposed redevelopment would cause substantial harm to the openness of the Green Belt. 7.12 According to the NPPF, the fundamental aim of Green Belt policy is to prevent urban sprawl and safeguard the countryside from encroachment by keeping land permanently open. The essential characteristics of Green Belts are their openness and permanence. The concept of openness relates to the lack of development or built form - as distinct from the absence of visual impact. However, it has been well-established by case law that the openness of the Green Belt has a visual aspect as well as a spatial aspect. As such, the impact of a proposal on the openness of the Green Belt should be assessed taking into account both its spatial and visual impact. Spatial Impact 7.13 The proposed development involves the demolition of the existing waste t ransfer building, an ancillary mill shed and two water tanks. The existing waste t ransfer building measures approximately 8m to ridge height and 7m to the eaves, with a footprint of 660 square metres. In addition, there is a smaller ancillary mill shed to the north measuring approximately 7m to ridge height and 4.3m to the eaves, with footprint of 200 square metres, together with two water tanks measuring 4.6m in height, each with a footprint of 10 square metres. Taken together, the existing built development on the site therefore has a total footprint of 880 square metres. 7.14 The proposed replacement building would have a footprint of approximately 1,500 square metres, with a maximum height of 11m to the ridge and 9m to the eaves.This represents an increase in footprint of approximately 620 sq uare metres compared with the existing built form. The proposal would therefore represent an increase in both footprint and overall built form when compared with the existing buildings on the site. 7.15 While the proposal would increase the amount of built form on the site, the development would remain confined to the established developed area of the waste management facility and woul d not extend development into the surrounding open countryside. The proposal would also remove several ancillary structures, thereby reducing spatial clutter. Taking the above into account, it is considered that, by virtue of the increase in height and built form the proposal would have a greater impact on Green Belt openness . However, it is not considered that it would cause substantial spatial harm, given the context of the site within an existing industrial developed area. Visual Impact 7.16 As detailed above, the site forms part of an established waste management facility containing a range of buildings, hardstanding, plant and associated Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press infrastructure. As such, the site does not represent an undeveloped area of open countryside but rather a developed operational site within the Green Belt. 7.17 The proposed replacement building would be larger in scale than the existing structure; however, it would be located within the same developed area and would be seen against the backdrop of the wider waste management facility. The surrounding landscape contains a number of agricultural and operational structures associated with the existing waste management uses at High View Farm and Pylon Farm. 7.18 The building would be constructed using dark green profiled steel cladding, which would assist in reducing its visual prominence when viewed against the surrounding rural backdrop. There is a public footpath (footpath No. U39) running along the southwest boundary of the site, however there is an existing belt of dense, mature trees to the south of the site, separating and screening the site from the adjacent public footpath and the w ider open countryside. Visually, it is considered that the replacement buil ding would not cause substantial harm to the openness of the Green Belt. Conclusion on Openness 7.19 Taking the above into account, the proposal would result in an increase in built form compared with the existing development on the site and would therefore have a greater spatial impact on Green Belt openness. However, when considered against the existing baseline of development within this established waste management facility, the increase in built form would be limited and contained within the existing developed area. The proposal would not extend development into the surrounding open countryside and wo uld consolidate several existing structures into a single replacement building. 7.20 In visual terms, the site forms part of a wider operational complex containing buildings, storage containers, plant and areas of hardstanding. The replacement building would be seen in the context of this existing development and would benefit from screening provided by the mature tree belt to the south. Consequently, the development would not materially erode the visual openness of the Green Belt. 7.21 Having regard to both the spatial and visual dimensions of openness, it is considered that whilst the proposal would result in some localised increase in built form, it would not cause substantial harm to the openness of the Green Belt when compared with the existing development on the site. The proposal therefore falls within the exception set out in paragraph 154 g) of the NPPF. Grey Belt 7.22 provisions set out in paragraph 155 of the NPPF. Paragraph 155 states that commercial and other development in the Green Belt should not be regarded as inappropriate where it utilises grey belt land, would not fundamentally undermine Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press the purposes (taken together) of the remaining Green Belt, where there is a demonstrable unmet need for the development proposed, and where the site is in a sustainable location. 7.23 Grey belt land includes previously developed land and, as established above, the application site meets the definition of previously developed land under Annex 2 of the NPPF. The proposal would not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the wider plan area as it would not extend development beyond the established site boundary into the surrounding open countryside and the increase in built form would be localised. 7.24 There is a demonstrable unmet need for the development proposed as it relates to a waste management facility, identified within the emerging West London Waste Plan, that supports the ongoing provision of waste management to maintain capacity across West London. The site is in a sustainable location as it is well-connected to the surrounding highway network, and the Highway Authority confirms that the predicted increase in vehicle movements would be negligible and capable of being accommodated without harm to highway safety. 7.25 Taking these matters together, it is considered that the proposal would satisfy the tests set out in paragraph 155 of the NPPF and would therefore not constitute inappropriate development in the Green Belt under the grey belt provisions. Very Special Circumstances 7.26 Notwithstanding the above conclusion, t he applicant has advanced a case for very special circumstances (VSCs), in the event that the proposal is considered to be inappropriate. The submitted Planning Statement emphasises the long- established and lawful use of the site, together with the role of the site in contributing to waste management capacity needs within West London. It states that the proposal is also supported by regional waste planning policy, which seeks to safeguard and optimise existing waste management facilities in order to ensure sufficient capacity and net waste self-sufficiency. In addition, the Planning Statement considers that the continued operation of the site wo uld deliver wider environmental benefits by supporting movement up the waste hierarchy and reducing reliance on landfill. Weight is also attached to the economic and employment benefits associated with the ongoing operation of the facility. Taken together, these matters are advanced by the applicant as VSCs capable of outweighing any harm to the Green Belt. 7.27 The long-established and lawful use of the site, waste management capacity needs within West London, the wider environmental benefits associated with supporting movement up the waste hierarchy and the policy support for safeguarding and optimising existing waste management facilities are given significant weight. Limited weight is attributed to the economic and employment benefits of the continued operation of the site , given the anticipated limited extent of increased operations. Taking the above factors into account, it is nonetheless considered that any moderate spatial harm Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press arising from the increase in built form, and the resulting localised harm to the openness of the Green Belt, is clearly outweighed by the VSCs identified above. Conclusion on Green Belt 7.28 The site comprises previously developed land forming part of an existing waste management facility within the Green Belt. Whilst the proposal would increase the amount of built form compared with the existing baseline of development on the site, it would remain confined within the established developed area and would not extend development into the surrounding countryside. Having regard to the existing developed character of the wider site, the containment of the proposal within the developed area and the s creening provided by the mature tree belt, it is considered that the proposal would not result in substantial harm to the openness of the Green Belt. The development therefore falls within the exception set out in paragraph 154 g) of the NPPF and is not inappropriate development in the Green Belt. 7.29 It is also considered that the proposal would meet the grey belt provisions in paragraph 155 of the NPPF, given that the site comprises previously developed land, the development would not fundamentally undermine the purposes of the remaining Green Belt, there is a demonstrable unmet need for the type of development proposed and the site is in a sustainable location. 7.30 In the event that the proposal is not considered to fall within the exceptions set out in paragraphs 154 g) or 155, the applicant has advanced a case for VSCs, which taken together are considered to outweigh any moderate harm arising from the increase in built form. Accordingly, the proposal is considered acceptable in principle with respect to the Green Belt. Provision of Waste Management Facilities 7.31 The site is identified within the emerging Draft West London Waste Plan (Regulation 18, December 2025) as a site proposed to be safeguarded for waste management use (site ref. HI18) . While the emerging plan is a material consideration, it is currently at an early stage of preparation and has not yet been subject to examination. In accordance with paragraph 49 of the NPPF, only limited weight can therefore be afforded to its policies and site allocations at this stage. 7.32 Notwithstanding the above, the application site forms part of an established waste management facility th at has been in long- term lawful operation for the transfer and processing of waste since the 1990s. Policy SI 9 of the London Plan states that existing waste sites should be safeguarded and retained in waste management use. Policies SI 8 of the London Plan and EM11 of the Local Plan Part 1 seek to ensure that the waste management capacity of existing sites is optimised through intensification. 7.33 Furthermore, the current adopted West London Waste Plan (2015) forms part of the statutory Development Plan for the participating West London boroughs, Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press including Hillingdon. The Plan seeks to protect established waste management facilities and support their continued use, redevelopment or optimisation where appropriate, contributing towards the strategic objective of achieving net waste self-sufficiency. 