Health & Social Care SC

North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS RAF EASTCOTE LIME GROVE RUISLIP Provision of glazed conservatories to Plots 338, 344, 345 and 349 (Application to vary parts of the approved layout under Reserved Matters approval ref:10189/APP/2007/3046 dated 13/03/2008) (Details of siting, design external appearance and landscaping in compliance with Condition 2 of Planning Permission ref:10189/APP/2007/3383 dated 21/02/2008: Residential Development.) 06/04/2010 Report of the Head of Planning & Enforcement Address Development: LBH Ref Nos: 10189/APP/2010/736 Drawing Nos: 5585-WIM.WL-702 5585-WIM.WL-703 5585/WIM.WL/1402C+/P1 5585/WIM.W.L/1402 C+/E1 5585/WIM.W.L./1402C/E1 Rev. A 5585/WIM.W.L/1402 C+/E2 Design and Access Statement Date Plans Received: Date(s) of Amendment(s): 1. SUMMARY This report relates to an application seeking variations to the layout and design of the alternative access reserved matters scheme ref: 10189/APP/2007/3046, which was approved on 31 March 2008. The amendments would allow rear conservatories to 4 plots located at the centre of the RAF Eastcote site. It is considered that in terms of design and layout, the inclusion of the conservator ies would respect the character of the local area and not detract from the internal character of the development. It is also considered that the inclusion of conservatories to these plots would not hav e an adverse impact on the amenities of surrounding residents in terms of loss of privac y, outlook, daylight or sunlight. Although the remaining external amenity areas of these plots would be below the HDAS Minimum Amenity Space requirements, they are considered sufficient to meet the needs of future occupiers. APPROVAL subject to the following: NONSC Non Standard Condition The materials to be used in the construction of the external surfaces of the development hereby permitted shall shall be in accordance with the details which have previously been approved for the main site under reference 10189/APP/2008/2872 dated 12/11/2008, unless otherwise agreed in writing by the Local Planning Authority. The external materials of the conservatories hereby approved shall match those used in the main 1 2. RECOMMENDATION 06/04/2010 Date Application Valid: North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Non Standard Condition Non Standard Condition Non Standard Condition Non Standard Condition building. 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 Policies BE13 and BE19 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The development hereby approved shall incorporate measures to minimize the risk of crime and to meet the specific security needs of the application site and the development. Details of security measures shall be submitted and approved in writing by the Local Planning Authority before development commences. Any security measures to be implemented in compliance with this condition shall aim to achieve the 'Secured by Design' accreditation awarded by the Hillingdon Metropolitan Police Crime Prevention Design Adviser (CPDA) on behalf of the Association of Chief Police Officer s (ACPO). REASON In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 to consider crime and disorder implications in excising its planning functions; to promote the well being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000, and to reflect the guidance contained in Circular 5/94 'Planning Out Crime' and the Council s SPG on Community Safety By Design. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no extension to any dwellinghouse(s) including enlargement of roofs, nor any garage(s), shed(s) or other out-building(s) shall be erected without the grant of further specific permission from the Local Planning Authority. REASON So that the Local Planning Authority can ensure that any such development would not result in a significant loss of residential amenity in accordance with policy BE21 of the Hillingdon Unitary Development Plan Saved Policies September 2007. The chimney or extraction vent or flue to be provided in connection with the Bio Mass boilers shall be constructed in accordance with the details approved under reference 10189/APP/2009/1845 dated 19/3/2010. The biomass boilers shall not be commissioned until the vent/flue or chimney has been installed in accordance with the approved details. Thereafter it shall be permanently retained and maintained in good working order for so long as the use continues. REASON In order to safeguard the amenities of adjoining properties in accordance with Policy O E1 of the Hillingdon Unitary Development Plan Saved Policies September 2007. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no additional windows or doors shall be constructed in the walls or roof slopes of any of the residential units hereby approved. 2 3 4 5 North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Non Standard Condition Non Standard Condition Non Standard Condition Non Standard Condition REASON To prevent overlooking to adjoining properties in accordance with policy BE24 of the Hillingdon Unitary Development Plan Saved Policies September 2007. The first and/or second floor side windows of all dwelling houses shall be glazed wi th obscured glass and non-opening except at top vent level for so long as the development remains in existence. REASON To prevent overlooking to adjoining properties in accordance with policy BE24 of the Hillingdon Unitary Development Plan Saved Policies September 2007. The wheelchair units and lifetime homes shall be constructed in accordance with the details approved under planning reference 10189/APP/2008/1941 dated 14/10/2008, unless otherwise agreed in writing by the Local Planning Authority. REASON To ensure that sufficient housing stock is provided to meet the needs of people with disabilities and the elderly in accordance with London Plan Policy 3A.10 and the Hillingdon Design and Accessibility Statement (HDAS) Access for All. Development shall not be commenced until the fencing to protect the entire root areas/crown spread of trees, hedges and other vegetation to be retained has been erected in accordance with the details in the approved Aboricultural Impact Appraisal, approved Method Statement and Tree Protection Plan. 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. REASON To ensure that trees and other vegetation to be retained are not damaged during construction work and to ensure that the development conforms with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The supervision of the tree protection referred to in the approved Method Statement received on 4/12/2007, in relation to the approved development, together with a programme of arboricultural input/works shall be implemented in accordance with the details approved on 16/10/2008, under planning reference no. 100189/APP/2008/2380, unless otherwise agreed in writing by the Local Planning Authority. REASON To ensure that trees and other vegetation to be retained are not damaged during construction work and to ensure that the development conforms with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). 6 7 8 9 I1 Building to Approved Drawing 1 INFORMATIVES You are advised this permission is based on the dimensions provided on the approved drawings as numbered above. The development hereby approved must be constructed North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS I52 I53 I6 Compulsory Informative (1) Compulsory Informative (2) Property Rights/Rights of Light 2 3 4 3.1 Site and Locality The application relates to 4 plots, located centrally within the northern portion of the RAF Eastcote site. The plots form part of a crescent shaped terrace of 12 town houses, l ocated to the north of the main public open space serving the RAF Eastecote scheme, details of which have been approved at reserved matters stage. The larger site is 7.7 hectares in area and is dissected into northern and southern areas by an existing public footpath. An internal private road links the northern and southern areas. The northern portion is 4.2 hectares and was last used as a US Navy facility. The land in this area is undulat ing, and becomes lower towards the north western boundaries.The southern portion of the site is 3.5 hectares, is generally flat, and formally comprised a number of vacant buildings , previously used by the Ministry of Defence, which have now been demolished. The site historically had three vehicular access points, two from Eastcote Road and one precisely in accordance with the approved drawings. Any deviation from these drawings requires the written consent of the Local Planning Authority. The decision to GRANT reserved matters approval 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 t he 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); Art icle 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). The decision to GRANT reserved matters approval has been taken having regard to the policies and proposals in the Hillingdon Unitary Development Plan Saved Policies (September 2007) set out below, including Supplementary Planning Guidance, and to all relevant material considerations, including the London Plan (February 2008) and national guidance. Your attention is drawn to the fact that the planning permission does not override property rights and any ancient rights of light that may exist. This permis sion does not empower you to enter onto land not in your ownership without the specific consent of the owner. If you require further information or advice, you should consult a solicitor . 3. CONSIDERATIONS BE13 BE19 BE20 BE21 BE23 BE24 BE38 HDAS New development must harmonise with the existing street scene. New development must improve or complement the character of the area. Daylight and sunlight considerations. Siting, bulk and proximity of new buildings/extensions. Requires the provision of adequate amenity space. Requires new development to ensure adequate levels of privacy to neighbours. Retention of topographical and landscape features and provision of new planting and landscaping in development proposals. Residential Layouts North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS leading from Lime Grove. The MoD closed the two accesses from Eastcote Road some years ago due to safety concerns. A new access has recently been constructed off Eastcote Road, to serve the northern portion of the RAF Eastcote Site. The site has an average PTAL score of 1b, which is a low score within a possible range of 1 to 6. A number of trees