7.34 The proposed development would not introduce a new use, nor would it expand the operational footprint of waste activities beyond the existing developed area. It seeks to replace an existing building with a modern, purpose- built facility intended to support the continued operation of the site as part of the wider waste management network.It is considered that the proposal would facilitate the more efficient operation of the waste transfer process and enable more efficient operation and optimisation of an existing waste management facility, consistent with the strategic policy objective of maximising the capacity and efficiency of existing waste management infrastructure. 7.35 Taking the above into account, it is considered that the proposal would support the continued operation and optimisation of an established waste management facility. The development would not introduce a new use or expand the operation beyond the site boundaries, rather it would provide upgraded facilities to an existing site. As such, the proposal is consistent with the strategic objectives of the London Plan, the West London Waste Plan and the Hillingdon Local Plan, which seek to safeguard existing waste sites and optimise existing waste management infrastructure. Accordingly, the proposal is considered acceptable in principle with respect to the provision and safeguarding of waste management facilities. Design / Impact on the Character and Appearance of the Area 7.36 Paragraph 135 of the NPPF, Policy D4 of the London Plan and Policy BE1 of the Hillingdon Local Plan Part 1 require development proposals to be of high- quality design and seek to ensure that new development delivers buildings and spaces that are sympathetic to local character and distinctiveness, including the surrounding built environment. Policy DMHB 11 of the Hillingdon Local Plan Part 2 seeks to ensure that new development harmonises with the surrounding area in terms of scale of development, considering the height, mass and bulk of adjacent structures. 7.37 The wider area is characterised by a mix of open agricultural land, tree belts and hedgerows, interspersed with established waste management and composting infrastructure associated with the immediately surrounding operational site. Built development in the vicinity is utilitarian in form, comprising industrial- scale buildings, plant, hardstanding and ancillary structures linked to waste management uses. There are numerous industrial-scale sheds on the adjoining sites that are of a steel-frame construction with dual-pitched roofs, finished predominantly in dark green cladding with roller shutter doors. There is limited residential development in the immediate vicinity, and the site is experienced as part of a functional industrial enclave within the Green Belt. Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press 7.38 The proposal involves the demolition and removal of the existing waste t ransfer station building, ancillary structures and water tanks. The existing waste transfer building measures 8m to ridge height and 7m to the eaves. Taken together with the ancillary structures of the lean-to shed and water tanks, the existing built development on the site has a total footprint of 880 square metres. 7.39 The proposed replacement building would have a maximum height of 11m to the ridge and 9m to the eaves. It would measure 60m in length and 25m in width, resulting in a total floorspace of 1,500sqm. This represents an increase in footprint of approximately 620 square metres compared with the existing built form. 7.40 Whilst the replacement building would be larger than the existing structure, it would be in the same position as the existing building and would remain within the cluster of existing buildings and ancillary structures. The adjoining sites are characterised by large-scale utilitarian buildings and infrastructure and it is therefore considered that the proposed scale and form of the building are appropriate to its functional use and surroundings. 7.41 The building would be of steel frame construction, with roller shutter access doors on the north-eastern elevation to facilitate a one- way in / out vehicular arrangement. The proposed external wall finishes would comprise dark green plastic-coated box profiled steel sheeting, with the roof finished in a grey finish of the same material. These materials are typical of modern industrial and waste management buildings and are considered functional, yet appropriate, in appearance. The use of dark green wall cladding would assist in reducing the prominence when viewed against the surrounding landscape and existing development. 7.42 Overall, whist the proposal would introduce a larger replacement structure, it is not considered that the increase in built form would be harmful to the character and appearance of the surrounding area, by virtue of the existing structures and utilitarian character of the site. Moreover, the proposed design of the building is felt to be an appropriate design response, and the material finish would help the building to assimilate into the surrounding countryside. Overall, t he scale, design and finish are considered to be acceptable and would not result in undue harm to the character or appearance of the area. 7.43 Accordingly, the proposal complies with Paragraph 135 of the NPPF, Policy D4 of the London Plan, and Policies BE1 and DMHB 11 of the Hillingdon Local Plan. Residential Amenity 7.44 Paragraph 135 f) of the NPPF and Policy D3 of the London Plan outline the importance of planning in securing good standards of amenity for existing and future occupiers of land and buildings. Policy DMHB 11 of the Hillingdon Local Plan Part 2 seeks to ensure that new development does not result in a detrimental impact upon adjacent properties and their amenity space in terms of outlook, privacy, noise and daylight / sunlight. Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press 7.45 The nearest residential properties to the application site are Highview Bungalow, located adjacent to the site access, Elm Tree Bungalow, and Pylon Farm, all situated along Newyears Green Lane. These properties are set at some distance from the proposed replacement building itself, with the nearest being Pylon Farm 80m to the north and Elm Tree Bungalow 130m to the northeast. 7.46 In terms of daylight/sunlight, outlook and privacy, the proposed replacement building would be located within the existing developed area of the site and at a significant distance from the nearest residential properties. Given the separation distances outlined above, the scale of the proposed building and the absence of fenestration (other than the proposed roller shutter doors), it is considered that the proposal would not result in an overbearing impact, loss of outlook, unacceptable overshadowing, or loss of privacy to nearby residential occupiers. 7.47 The proposed development seeks to extend the hours of operation beyond those currently associated with the wider site. Existing operations are restricted to 07:30-18:00 hours Monday to Friday, 07:30-13: 00 hours on Saturdays and no working on Sundays, Bank or Public Holidays. The proposed development would operate between 07:00-18:00 hours Monday to Friday and 07:00-18: 00 hours on Saturdays, Sundays, Bank and Public Holidays. 7.48 With respect to the extended hours of operation, it is noted that waste collection vehicles occasionally need to divert to alternative facilities when the site is closed, resulting in inefficiencies whereby waste must subsequently be re- collected and transported back to the site. Allowing greater flexibi lity in operating hours would enable the facility to accept waste in line with collection patterns, reducing unnecessary vehicle movements and improving the overall efficiency of the waste management network . This is supported by the response from the West London Waste Authority, which highlights that extended hours would reduce queuing, minimise vehicle idling and allow movements to be spread more evenly throughout the day. 7.49 In amenity terms, the site is located within a relatively isolated rural context with limited nearby residential receptors, the closest of which are situated approximately 80-130m from the application site. A Noise Assessment has been submitted which considers the impact of both the increased vehicle movements and the extended hours of operation. This concludes that noise levels, including during the extended hours, would remai n low and well within acceptable limits, with no adverse impact on neighbouring o has raised no objection. 7.50 Whilst it is acknowledged that the proposal would introduce operations on Sundays, Bank and Public Holidays, as well as earlier start times, the evidence demonstrates that the frequency of such operations would be limited and that associated noise levels would remain low. Furthermore, the primary waste handling activities would take place within an enclosed building, which would assist in mitigating noise breakout. When considered alongside the separation distances to nearby residential properties and the e stablished baseline use of Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press the site for waste management purposes, it is not considered that the extended hours of operation would give rise to unacceptable harm to residential amenity. 7.51 In terms of noise and disturbance from vehicle movements, it is noted that Elm Tree Bungalow is located adjacent to the site access, and that the proposal would result in an increase in vehicle movements associated with the optimised waste transfer operation. The Highway Authority has confirmed that the anticipated increase in traffic, equating to approximately 1- 2 additional vehicle movements per hour largely outside peak periods, would be negligible in highway terms. Having regard to the existing use of the site and its access, it is not considered that the increase in activity would cause significant harm in terms of noise and disturbance. Conditions would be imposed restricting the number of HGV movements and hours of operation, should permission be granted. 7.52 In relation to noise and disturbance from the increased level of waste handling activity, the proposed replacement building would be of a larger scale than the existing structure. However, this would enable the waste handling to take place fully within an enclosed environment, thereby assisting in the control of noise associated with waste handling operations. Moreover, given the significant separation distance, added to the fact that the site and existing building are already in use as a waste transfer station and that there would be no new noise- generating use, it is not considered that the pr oposal would give rise to a significant increase in noise and disturbance to surrounding residential properties. 7.53 In terms of other environmental health considerations, and separate from the above recommended conditions, waste handling operations are regulated through an Environmental Permit issued by the Environment Agency. This controls the types and quantities of waste accepted, operational methods, and measures to prevent noise, dust and odour nuisance, which further ensures the protection of nearby residential amenity. 7.54 On balance, subject to appropriate conditions controlling hours of operation and vehicle movements, it is considered that the proposal would not cause any significant harm to the residential amenity of surrounding residential properties and the proposal complies with paragraph 135 f) of the NPPF, Policy D3 of the London Plan and Policy DMHB 11 of the Hillingdon Local Plan Part 2 with respect to the impact on adjacent properties. Highways and Parking 7.55 Paragraphs 110 and 115 of the NPPF seek to ensure that development proposals provide safe and suitable access for all users and do not result in unacceptable impacts on highway safety or severe residual cumulative impacts on the road network. These objecti ves are reflected in Policies DMT 1 and DMT 2 of the Hillingdon Local Plan Part 2 and Policy T4 of the London Plan. 7.56 The application site is accessed from Newyears Green Lane, which connects to Harvil Road and Breakspear Road South, both classified roads within the Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press handling operation and benefits from a long-standing vehicular access arrangement. 