and hedges of varying size and value surround the site boundary and the edge of the public footpath. The wider site is bounded to the west by Eastcote Road and on all remaining sides by residential properties. To the north, the residential character is predominantly 1960/70s in style, with a large number of three storey town houses and flats, many of which have communal garage courts. To the southeast, the area has a larger number of semi-detached two storey dwellings dating from the 1930s. Highgrove Nature Reserve, which is of Borough Grade II importance, is situated to the south of the wider site, adjacent to which is Highgrove House which is at present vacant, but previously provided hostel accommodation in two and three storey buildings set withi n enclosed grounds. The northwest corner of the site lies adjacent to Eastcote Village Conservation Area, which includes a number of listed buildings. Outline planning permission Ref: 10189/APP/2004/1781 for the 'redevelopment for residential purposes at a density of up to 50 dwellings per hectare including affordable housing, live-work units, a community facility and open space' was granted permis sion on 9 March 2006, following considerationat the north Planning Committee. The planning permission was granted with all matters, other than access, reserved f or consideration at a later date. Floor plans and elevations, including a masterplan, were indicative only, the purpose of which were to indicate how the level of development proposed could be accommodated on site and to provide a framework for future reserved matters schemes. The indicative site layout is summarised below: Northern Area: · Community Facility - 170sqm · 78 Apartments - 50-100sqm floor space, 3 storey, 1.5 parking spaces per unit · 108 houses - 80-180sqm floor space , 2 storey, 2 parking spaces per house · 0.42 ha open space Southern Area: 3.2 Proposed Scheme Planning permission is sought for the inclusion of conservatories to houses on 4 plots at the RAF Eastcote development. The detailed design and layout of these plots have already been approved under reserved matters consent ref: 10189/APP/2007/3046 dated 31/3/2008 for the alternative access scheme. The applications currently under consideration form part of 2 contemporaneous applications, which seek to allow the inclusion of optional conservatories to a total of 11 plots on the northern section of the RAF Eastcote site. Each of the proposed conservatories would extend the full width of the properties (approximately 5 metres) and would project 3 metres to the rear. The side walls woul d be masonry party walls supporting a mono-pitch glazed roof. 3.3 Relevant Planning History Comment on Relevant Planning History North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS · 108 Apartments - 50-100sqm floor space, 3 storey, 1.5 parking spaces per unit · 81 houses - 80-180sqm floor space, 2 storey, 2 parking spaces per house · 0.31 ha open space In addition a Legal Agreement was signed to secure the following: A financial contribution towards nursery; primary and secondary school places in Ruis lip and Eastcote; primary health care facilities; improvements in leisure, youth and c ultural services; one equipped children s play space on-site; improving pitch sport facil ities off- site; off site highway works; improvements to the public right of way; i mprovements to the London Cycle network; installation of a pedestrian crossing over Elm Avenue; protecti on of trees; improvements to the habitat of Highgrove Nature Reserve, including upgradi ng the path network; public consultation; construction management and affordable housing. The North Planning Committee resolved on 31 March 2005 to grant planning permission for the residential development, subject to the application being referred to the Secretary of State, the signing of a S299 legal Agreement and appropriate conditions (ref 10189/APP/2004/1781). The planning permission was issued on 9/3/2006, subject to the conditions imposed by the Planning Committee. On 21/2/2008 four separate applications pertaining to the former RAF Eastcote site were considered by the North Planning Committee. The location and specific details of an alternative access from Eastcote Road were t he subject of a full planning approval for the necessary works to provide a priority j unction and an access link road to the development site utilising the access currently serv ing the Highgrove House site (Ref: 10189/APP/2007/2954). This was approved on 3/3/2008. The works to this road have been completed. Application ref: 10189/APP/2007/3383 was a section 73 application which varied condition 40 of the outline planning permission, to allow flexibility to use either traffic signals on Eastcote Road and on the intersection of Eastcote Road and Fore Street, or an alternative access (Highgrove) The varied condition allows the developers to commence construction on the southern part of the site whilst they resolve the technical iss ues concerning the alternative access. This new outline application was approved on 21/2/2007. The developers also signed a separate legal agreement, to the effect that they would have to elect whether to proceed with the traffic light controlled access or the al ternative access