7.57 The proposal would retain the existing one-way in / one-way out access / egress arrangement, utilising two vehicular access points onto Newy ears Green Lane. The submitted Highways Statement and swept path analysis demonstrate that the layout is suitable for all anticipated vehicle types, including articulated vehicles, allowing vehicles to enter and exit the site in forward gear. The Highway Authority has reviewed this information and raises no objection to the access arrangements or internal layout. The su bmitted drawings also demonstrate that appropriate visibility splays can be achieved at the site exit onto Newyears Green Lane, where a 30mph speed limit applies. 7.58 The proposed replacement waste transfer station would result in an increase in vehicle movements compared to the existing operation. It should be noted that the historic Certificate of Lawful Use expresses the lawful waste transfer activity in terms of weekly deliveries rather than daily vehicle movements. The transport assessment submitted with the current application assesses anticipa ted vehicle movements associated with the proposed replacement building on a daily basis and therefore the figures are not directly comparable. 7.59 The Highway Authority advises that the anticipated level of activity would equate to approximately 26 two-way vehicle movements per day, compared to around 8 movements at present. The Highway Authority also confirms that the types of vehicles visiting the site would remain consistent with the existing operation. When spread across the operational day, this represents approximately 1- 2 additional vehicle movements per hour, with most activity occurring outside peak traffic periods. The Highway Authority cons iders this uplift to be negligible in traffic generation terms and capable of being accommodated by the local highway network without material harm to traffic flow or highway safety. A five- year collision analysis for Newyears Green Lane and its junctions has also been reviewed by the Highway Authority. This identifies five recorded collisions over the period, all resulting in slight injury. The Highway Authority does not consider this to represent an unusually high accident rate and raises no concerns in relation to road safety. 7.60 The cumulative traffic impacts arising from the HS2 construction works in the locality have been noted. However, the Highway Authority considers HS2- related traffic to be temporary in nature and subject to separate legislative and regulatory controls. It is therefore not considered appropriate for the determination of this application to be influenced by the HS2 project. 7.61 A framework Delivery and Servicing Plan (DSP) and Construction Logistics Plan (CLP) have been submitted and are considered acceptable in principle. Given the sensitivities of the local road network, the Highway Authority recommends that detailed versions of these documents be secured by condition prior to commencement of development. Hillingdon Planning Committee 21st April 2026 PART 1 Members, Public & Press 7.62 In terms of parking, the proposed development does not require an increase in parking requirement. No on-site parking issues are identified, and the proposal is not expected to give rise to additional parking demand beyond the existing use of the site. 7.63 Overall, the Highway Authority concludes that the proposal would not discernibly exacerbate congestion or parking stress and would not raise any measurable highway safety concerns. Subject to appropriate conditions, the development is therefore considered acceptable in highway and transport terms and compliant with Policies DMT 1 and DMT 2 of the Hillingdon Local Plan Part 2, Policy T4 of the London Plan and the NPPF. Ecology 7.64 Policy DMEI7 of the Hillingdon Local Plan Part 2 requires development proposals on or near sites of ecological value to demonstrate that unacceptable impacts on biodiversity are avoided, and that any residual impacts are appropriately mitigated in accordance with the mitigation hierarchy. Policy G6 of the London Plan similarly requires biodiversity to be considered from the outset of the design process, with development expected to protect, enhance and, where possible, increase biodiversity value. 7.65 An Ecological Assessment has been submitted in support of the application. The assessment is based on a desk study and an Extended Phase 1 Habitat Survey. The application site comprises predominantly hardstanding and buildings associated with the existing composting and waste transfer operations, with a very limited area of bare ground. As such, the site itself is assessed as being of low ecological value. 7.66 The wider landscape includes areas of ecological interest, including a Site of Special Scientific Interest (SSSI) and non- statutory Sites of Importance for Nature Conservation (SINC), most notably Ruislip Woods SSSI and National Nature Reserve located approximately 420 metres to the north. However, the Ecological Assessment confirms

Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Part 2 – Application Report Case Officer: Sharan Singh 7881/APP/2025/2964 Date Application Valid: 26-11-25 Statutory / Agreed Determination Deadline: 23-04-26 Application Type: Householder Ward: Ruislip Applicant: Mr Tim Harris Site Address: 163 EASTCOTE ROAD, RUISLIP Proposal: Demolition and rebuild of the front porch., single- storey wrap around side and rear extension with amendments to the fenestration . Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 2 of the Planning Scheme of Delegation (Member call-in request) Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. 1 Executive Summary 1.1 This householder planning application proposes an extensions and alterations to number 163 Eastcote Road (‘The site’). It proposes the d emolition and rebuild of the front porch and a single storey wrap around side and rear extension with amendments to the fenestration . The matter is being determined by Committee due to a Member’s call-in. 1.2 Cumulatively, the proposed extension 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 dwelling, street scene or impact on the wider character in which the site is situated. It is noted that several properties within the section Eastcote Road have been altered with front porches or with extensions. The prevailing character along the street scene is quite varied and overall, the scheme is finished to a quality design, with matching materials and would not cause harm to the street scene. 1.3 The proposal would have an acceptable impact on neighbouring residential amenity. The garden areas and neighbouring windows would continue to receive sufficient daylight and sunlight. It would also not lead to a significant increase in overlooking over and above what would be expected from a domestic location. The extension to the rear would also not lead to a sense of enclosure or loss of outlook. Consequently, the proposal does not result in harm to neighbouring residential amenity that would warrant a reason for refusal. 1.4 It would not adversely affect highway safety, or cause harm in other respects. The Highways Officer has been consulted and raised no objections to the development with a similar number of car parking spaces retained. 1.5 Due regard has been given to the consul tee objection, however it is concluded that the proposal complies with the Development Plan and no material considerations indicate that a contrary decision should be taken. 1.6 The planning application is therefore recommended for approval subject to the conditions set out in Appendix 1. Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press 2 The Site and Locality 2.1 The application property is a semi-det ached dwelling, located on the middle of Eastcote Road (refer to figure 1 below) on the northern site of the highway. The application dwelling has a hipped to gable conversion with rear dormer extension within the rear roof. To the front there is a gable and square- bay front projection and off white roughcast render external facings. The dwelling has a front porch with pitch canopy to the of the front elevation. 2.2 The dwelling has a spaciously sized rear garden, which is enclosed by close- boarded fencing and small trees. The property has an existing single storey rear extension which projects approximately 1.7m in depth out from the main rear elevation. There is an existing outbuildin g positioned along the shared eastern boundary with No 165 Eastcote Road. 2.3 The application property benefits from off street parking accessed via a vehicular cross-over with parking for 2 vehicles. 2.4 The site lies between two, two-storey dwellings with Number 161 Eastcote Road located to the west (adjoining property ) and Number 165 Eastcote Road located to the east. Number 165 is set slightly behind the building line of the site. The streetscene of the immediate locality is residential in character and appearance and comprises a mixture of two storey semi-detached and detached dwellings with similar architectural styles and roofscap e. Several properties on the streetscene have garage additions and extensions to their side elevations. 2.5 The application site does not lie within a c onversation or within the setting of any listed buildings of note. It is however noted that the property does lie within Ruislip Motte and Bailey Archaeological Priority Area. Figure 1: Location Plan (application site edged red) Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press Figure 2: Aerial View of Application Property Figure 3: Street View Image of the Application Property The Site Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press 3 Proposal 3.1 The application proposes demolition and re build of the front porch, single-storey wrap around side and rear extension with amendments to the fenestration. 3.2 The proposed elements are as outlined: - Side extension: Approx. – 3m in height, 2.6 m in width and 11.7m in depth (including 4m to the rear) - Rear extension: approx. – 9m in width, 3m in height and 4m in depth. - Front porch: Approx. – 2.5m in width, 0.93m in depth and 3m in height. 3.3 The proposal would also demolition of the rear outbuilding to accommodate the side and rear extension. The roof of the porch would be finished with a hipped style form with a flat roof serving the side and rear extensions. Two lantern style roof lights would provide additional light to the rear extension serving the kitchen and dining area. The fenestration and materials would generally match th ose existing on the dwelling. Figure 4: Proposed Plans (please note – larger version of plan can be found in the Committee Plan Pack) 4 Relevant Planning History 4.1 A list of the planning history related to the property can be found in Appendix 2. 4.2 It should be noted that the scheme does planning history. A prior approval had previously been granted in 12-11-25 (7881/APP/2025/2499) for the erection of a Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press single storey rear extension, which would extend beyond the rear wall of the original house by 4 metres, for which the maximum height would be 3.80 metres, and for which the height of the eaves would be 3.00 metres. This scheme can be implemented as it stands. Another scheme was also approved 08-09 -25 (7881/APP/2025/1833) for the erection of a single storey side and rear extension, and front porch, following demolition of existing conservatory and front porch. This scheme can also be implemented. The key difference between this scheme and the currently proposed scheme is the additional depth of 0.4m to the side and rear extension. Figure 5: Proposed plans approved under (7881/APP/2025/1833) 5 Planning Policy 5.1 A list of planning policies relevant to the consideration of the application can be found in Appendix 3. 6 Consultations and Representations 6.1 Ten neighbouring properties and the Ruislip Residents Association were consulted on 1st December 2025. Consultation expired on 22 nd December 2025. One objection was received, as well as a call in from a local Ward Councillor. Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press 6.2 Following this the application was referred to committee. 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 been made available to Members. Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response 1 objection has been received. I. Harm to character and appearance of the area / will change the street scene Discussed at paragraphs 7.2-7.13 of this report. The proposed scheme respects the host dwelling and the character of the wider street scene. II. Potential for flooding and environmental damage Discussed at paragraphs 7.28-7.29 of this report. This can and will be conditioned III. Loss of light and view already experienced because of the roof height at Fairacres. Discussed at paragraphs 7.16-7.18 This property is not within close proximity to the site and hold no bearing on this application. IV. Concern about change of use – suspicion that the property may be intended to operate like a hotel for asylum seekers rather than a normal house. The size of the proposed building is considered much larger than a typical semi- detached house. The area has an Article 4 whereby HMO properties would require planning permission. Nonetheless the properties within this ward are larger and that is a key feature. Each application is determined on their own merits and cannot be determined on a foreshado wing basis. A local Ward Councillor has also requested i. The scale of the development is not in keeping with the existing street scene Discussed at paragraphs 7.4 to 7.13 Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press the scheme be called in. and is an overdevelopment of the current site 7 Planning Assessment Principle of Development 7.1 The proposal is for an extension to an ex isting residential dwelling. As such, the principle of development is supported by national, regional and local planning policies, subject to the considerations set out below. Impact on the Character and Appearance of the Area 7.2 Policy DMHB 11 of the Hillingdon Local Plan: Pa rt Two - Development Management Policies (January 2020) requires all development to be designed to the highest standards and incorporate principles of good design, either complementing or improving the character and appearance of the area. Policy DMHB 12 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020) seeks to protect and improve the public realm, including streets. 7.3 In addition to the above, policies D3 of the London Plan (2021), BE1 of the Hillingdon Local Plan Part 1 – Strategic Policies (2012), DMHD 1 of the Hillingdon Local Plan Part 2 – Development Management Policies (2020) are all directly relevant to the proposal. These policies can be read in full in the Committee Report Part 3 - Policy Appendix, and in summary, seek to secure a high quality of design that enhances and contributes to the area in terms of form, scale and materials, is appropriate to the identity and context of the townscape and would improve the quality of the public realm and respect local character. These aims are also supported by the NPPF at chapter 12. Site Context 7.4 The application site comprises a semi-detached dwelling located on the central side of Eastcote Road. The property is attached to 161 Eastcote Road along the western site boundary. 165 Eastcote Road is located along the eastern site boundary. To the north, the rear of the site backs onto the rear gardens of 13A, 14 and 15 Fairacres. 142, 144 (which are located over 20m away) and 150 Eastcote Road are located to the south, on the opposite side of the road. The site does not have any planning restrictions. 7.5 From the site inspection, it was quite evident that there was a variety of dwellings which have extended to different calibres within the immediate area. The proposed side and rear extension would not exceed ha lf the width of the original property and would not exceed the Council's recommended depth standard set out in Part B of Policy DMHD 1 of t he Hillingdon Local Plan: Part Two - Development Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press Management Policies (January 2020). The proposed extension would be set back a sufficient distance from the front building line and would be set in an appropriate distance from the shared site boundary. Impact on Immediate Local Character 7.6 The proposed scheme would be a modest and simple addition, similar to other examples in the area and would marry into the street scene and neighbouring properties well. 7.7 From the site survey of the prevailing loc al character, the extensions would not cause any significant visual impact to the street scene it would be situated on. The height would be modest at 3m would not be overbearing or overshadowing . The overall variety of architectural styles alo ng this section of the street ensures that the extension would not appear at odds with the prevailing character. 7.8 This is understood by the officers that the rear element exceeds policy DMHD1 by 0.4m with the rear projection measuring 4m rather than 3.6m. It must however be noted that the scheme would only exceed the neighbouring building line by 3.2m approx. and respects the building line and surroundings the scheme is acceptable. The proposed materials would match those of the host dwelling. All windows are front or south facing. The rear extension itself would be proportionate to both the existing dwelling and the garden it would be situated within. It is also noted that as part of the scheme, the outbuilding situated along the eastern boundary would be removed which would further open up the garden space. 7.9 The proposed side extension would have a depth of 11.7m and a width of 2.6m, with a height of 3m with a flat roof. This element is also set in from 0.1m to 0.3m from the boundary. Although this gap is infilled to the edge of the boundary to the rear of the side element, and the setting off the boundary allows for some breathing space between 163 Eastcote Road (Host property) and 165 Eastcote Road. Number 165 Eastcote also has a side garage element which would the closest to this proposed element and is also set behind the host dwelling. 7.10 The site sits between two established two-storey houses, and the scheme has been designed to complete the rhythm of the street while maintaining elements of the original dwelling’s character. The design retains the original building footprint and principal elevation alignment, ensuring that the proposed development continues to sit comfortably within the existing plot and streetscape. Importantly, the proposal preserves several features including the arrangement of window openings and a sympathetic roof profile. These elements ensure that, while the extension looks appropriate. 7.11 It must be noted that there is a variety of extensions added along this section of Eastcote Road with the attached property at No 161 having a part two story part single story side extension which already breaks the level of symmetry to the semi-detached properties as a pair. It is also worth noting that there is a fall-back planning permission (7881/APP/2025/1833) in place with the side extension and Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press porch already approved. The key change would be additional depth of 0.4m to the rear. The additional increase in depth over and above the previously approved scheme is not overly excessive to cause visual harm. The overall scale, depth and design would continue to appear subordinate to the dwelling and proportionate to the site curtilage. 7.12 The materials palette and architectural detailing are consistent with those of host dwelling and the neighbouring houses, reinforcing visual continuity and ensuring that the dwelling integrates harmoniously with the established suburban character. A condition would be attached to ensure that external materials are consistent with the character and appearance of the street scene on Eastcote Road. Overall, the proposal represents a proportionate and contextually appropriate enhancement to the existing dwelling, strengthening the consistency of the street scene without appearing overbearing or out of keeping. 7.13 Overall, it is considered that the proposed side and rear extension would appear as a subordinate addition to the application property and would not cause harm to the character and appearance of the application property or to the character and appearance o f the immediate street scene and surrounding area. It is therefore considered that the scheme would be acceptable and would not cause harm to the character and appearance of the application property or to the character and appearance of the surrounding area. The proposal thereby complies with Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (November 2012) and Policies DMHB 11, DMHB 12 and DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020). Residential Amenity 7.14 Policy DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that planning applications relating to alterations and extensions of dwellings will be required to ensure that: ii) a satisfactory relationship with adjacent dwellings is achieved; and v) there is no unacceptable loss of outlook to neighbouring occupiers. 7.15 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. Daylight Sunlight/ Privacy/Outlook and Sense of Enclosure 7.16 161 Eastcote Road is located to the West and is the adjoining property. The single storey side element would not impact the neighbourhood amenity of this neighbour. The rear element would surpass this neighbours rear window by 3.2m. The level of projection beyond this neighbouring property is considered acceptable and would not cause significant harm to t his adjoining neighbour. It would not impact the daylight and sunlight to impact the amount that any habitable rooms are not usable. The level of projection beyond this neighbour would not infringe Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press on their daylight to a negative level. This alongside the modest height of 3m is deemed acceptable and considerate. 7.17 The additional 0.4 metres in depth would not significantly increase the sense of enclosure, loss of outlook, or overshadowing beyond that which would result from a policy compliant extension. Although the proposal would project approximately 3.2 metres beyond the rear wall of the adjoining dwelling, the single-storey height and flat roof design reduce its overall bulk and visual impact. The extension remains subordinate to the main dwelling and maintains adequate separation from neighbouring windows. In des ign terms, the extension follows the existing building's proportions and materials, ensuring it integrates well with the host property. Given the limited scale of the exceedance, and in light of the absence of demonstrable harm to residential amenity, it is considered that the proposal accords with the overall aims 7.18 165 Eastcote Road is the neighbouring property to the east of the site and has a side garage element. The rear and side element would be approx. 2.5m from the nearest wall of this neighbour. The side extension would not cause significant harm to this neighbour in terms of daylight sunlight as the rear building line of this neighbour is set further into the garden. No 165 Eastcote Road is also set away significantly from the boundary. Given this distance there would be no overbearing or overdevelopment concerns on this neighbour. 7.19 As such, the impact on neighbouring pr ivacy would fall below the threshold of material harm. Dwellings to the front and rear (Fairacres) are situated approximately 21m from the site. This distance would be sufficient to ensure no undue loss of amenity to those neighbouring occupiers. Whilst to the rear the application site abuts the railway line. 7.20 Given the positioning of the development above the original footprint with no projecting above the single storey rear element, the development would not lead to any overbearing impact or sense of enclosure to either adjoining neighbouring property. Both ne ighbours would continue to receive unrestricted outlook towards their rear gardens. 7.21 For the reasons outlined above, it is co ncluded that the proposal would have an acceptable impact on neighbouring residential amenity in compliance with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020). Residential Amenity – Application Property 7.22 It is considered that all the proposed habitable rooms, and those altered by the proposed development, would maintain an adequate outlook and source of natural light, therefore complying with the requirements of Policy D6 of the London Plan (2021). 