by a specific time frame. Two reserved matters schemes for the siting, design, external appearance and landscaping of alternative schemes for residential purposes, at a density of 50 dwelling s per hectare, pursuant to discharge of condition 3 of outline planning permission ref: 10189/APP/2004/1781 dated 09/03/2006 (later amended to refer to the new outline planning permission ref:10189/APP/2007/3383 dated 21/02/2008) were also considered. Whereas application 10189/APP/2007/2463 incorporates the access points approved at outline stage from Eastcote Road and Lime Grove, application 10189/APP/2007/3046 will utilise an alternative access from Eastcote Road which will also service Hi ghgrove House. Both reserved matters schemes, in addition to details pursuant to the discharge of var ious outline planning conditions; namely residential density, community facility, sust ainability and energy assessment, refuse and recycling storage, site survey plan, landscaping, and access statements, were approved on 31 March 2008. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS The developers have elected to implement the alternative access scheme ref:10189/APP/2007/3046, which will utilise an alternative access from Eastcote Road. 4. Planning Policies and Standards UDP / LDF Designation and London Plan The following UDP Policies are considered relevant to the application:- Part 1 Policies: BE13 BE19 BE20 BE21 BE23 BE24 BE38 HDAS New development must harmonise with the existing street scene. New development must improve or complement the character of the area. Daylight and sunlight considerations. Siting, bulk and proximity of new buildings/extensions. Requires the provision of adequate amenity space. Requires new development to ensure adequate levels of privacy to neighbours. Retention of topographical and landscape features and provision of new planting and landscaping in development proposals. Residential Layouts Part 2 Policies: Not applicable 17th May 2010 Advertisement and Site Notice 5. 5.1 Advertisement Expiry Date:- Not applicable 5.2 Site Notice Expiry Date:- 6. Consultations Internal Consultees TREE AND LANDSCAPE OFFICER There are no tree or landscape effects/issues associated with the proposed development, which is therefore acceptable in terms of Saved Policy BE38 of the UDP. URBAN DESIGN OFFICER There are no objections from an urban design point of view to the principle of erecting conservatories to the approved building scheme at the RAF Eastcote site in principle. The different proposals have been assessed in terms of suitability with regards to the position and di stribution within the application site and the visual impact that the additional structures would have on the External Consultees The application have been advertised under Article 8 of the Town and Country Planning General Development Procedure Order 1995 as a Major Development and site notices were erected at the site. Eastcote Residents'Association - No response. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS 7.01 7.02 7.03 7.04 7.05 7.06 7.07 The principle of the development Density of the proposed development Impact on archaeology/CAs/LBs or Areas of Special Character Airport safeguarding Impact on the green belt Environmental Impact Impact on the character & appearance of the area The principle of residential development on this site has already been established by virtue of the outline planning permission. The general layout, design and landscaping of the development has been established by virtue of the reserved matters approval. The proposed conservatories would have constituted permitted development, by virtue of the Town and Country Planning (General Permitted Development) Order 1995 (as amended), had the permitted development rights not been removed under the existing reserved matters approval. These rights were removed so that the Local Planning Authority coul d ensure that any such development would not result in a significant loss of residential amenity to adjoining and future occupiers. It is considered that the application to vary the reserved matters approval, to allow for the introduction of conservatories to individual plots, would have only limited local im pact on the immediate environment and would not raise fundamental issues in relation to density, housing mix, highway matters, parking, flooding and contamination, ecology, energy efficiency and waste disposal, archaeology, affordable housing or planning obligations. No objections are therefore raised to the principle of the development. Not applicable to this application. There are no archaeological or historic issues associated with this application. there are no airport safeguarding issues related to this development There are no Green Belt issues associated with this site. Not applicable to this development. Polices contained within the Hillingdon Unitary Development Plan Saved Policies (September 2007) seek to ensure that new development is compatible with surrounding developments in terms of appearance and layout. Of particular relevance are Policies BE13, BE19 and BE38, which cover the impact of development on the visual amenities of the street scene and character of the area. The approved reserved matters scheme includes a mixture of 2 