7.23 A sufficient amount of private amenity space would be retained post development to meet the standards set out in Table 5.3 (Private Outdoor Amenity Space Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press Standards) of the Hillingdon Local Plan Part 2: Development Management Policies (2020). The proposal, therefore, would not undermine the provision of external amenity space, in accordance with Policy DMHB 18 and Policy DMHD 1 of the Hillingdon Local Plan Part 2: Development Management Policies (2020). Highways and Parking 7.24 The overriding regional parking standard demands a maximum parking requirement in the order of up to 1 on-plot space for 3-bedroom + dwellings hence the existing provision already exceeds this parameter which formally negates the need for the imposition of any further on-plot parking provision. Also, given the scale and single tenure status of proposal, there are no specific concerns raised in regard to any generated vehicular activity which is likely to be imperceptible on the local network. 7.25 Given the scale and single tenure status of proposal, there are no specific concerns raised in regard to any generated vehicular activity which is likely to be imperceptible on the local network. In term s of refuse, refuse collection would continue to be undertaken from the immediate roadway. Although no specific bin storage provision is shown, it would be anticipated that refuse would be positioned on the property frontage on collection days thereby conforming to waste collection distance parameters. Trees and Landscaping 7.26 The proposal would maintain the existing use of the site frontage for parking provision. As such, the 25% soft landscaping stipulation in Policy DMHD 1 of the Hillingdon Local Plan Part 2 (2020) would not be appropriate to impose as a planning condition in this case. 7.27 No other significant issues are raised in respect of trees and / or landscaping. Flooding and Drainage 7.28 Concerns have been raised by neighbours regarding drainage infrastructure in light of the increase in the size of the dwelling. The application site, however, lies within Flood Zone 1 (Land having a less than 0.1% (1 in 1000) annual probability of flooding) and is also not located within a Critical Drainage Area. As such, there is no evidence to suggest that the proposed extension would give rise to an increased risk of flooding or drainage failure that would justify refusal on these grounds. 7.29 Matters relating to foul and surface water drainage are controlled by separate legislation. The development will be required to comply with Building Regulations, which include detailed requirements for the design, capacity and connection of drainage systems. These controls ensure that any necessary upgrades or safeguards are implemented as part of the construction process were planning permission to be granted. Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press Archaeological Issues 7.30 The site is located within the Ruislip Motte and Bailey Archaeological Priority Area, as identified on the Council’s Policies Map. This designation highlights the potential for archaeological remains to be present, however it does not preclude development.The proposed development comprises the demolition of an existing garage and the erection of a single-storey side and rear extension to an established residential property.The works are limited in scale and involve typical domestic construction methods with relatively shallow foundations. The application site has been subject to previous development and associated ground disturbance, which is likely to have reduced the potential for any intact archaeological deposits within the footprint of the proposed works. 7.31 The site falls outside Tier 1 of the Greater London Archaeology Advisory Service risk to archaeological model. Under this tier system, householder applications without basements are classed as very minor that would have negligible impact. Under their criteria, it means developments only rarely causing harm to heritage assets of archaeological interest and hardly ever causing significant harm. Having regard to the modest scale of the extension, the confined extent of ground excavation, and the previously developed nature of the site, it is considered that the proposal would not give rise to harm to any archaeological remains of significance. 7.32 The development is therefore consistent with the objectives of the London Plan Policy HC1 and the National Planning Policy Framework, which require a proportionate approach to the assessment of heritage assets, including those of archaeological interest.In this instance, it is not considered reasonable or necessary to require the submission of further archaeological information or the imposition of a planning condition requiring investigation, given the low likelihood of significant remains being affected Noise/Construction Management 7.33 Policy D14 of the London Plan requires that proposals minimise noise pollution and Policy EM8 of the Hillingdon Local Plan Part 1 promotes the maximum possible reduction in noise levels and seeks to ensure that noise impacts can be adequately controlled and mitigated 7.34 The application seeks a domestic exte nsion to an existing dwelling which would remain an exclusively residential capacity. A ny noise from the building is not expected to be over and above the noise levels expected from a dwelling house. Therefore, in terms of the operational phase of the proposed development (occupation of the dwelling), no significant issues ar e raised by the proposal in respect to noise. 7.35 Given the proposal and the built-up residential nature of the area, a Construction Management Plan would not be necessary. Hillingdon Planning Committee – 21 April 2026 PART 1 – Members, Public & Press 8 Other Matters Human Rights 8.1 The development has been assessed against the provisions of the Human Rights Act, and in particular Article 1 of the First Protocol and Article 8 of the Act itself. This Act gives further effect to the rights included in the European Convention on Human Rights. In arriving at this recommendation, due regard has been given to the applicant's reasonable development rights and expectations which have been balanced and weighed against the wider community interests, as expressed through third party interests / the Devel opment Plan and Central Government Guidance. Equality 8.2 Due consideration has been given to Section 149 of the Equality Act with regard to the Public Sector Equality Duty in the assessment of this planning application. No adverse equality impacts are considered to arise from the proposal. Local Finance Considerations and CIL 8.3 Not applicable. The proposed development is not CIL liable. 9 Conclusion / Planning Balance 9.1 The proposal is considered to comply with the Development Plan and no material considerations indicate that a contrary decision should be taken. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1. 10 Background Papers 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 7881/APP/2025/2964 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 Drawings Numbered: Proposed Plans 25/163ER/20 REV B REASON To ensure the development complies with the provisions of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). 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 ensure the development complies with the provisions of the Hillingdon Local Plan: Part 2 - Development Management Policies and the London Plan (2021). 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. REASON To prevent overlooking to adjoining properties in accordance with Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 5. HO7 N No roof gardens Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 6 Access to the flat roof over the extension hereby approved shall be for maintenance or emergency purposes only and the flat roof shall not be used as a roof garden, terrace, balcony, patio or similar amenity area. REASON To prevent overlooking to adjoining properties in accordance with policy policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020). 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. I15 C Control of Environmental Nuisance from Construction Work Nuisance from demolition and construction works is subject to control under The Control of Pollution Act 1974, the Clean Air Acts and other related legislation. In particular, you should ensure that the following are complied with:- A. Demolition and construction works which are audible at the site boundary shall only be carried out between the hours of 08.00 and 18.00 hours Monday to Friday and between the hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out on Sundays, Bank or Public Holidays. B. All noise generated during such works shall be controlled in compliance with British Standard Code of Practice BS 5228:2009. C. Dust emissions shall be controlled in compliance with the Mayor of London's Best Practice Guidance' The Control of dust and emissions from construction and demolition. D. No bonfires that create dark smoke or nuisance to local residents. You are advised to consult the Council's Environmental Protection Unit (www.hillingdon.gov.uk/noise Tel. 01895 250155) or to seek prior approval under Section 61 of the Control of Pollution Act if you anticipate any difficulty in carrying out construction other than within the normal working hours set out in (A) above, and by means that would minimise disturbance to adjoining premises. 3. I52 C Compulsory Informative (1) The decision to GRANT planning permission has been taken having regard to all relevant Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 6 planning legislation, regulations, guidance, circulars and Council policies, including The Human Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to act incompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8 (right to respect for private and family life); Article 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). I53 C Compulsory Informative (2) The decision to GRANT planning permission has been taken having regard to the policies and proposals in the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020) set out below, including Supplementary Planning Guidance, and to all relevant material considerations, including The London Plan - The Spatial Development Strategy for London consolidated with alterations since 2011 (2016) and national guidance. DMHB 11 Design of New Development DMHB 12 Streets and Public Realm DMHB 18 Private Outdoor Amenity Space DMHD 1 Alterations and Extensions to Residential Dwellings DMT 6 Vehicle Parking LPP D4 (2021) Delivering good design LPP D6 (2021) Housing quality and standards NPPF12 -24 NPPF12 2024 - Achieving well-designed places NPPF4 -24 NPPF4 2024 - Decision making Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 6 AAppendix 2: Relevant Planning History 7881/APP/2024/3277 163 Eastcote Road Ruislip Conversion of roof space to habitable use to include a rear dormer with juliette balcony, 2 front roof lights and conversion of roof from hip to gable end with new gable end window (Application for a Certificate of Lawful Development for a Proposed Development) Decision: 24-01-2025 Approved 7881/APP/2025/1833 163 Eastcote Road Ruislip Erection of a single storey side and rear extension, and front porch, following demolition of existing conservatory and front porch. Decision: 08-09-2025 Approved 7881/APP/2025/2466 163 Eastcote Road Ruislip EHA NFA - Erection of single storey rear, and part rear part side extension. Rear extension extend beyond 4m of the original house, Side extension will extend beyond 2.9m from the right wall of the original house. For which the height of all extensions eaves would be 3.00m to 3.17m, and maximum height would be 3.8m. Decision: 08-10-2025 No Further Action(P) 7881/APP/2025/2499 163 Eastcote Road Ruislip Erection of a single storey rear extension, which would extend beyond the rear wall of the original house by 4 metres, for which the maximum height would be 3.80 metres, and for which the height of the eaves would be 3.00 metres Decision: 12-11-2025 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 18 Private Outdoor Amenity Space DMHD 1 Alterations and Extensions to Residential Dwellings DMT 6 Vehicle Parking LPP D4 (2021) Delivering good design LPP D6 (2021) Housing quality and standards NPPF12 -24 NPPF12 2024 - Achieving well-designed places NPPF4 -24 NPPF4 2024 - Decision making Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 6

Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Report of the Head of Development Management and Building Control Committee Report Case Officer: Analese Haynes 43892/APP/2026/52 Date Application Valid: 12-01-2026. Statutory / Agreed Determination Deadline: 24-04-2026 Application Type: Householder Ward: Hillingdon East Applicant: Mr Garry Bates Site Address: 9 Pastures Mead Proposal: Erection of single storey rear extension, and conversion of detached garage to a habitable use to use as a gym with WC Summary of Recommendation: GRANT planning permission subject to conditions Reason Reported to Committee: Required under Part 2 of the Planning Scheme of Delegation (Member call-in request) Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Summary of Recommendation: GRANT planning permission subject to the conditions set out in Appendix 1. 1 Executive Summary 1.1 The application seeks planning permission for the erection of a single storey rear extension and the conversion of detached garage to a habitable use to use as a gym with WC. 1.2 The application has been called into committee by Councillor Bridges for the following reasons: • Overbearing impact and loss of light due to the height and proximity of the proposed rear extension. • Implications for protected trees (including TPO designated oak). • Concerns around garage conversion to habitable use and the precedent this may set. • Inaccuracies identified within the submitted drawings. • Potential impacts on parking, amenity space and the established character of this densely built close. 1.3 The main issues which shall be addressed within this committee report relate to the impact on neighbouring properties in terms of loss of light, overshadowing and the degree to which the scale of the extension would appear overbearing, as well as the impact on the design and impact on the character of the surrounding area, parking impact and trees. 1.4 The committee report seeks to provide a comprehensive assessment of the householder application and supporting documentation. All material planning considerations have been considered. 1.5 It is recommended that planning permission is granted subject to conditions (Appendix 1) by virtue that the development would not have a significant impact on the amenities of neighbouring properties, nor would it harm the character and appearance of the existing property and surrounding area. It also would not have a harmful impact on the highway network. 2 The Site and Locality 2.1 The application site comprises a two-storey detached property located within the cul-de-sac of Pastures Mead, Hillingdon. The property is linked to No.11 Pastures Mead by an attached garage structure. 2.2 The surrounding area is predominantly residential in character comprising similar two storey linked detached properties, many of which have benefited from extensions. The application site lies within an area protected by Tree Preservation Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Order, with one large Oak tree located directly outside of the property. The site has a PTAL ranking of 2. The site is not located within a Conservation Area, nor within the setting of a Conservation Area. Figure 1: Location Plan (application site edged red) Figure 2: View of the front of the Application Property Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 3: Photograph of Garage subject of the planning application located on the left side. The neighbouring garage (right side) is currently being converted in line with an existing planning permission. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 4: Photograph of Rear Elevation of Property and Relationship to 7 Pastures Mead on Right Side of Image Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 5: Photograph of Rear Elevation of Property and Relationship to 11 Pastures Mead on Left Side of Image Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 3 Proposal 3.1 Planning permission is sought for the erectionof single storey rear extension, and conversion of detached garage to a habitable use to use as a gym with WC. 3.2 During the process of the application, revised drawings were submitted to include two existing sheds onto the existing block plan which did not trigger a second period of consultation because no changes were made to the proposed plans. Figure 6: Proposed Block Plan Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 7: Proposed Ground Floor Plan Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 8: Proposed Elevations Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Figure 9: Existing Elevations Hillingdon Planning Committee – 21st April 2026 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 Seven neighbouring properties and Pastures Mead Resident Association were consulted on the application by letter dated 20/01/26. 6.2 Internal consultations were sent to the Highway’s Authority and a summary of the comments received are noted below in Table 2. 6.3 Representations received in response to public consultation are summarised in Table 1 (below). Consultee responses received are summarised in Table 2 (below). Full copies of the responses have also separately been made available to Members. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press Table 1: Summary of Representations Received Representations Summary of Issues Raised Planning Officer Response 3 letters of objections from neighbouring properties, non- neighbouring properties and 1 objection for a Cllr have been received. I. Overbearing impact and loss of light to neighbouring property creating a cumulatively enclosed feeling when paired with the neighbouring block of flats. This is discussed at sections 7.8 to 7.13 of this report. II. Concerns regarding the impact of the garage conversion were raised stating that there is no existing precedent for garages being converted into habitable space therefore the proposal would appear out of keeping with the wider area. There were also concerns regarding the impact of the garage conversion on the root protection zone of a protected Oak tree. This is discussed at sections 7. 8 to 7.13 of this report. III. Additional parking stress exacerbated by the loss of a parking space Comments from the Highway’s Authority state that the loss of garage space would be unlikely to add to parking stress given that two parking spaces will be retained on the front forecourt. IV. Plans do not show existing outbuildings, protected trees, and shared access drives. The applicants block plan has been updated to include the existing outbuildings and protected trees. V. Rear extensions have been refused at neighbouring properties While noted, an adequate amount of rear amenity space has been retained in Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press to maintain adequate amenity space and living conditions accordance with Table 5.3: Private Outdoor Amenity Space Standards . This matter is further addressed in the relevant section of the report below. Table 2: Summary of Consultee Responses Consultee and Summary of Comments Planning Officer Response Highways Authority Statistically speaking domestic garages are generally not used for housing a vehicle coupled with the fact that on -plot parking is to remain on the frontage area there are no envisaged highway related implications or demands imposed on this application. The comments are noted . 7 Planning Assessment Design 7.1 The proposed development involves the erection of a single storey rear extension which measures approximately 3.5 metres in depth. It would be characterised by a mono-pitched roof with a maximum height of 3.55 metres which tapers to an eaves height of 2.55 metres at the lowest point. 7.2 It is considered that the extension would be a modest, subordinate addition to the property, the design of which relates appropriately to the host dwelling in terms of its appearance and would be constructed from matching materials. The extension would be located to the rear of the property and therefore would not be visible in public views. 7.3 The proposed rear extension would be modest in scale and would comply with the maximum permitted dimensions set out under Policy DMHD 1, which states that single storey rear extensions to detached houses with a plot width of 5 metres or more should not exceed 4.0 metres in depth. 7.4 Within the context of the area single storey extensions have previously been approved at numbers 1, 20 and 22 Pastures Mead. Consequently, there is some precedent for small rear and side extens ions within the area where retention of adequate garden space is retained. 7.5 The rear extension would not impact visually on the street scene due to its location to the rear of the property. In addition, the extension would appear subordinate in scale to the host dwelling given the modest depth and eaves height. Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.6 Whilst Permitted Development rights have been removed from the properties on Pastures Mead, this would not preclude development that would otherwise be compliant with the policies in the local plan which are duly addressed in this report. 7.7 The proposal includes the conversion of an existing attached garage to a habitable use which would involve replacing the garage door with a window and reconfiguring the internal layout to include a W/C. 7.8 It is considered that the proposed garage conversion and changes to the front elevation which would involve infilling the area covered by the door opening with a brickwork finish to match the existing garage, as well as the insertion of two front facing windows relate appropriately to the application property, the character and appearance of the immediate street scene. 7.9 It is noted that the neighbouring property (Number 11 Pastures Mead) has received recent planning approval (58721/APP/2025/2458 decision dated October 2025) to convert the other half of the atta ched garage to a habitable space, thus there is some precedent for minor alterations of this nature in Pastures Mead. 7.10 Having regard to the above it is considered that the proposed extension and conversion of the garage would relate appropriatel y in design terms to the host dwelling and the street scene in Pastures Mead. Therefore, the proposed development would comply with Policies DMHD 1 and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) ; and Policies D4 and D6 of the London Plan 2021. Residential Amenity 7.11 Number 11 Pastures Mead is located to the west and is set forward of the site within its respective plot by approximately 4.3 metres. The proposed rear extension would be set away from the boundary with No.11 by approximately 3.7 metres allowing reasonable separation distance. The attached garages along the shared boundary also restrict views of the extension from the rear of No.11. Given the siting of both properties within their re spective plot, it is considered that the proposed rear extension would have minimal impact on the residential amenity of the occupiers of number 11 Pastures Mead in terms of light and outlook. Figure 9: Photograph showing the space be tween the side of the property and No.11 Pastures Mead Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 7.12 Number 7 Pastures Mead is located to the east of the site, and benefits from a generously sized south facing detached rear garden. No.7 is set forward from number 9 by approximately 5.2 metres therefore the proposed rear extension would result in a projection of 4.9 metres beyond the rear of the gla zed conservatory at No.7 Pastures mead. Whist the occupiers of No.7 would experience some loss of light to the conservatory accounting for the position of the dwelling and depth of the extension and south facing aspect of the conservatory the adjoining conservatory would still receive sunlight throughout a large proportion of the day. T he majority of the south facing garden would continue to receive adequate sunlight throughout the day. The proposed rear extension would be set away from the boundary with numb er 7 by approximately 1.15 metres further reducing loss of light and outlook for the occupiers of number 7. Accounting for the limited depth of the extension, the aspect of the property and its relationship Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press to No.7 it is considered that the extension would not have a significantly adverse impact on the amenity of this property. Figure 10: Photograph showing current relationship between the application property and No.7 Pastures Mead 7.13 Given that the proposed rear extension would be single storey and would not have any side facing windows, the proposal would not result in a loss of privacy for future occupiers. 7.14 The proposed garage conversion would have no impact on the neighbouring properties in terms of light and outlook as the proposals do not extending the Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press garage. In terms of privacy the propos ed front windows in the garage provide similar views to that within the host dwelling at ground floor level and would therefore not give rise to privacy issues given their siting and position in relation to the neighbouring dwellings. 7.15 Overall, the proposed development would not impact detrimentally on the amenity of neighbouring properties and would comply with Policies DM HD 1 and DMHB 11 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). Quality of Residential Accommodation (Internal and External) Internal 7.16 It is considered that all the proposed habitable rooms, and those altered by the proposed development, would maintain adequate outlook and natural light, therefore complying with the requirements of Policy D6 of the London Plan (2021). External 7.17 Table 5.3 of Policy DMHB 18 requires 2 - 3-bedroom properties to have a minimum of 60 sqm of private, well located external amenity space. Over 120sqm of private rear garden space would be retained po st permission which accords with this standard. Highways and Parking 7.18 Policy DMT 6 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020) states that development proposals must comply with the parking standards outlined in Appendix C Table 1 to facilitate sustainable development and address issues relating to congestion and amenity 7.19 The proposed development would involve the conversion of an existing garage structure to a habitable space. Appendix C of the Local Plan Part 2 (2020) requires garages to measure 3m x 6m internally. The existing garage has internal dimensions of approximately 2.52m x 5.24m and would be classed as being of an insufficient size to house a modern vehicl e. As such, the development would not technically result in the loss of a parking space where applying these standards. The front of the property is laid to har dstanding and has two dropped kerbs to facilitate off street parking for at least 2 vehicles. The proposed works would not result in an increased demand in parking or result in additional parking stress or otherwise impact negatively on highway safety and would comply with Policy DMT 6 of the Local Plan Part 2 (2020); and Policy T6.1 of the London Plan. Trees and Landscaping 7.20 The application site is located within an area covered by a Tree protection order and has a large oak tree located outside of the host dwelling within an area of soft landscaping. The applicant has confirmed that the tree will remain intact and that Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press no excavation works will be carried out at the front of the property to facilitate the conversion of the garage that would impact the protected oak tree. As such, the proposed development would comply with Policy DMHB 14 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020). 7.21 A condition is recommended to ensure the existing trees and hedges that are shown to be retained on the proposed plans are not felled or removed as these are considered to make a positive contribution to the site. A further condition is attached to ensure that the tree is protected during construction works. Drainage 7.22 The proposed development site is not located in Flood Zones 2 or 3. Nor is it located within a critical drainage area, or an area known for surface water flooding. As such, no additional information is 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 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 (below). 10 Background Papers Hillingdon Planning Committee – 21st April 2026 PART 1 – Members, Public & Press 10.1 Relevant published policies and documents taken into account in respect of this application are set out in the report. Documents associated with the application (except exempt or confidential information) are available on the Council's website here, by entering the planning application number at the top of this report and using the search facility. Planning applications are also available to inspect electronically at the Civic Centre, High Street, Uxbridge, UB8 1UW upon appointment, by contacting Planning Services at planning@hillingdon.gov.uk. AAPPENDICES Planning Application 43892/APP/2026/52 Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 1 of 7 AAppendix 1: Recommended Conditions and Informatives Conditions 1. HO1 T Time Limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON To comply with Section 91 of the Town and Country Planning Act 1990. 2. HO2 A Accordance with approved plans The development hereby permitted shall not be carried out except in complete accordance with the details shown on Drawing Refs: Location Plan 01 02 03 04 05 Rev B and shall thereafter be retained/maintained for as long as the development remains in existence. REASON To ensure the development complies with the provisions of the Hillingdon Local Plan: Part One - Strategic Policies (November 2012) and the Hillingdon Local Plan: Part Two - Development Management Policies (January 2020), and the London Plan (March 2021). 3. HO4 M Materials The materials to be used in the construction of the external surfaces of the development hereby permitted shall be in accordance with those shown on the approved plans 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. HO9 T Tree Protection Prior to the commencement of any site clearance or construction work, detailed drawings Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 2 of 7 showing the position and type of fencing to protect the entire root areas/crown spread of trees, hedges and other vegetation to be retained shall be submitted to the Local Planning Authority for approval. No site clearance works or development shall be commenced until these drawings have been approved and the fencing has been erected in accordance with the details approved. Unless otherwise agreed in writing by the Local Planning Authority such fencing should be a minimum height of 1.5 metres. The fencing shall be retained in position until development is completed. The area within the approved protective fencing shall remain undisturbed during the course of the works and in particular in these areas: 1. There shall be no changes in ground levels; 2. No materials or plant shall be stored; 3. No buildings or temporary buildings shall be erected or stationed. 4. No materials or waste shall be burnt; and. 5. No drain runs or other trenches shall be dug or otherwise created, without the prior written consent of the Local Planning Authority. REASON To ensure that the proposed development will preserve and enhance the visual amenities of the locality and provide adequate facilities in compliance with policies DMHB 11 and DMHB 14 of the Hillingdon Local Plan Part 2 (2020) and Policies G5, G6 and G7 of the London Plan (2021). I Informatives 1. I47 D Damage to Verge - For Council Roads: The Council will recover from the applicant the cost of highway and footway repairs, including damage to grass verges. Care should be taken during the building works hereby approved to ensure no damage occurs to the verge or footpaths during construction. Vehicles delivering materials to this development shall not override or cause damage to the public footway. Any damage will require to be made good to the satisfaction of the Council and at the applicant's expense. For further information and advice contact - Highways Maintenance Operations, Central Depot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB3 3EU (Tel: 01895 277524). For Private Roads: Care should be taken during the building works hereby approved to ensure no damage occurs to the verge of footpaths on private roads during construction. Vehicles delivering materials to this development shall not override or cause damage to a private road and where possible alternative routes should be taken to avoid private roads. The applicant may be required to make good any damage caused. 2. I15 C Control of Environmental Nuisance from Construction Work Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 3 of 7 Nuisance from demolition and construction works is subject to control under The Control of Pollution Act 1974, the Clean Air Acts and other related legislation. In particular, you should ensure that the following are complied with:- A. Demolition and construction works which are audible at the site boundary shall only be carried out between the hours of 08.00 and 18.00 hours Monday to Friday and between the hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out on Sundays, Bank or Public Holidays. B. All noise generated during such works shall be controlled in compliance with British Standard Code of Practice BS 5228:2009. C. Dust emissions shall be controlled in compliance with the Mayor of London's Best Practice Guidance' The Control of dust and emissions from construction and demolition. D. No bonfires that create dark smoke or nuisance to local residents. You are advised to consult the Council's Environmental Protection Unit (www.hillingdon.gov.uk/noise Tel. 01895 250155) or to seek prior approval under Section 61 of the Control of Pollution Act if you anticipate any difficulty in carrying out construction other than within the normal working hours set out in (A) above, and by means that would minimise disturbance to adjoining premises. 3 3. I2 E Encroachment You are advised that if any part of the development hereby permitted encroaches by either its roof, walls, eaves, gutters, or foundations, then a new planning application may have to be submitted. The validity of this planning permission may be challengeable by third parties if the development results in any form of encroachment onto land outside the applicant's control for which the appropriate Notice under Article 13 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 has not been served. 4. I52 C Compulsory Informative (1) The decision to GRANT planning permission has been taken having regard to all relevant planning legislation, regulations, guidance, circulars and Council policies, including The Human Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to act incompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8 (right to respect for private and family life); Article 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). I53 C Compulsory Informative (2) The decision to GRANT planning permission has been taken having regard to the policies and proposals in the Hillingdon Local Plan Part 1 (2012) and Part 2 (2020) set out below, Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 4 of 7 including Supplementary Planning Guidance, and to all relevant material considerations, including The London Plan (2021) and national guidance. 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 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 D6 (2021) Housing quality and standards LPP G7 (2021) Trees and woodlands NPPF12 -24 NPPF12 2024 - Achieving well-designed places H Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 5 of 7 AAppendix 2: Relevant Planning History Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 6 of 7 AAppendix 3: List of Relevant Planning Policies The following Local Plan Policies are considered relevant to the application:- Part 1 Policies: PT1.BE1 (2012) Built Environment Part 2 Policies: DMHB 11 Design of New Development DMHB 18 Private Outdoor Amenity Space DMHB 12 Streets and Public Realm DMHB 14 Trees and Landscaping LPP D3 (2021) Optimising site capacity through the design-led approach DMHD 1 Alterations and Extensions to Residential Dwellings LPP G7 (2021) Trees and woodlands DMT 2 Highways Impacts DMT 6 Vehicle Parking LPP D6 (2021) Housing quality and standards LPP D4 (2021) Delivering good design NPPF12 -24 NPPF12 2024 - Achieving well-designed places Hillingdon Planning Committee - PART 1 - MEMBERS, PUBLIC & PRESS 7 of 7

Meeting: Hillingdon Planning Committee Date: 21st April 2026 Time: 7:00pm Venue: Council Chamber, Civic Centre ADDENDUM SHEET Item: 6 Location: Broadwater Lake Amendments/Additional Information: Officer Comments: Amend Condition 15 as follows: 15 Pre-Commencement - Mitigation, Enhancement & Management Plan (MEMP) a) No development shall commence until a Detailed Construction Phase Mitigation, Enhancement and Management Plan (MEMP) for Broadwater Lake and the adjoining peninsula has been submitted to and approved in writing by the Local Planning Authority, in consultation with relevant stakeholders (including Natur al England and the Environment Agency). b) No part of the development shall be brought into use until a Detailed Operational Phase M EMP for Broadwater Lake and the adjoining peninsula has been submitted to and approved in writing by the Local Planning Authority, in consultation with relevant stakeholders (including Natural England and the Environment Agency). The Detailed Construction Ph ase MEMP and Operational Phase MEMP shall be prepared in accordance with the submitted Outline MEMP (RPS/Tetra Tech, Nov 2025), with the Operational Phase MEMP also having regard to the approved Construction Phase MEMP, and shall together include, as a minimum: i) A site wide habitat restoration plan covering fen/marginal, scrub, wet woodland and open water habitats, with target conditions, success criteria, and time bound actions; To split Condition 15 for the MEMP into two phases, including the construction phase and the operational phase. ii) The full design, location and delivery programme for the mitigation and enhancement measures identified in the Outline MEMP (including: remodel Islands #2 and #6; removal of Island #7; sunken willow planters and reedbeds; creation/operation of the year round bird refuge and associated screens; peninsula woodland enhancement; former Broadwater Saling Club site habitat restoration; reedbeds in the eastern channel; annual vegetation management on Islands #3 and #4; tern rafts/rafts specification; gravel banks; orchard; wildlife pond; bird hide, and Invasive Non-Native Species (INNS) controls); iii) A monitoring schedule for SSSI interest features and water quality, covering construction and operation (including breeding and wintering bird surveys and disturbance surveys at the frequencies set out in the Outline MEMP), survey methods, fixed monitoring locations, reporting format and review triggers; iv) Adaptive management procedures, including thresholds for intervention, corrective/contingency measures, a cease/suspend activity mechanism where monitoring demonstrates material risk of damage to SSSI interest features, and a route for urgent decisions between scheduled Steering Group meetings; v) A programme for periodic review (minimum every five years) and update; vi) A Steering Group governance framework (membership, decision making, meeting frequency, publication of minutes and escalation), in consultation with Natural England and other statutory bodies as core members and provision for appropriate local partners; vii) A schedule of assents/consents and permits under s28G/28H/28I of the Wildlife and Countryside Act 1981 for operations likely to damage the SSSI and the process for seeking such assents prior to works. Any monitoring reports required pursuant to the appro ved Detailed Operational Phase MEMP and Construction Phase MEMP shall be submitted in accordance with Condition 55. The development shall be carried out and thereafter operated only in accordance with the approved Operational Phase MEMP and Construction Phase MEMP. REASON To ensure delivery, monitoring and adaptive management of mitigation/enhancement necessary to avoid adverse effects on the Mid Colne Valley SSSI, in accordance with Policy DMEI 7 of the Hillingdon Local Plan: Part 2 (2020), Policy G6 of the London Plan (2021) and the National Planning Policy Framework (2024). Amend Condition 19 as follows: 19 Pre-Commencement - Contaminated Land, Remediation Strategy and Unexpected Contamination a) No development (excluding demolition, site clearance and initial ground investigations) shall commence until a Comprehensive Remediation Strategy has been submitted to and approved in writing by the Local Planning Authority, in consultation with relevant stakeholders (including the Environment Agency, Affinity Water and Thames Water). The Strategy shall include: Site Investigation & Risk Assessment i) A site investigation incorporating soil, soil gas, surface water and groundwater sampling, together with a full risk assessment prepared by a suitably qualified and accredited specialist. ii) An updated Preliminary Risk Assessment (PRA) and updated conceptual site model, incorporating findings fr om all investigation phases completed to date. iii) Additional intrusive investigation, where the updated PRA identifies limitations in existing data. iv) A tiered quantitative risk assessment, using the results of intrusive investigations to assess risks to all receptors, including controlled waters. Remediation Design & Verification v) An options appraisal, including sustainability and treatability assessments of potential remediation techniques. vi) Details of all proposed remediation measures and a Method Statement explaining how completion of remedial works will be verified. vii) A detailed Remediation Strategy and Verification Plan, describing performance criteria, monitoring requirements, and verification procedures. To re-order parts a) v) and a) vi) of the condition as the options appraisal precedes the method statement. Watching Brief b) If cont amination not previously identified is found at any stage of development or remediation, works in the affected area shall cease and an Addendum Remediation Strategy shall be submitted to and approved by the Local Planning Authority prior to recommencement. Verification c) Following completion of the remediation works, a Verification Report shall be submitted to and approved in writing by the Local Planning Authority prior to occupation or use of any part of the development. Imported Soils d) All imported soils shall be clean, free from contamination, and independently tested prior to use. Test results and interpretive reports shall be submitted to and approved in writing by the Local Planning Authority before the soils are brought onto site. REASON To ensure the safe development of the site, to protect future occupiers and neighbouring land, and to prevent pollution of controlled waters and the public water supply, in accordance with Policies DMEI 11 and DMEI 12 of the Hillingdon Local Plan: Part 2 (2020). Amend Condition 40 as follows: Prior to first occupation of the development, the applicant shall establish the Steering Group identified in the Outline MEMP. The Group shall include, as core members and/or consultees, Natural England, the Environment Agency, HS2, and the Canal & River Trust; and provide for representation from appropriate local partners. The Group shall meet at least quarterly for the first two years of operation and at least biannually thereafter, and shall have remit to: a) Oversee implementation of the MEMP/ OMAP, monitoring and reporting; ... As requested by the Environment Agency and Natural England and to correct error. Add the following Environment Agency informative: As requested by the Environment Agency. Flood Risk Activity Permit The Environmental Permitting (England and Wales) Regulations 2016 require a permit or exemption to be obtained for any of the following activities: - erecting any temporary or permanent structure in, over or under a main river, such as a culvert, outfall, weir, dam, pipe crossing, erosion protection, scaffolding or bridge - altering, repairing or maintaining any temporary or permanent structure in, over or under a main river, where the work could affect the flow of water in the river or affect any drainage work - building or altering any permanent or temporary structure designed to contain or divert flood waters from a main river - dredging, raising or removing any material from a main river, including when you are intending to improve flow in the river or use the materials removed - diverting or impounding the flow of water or changing the level of water in a main river - quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert - any activity within 8 metres of the bank of a main river, or 16 metres if it is a tidal main river - any activity within 8 metres of any flood defence structure or culvert on a main river, or 16 metres on a tidal river - any activity within 16 metres of a sea defence structure - activities carried out on the floodplain of a main river, more than 8 metres from the river bank, culvert or flood defence structure (or 16 metres if it is a tidal main river), if you do not have planning permission (you do not need permission to build agricultural hay stacks, straw stacks or manure clamps in these places) For further guidance please visit Flood risk activities: environmental permits - GOV.UK or contact our National Customer Contact Centre on 03708 506 506 (Monday to Friday, 8am to 6pm) or by emailing enquiries@environment agency.gov.uk. The a pplicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity. Item: 9 Location: Rainbow and Kirby Amendments/Additional Information: Officer Comments: Metis, the council’s Drainage and Flood Risk consultants have advised that there would be no objection to the development on drainage and flood risk grounds subject to the submission of a detailed drainage scheme and evidence of the installation of completed SuDS. Officers note that Metis have advised that the submitted drainage scheme is acceptable. Conditions requiring the submission of a detailed drainage scheme and evidence of the installation of SuDS installation are included in the list of recommended conditions (Conditions 37 and 38 respectively). Item: 14 Location: 9 Pastures Mead Amendments/Additional Information: Officer Comments: Additional comments received: 7.2 We do not consider that a 67% increase in foot print is modest. Constructed with matching bricks is a worry as demonstrated by the brick infill of the garage currently happening at no 11 which do not match the LBC Tudor bricks of the house (that are still available to buy). 7.4 Nos 20 and 22 have smaller partial rear extensions and No1 has glass conservatory and the rear. No houses in Pastures Mead have full rear extension. No 8 had their planning refused for this reason. 7.12 we have a 15 metre back garden measured from th e house wall (12 m from the conservatory) with NO front garden. The back garden is triangular tapering to 3.5 m. Plot 9 has a larger plot with generous front garden. 7.12 No 9 is set back from the streetline due to the the protected trees which is uniqu e in that the adjacent houses 7and 9are very close together with a 0.95 gap to the boundary ( not 1.15m as you quote, we would welcome a visit from the planning officer to confirm our measuring)and the wall of no 9 all along right next to our house. No oth er houses on the development are in such close proximity to each other. For completeness We would suffer a considerable loss of light in the living room where the main impact of being in the shadow of the from the East side wall of the proposed extension and the pitched roof would exacerbate this. The conservatory is built in all glass for this reason. The shadow begins to from the east at 14:00 and is completely in the shade by 3:30 in the summer (earlier in the winter) Limited light is also compounded by the shade of the 3 storey block of flats on the west side which casts shade till 11:30 in the morning . Therefore the window of time is from 11:30 to 14:00, only 2 ½ hours of full sun. This window will be consideraby reduced with a 67% increase in footprint to the house, with a brick wall along 58% of the boundary of the back garden.