and 3 storey houses and 3.5 storey apartment blocks. The houses subject to this application comprise of 4 bedroom terraced dwellings arranged over 3 floors (house types 1396C+). Each of the dwellings have front and rear gardens and are located primarily in the northern portion of the site. Generally, the dwellings will be as originally approved, apart from the inclusion of the character and appearance of the surroundings. Part of the conservatories would be constructed as a direct continuation of the consented bui lding structure, which would increase the usability of the interior of the dwellings and contribute positively to the amenity value of the site. Although the additional structures would create some additional bulk and volume to the buildings, on balance it is considered that the proposed design is acceptable in terms of bulk, massing and street scene character in certain locations throughout the site. MAIN PLANNING ISSUES 7. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS 7.08 7.09 Impact on neighbours Living conditions for future occupiers optional conservatories. The proposed conservatories would extend the full width of the properties and would project 3 metres to the rear. The side walls would be masonry party walls supporting a mono-pitch glazed roof. It is considered that the conservatories will integrate appropriately with the existing design of the house and not appear over dominant or out of character. The Urban Design Officer raises no objections to the general design principles. It is considered that external materials can be controlled by condition, in order to achieve a high quality, functional and attractive design. It is not considered that the inclusion of conservatories to these plots would comprom ise the internal character of the development or the character of the local area, in compliance with Policies BE13 and BE19 of the Hillingdon Unitary Development Plan Saved Polic ies (September 2007). Policy BE24 states that the development should be designed to protect the privacy of future occupiers and their neighbours. The Council's Supplementary Planning Document HDAS: Residential Layouts also provides further guidance in respect of privacy, s tating in particular that the distance between habitable room windows should not be less than 21 metres. In relation to outlook, Policy BE21 requires new residential developments t o be designed so as to ensure adequate outlook for occupants of the site and surrounding properties. In relation to sunlight, Policy BE20 of the Hillingdon Unitary Dev elopment Plan Saved Policies (September 2007) seeks to ensure that buildings are laid out to provide adequate sunlight and preserve the amenity of existing houses. Plots 338,344, 345 and 349 are centrally located within the development over 40 metres from the nearest surrounding properties in Kew Gardens. Given this distance, it is considered that the inclusion of conservatories to these plots would not have an adverse impact on the amenities of surrounding residents in terms of loss of privacy, out look, daylight or sunlight. In addition to the above considerations, all of the proposed conservatories would have solid flank walls, while the proposed fencing to the individual plots would prevent overlooking and loss of privacy to future adjoining residents of these plots. In terms of outlook, it is not considered that the depth of the conservatories at 3 m etres would not result in an unacceptable impact on the future occupiers of adjoining plots or adjoining residents. It is also considered that given the single storey nature of t he conservatories, they would not have an unacceptable impact on level of daylight and sunlight to future residents of adjoining plots. Overall, it is considered that the inclusion of the proposed conservatories would respec t the sensitivities of the surrounding area and any adverse impact to the amenity of neighbours, would be limited, in accordance with the provisions of Policies BE20, B E21 and BE24 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and relevant design guidance. Policy BE23 of the Unitary Development Plan requires the provision of external ameni ty space which is sufficient to protect the amenity of the occupants of the proposed and surrounding buildings, and which is usable in terms of its shape and siting. HDAS Minimum Amenity Space Requirements for a four bedroom house is 100sq. metres. By adding the proposed conservatories, the remaining garden areas of 2 of the plots will be 40sq.m, whilst the other 2 plots would have approximately 65sq.m of amenity space. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS 7.10 7.11 7.12 7.13 7.14 7.15 7.16 7.17 7.18 Traffic impact, car/cycle parking, pedestrian safety Urban design, access and security Disabled access Provision of affordable & special needs housing Trees, Landscaping and Ecology Sustainable waste management Renewable energy / Sustainability Flooding or Drainage Issues Noise or Air Quality Issues Whilst the remaining amenity space will fall short of the HDAS minimum am enity space requirements, the remaining garden areas would still be approximately 9 metres deep, which is considered to be a reasonable space for outdoor family activities. It is also noted that the internal layouts of the ground floor of the town houses have been modified to create an open plan, flexible living space which will link indoor and outdoor living space. In addition to the private amenity space referred to above, the plots directly abut a lar ge area of open space and a wild life habitat. These areas of public open space form part of the wider provision of informal areas of green public open space spread around the RAF site, which cumulatively equate to approximately 0.7ha. This space is provided as follows: § Land along the public right of way adjacent to the boundary with Highgrove House. This space is rising ground and incorporates a number of existing good quality trees. § Land along the northern boundary with Flag Walk. This space comprises a small copse of existing trees which are retained. They provide a setting for and act to protect the amenity of these properties which lies within close proximity of the Conservation Area. § Land within the southern part of the site. This parcel incorporates the LEAP, inform al space and a meeting space for the Community Building. Overall it is considered that the amenity space provision would be sufficient to m eet the needs of future occupiers, and will generally provide good environmental conditions, in compliance with relevant policy and design guidance. There are no highway, access or parking issues associated with this application. These issues have been dealt with elsewhere in the report. The dwellins have been designed to meet the requirements of Paert M of the Building Regulations and Lietime Homes. The conservatory extension to the ground floor accomodation will be on the same level as the main house. Access to the rear garden wil l be via the french doors and the gardens will incorporate level patio arealinked to the doors with a maximum 150mm step threshold for ease of access. There will be no impact on the approved scheme with regard to mobility through the site. The links between the proposed conservatories and the houses have been designed to ensure easy passage by those with limited mobility, with access to the garden from the conservatories, in compl iance with the Supplementary Planning Document HDAS: Accessible Hillingdon. Not applicable to this application. In terms of the impact of the proposed conservatories on the approved landscaping scheme, the Tree and Landscape Officer has commented that there are no existing trees on this part of site where the conservatories are proposed and thus does not raise any objection to the proposal. Not applicable to this application. Not applicable to this application. Not applicable to this application. Not applicable to this application. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS 7.19 7.20 7.21 7.22 Comments on Public Consultations Planning Obligations Expediency of enforcement action Other Issues There are no immediate surrounding properties directly adjoining the plots subject to thi s application, as the application sites are centrally located and completly surrounded by the wider RAF Eastcote site. No responses have been received to the public consultation. It is considered that the application to vary the reserved matters approval, to allow for the introduction of conservatories to individual plots, would have only limited local im pact on the immediate environment and would not raise fundamental issues in relation to planning obligations. There are no enforcement issues associated with this site. There are no other issues associated with this development. 8. Observations of the Borough Solicitor When making their decision, Members must have regard to all relevant planning legislation, regulations, guidance, circulars and Council policies. This will enable them to make an informed decision in respect of an application. In addition Members should note that the Human Rights Act 1998 (HRA 1998) makes it unlawful for the Council to act incompatibly with Convention rights. Decisions by the Committee must take account of the HRA 1998. Therefore, Members need to be aware of the fact that the HRA 1998 makes the European Convention on Human Rights (the Convention) directly applicable to the actions of public bodies in England and Wales. The specific parts of the Convention relevant to planning matters are Article 6 (rig ht to a fair hearing); Article 8 (right to respect for private and family life); Art icle 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). Article 6 deals with procedural fairness. If normal committee procedures are foll owed, it is unlikely that this article will be breached. Article 1 of the First Protocol and Article 8 are not absolute rights and infri ngements of these rights protected under these are allowed in certain defined circumstances, for example where required by law. However any infringement must be proportionate, which means it must achieve a fair balance between the public interest and the private interest infringed and must not go beyond what is needed to achieve its objective. Article 14 states that the rights under the Convention shall be secured without discrimination on grounds of 'sex, race, colour, language, religion, political or other opinion, national or social origin, association with a national minority, property, birth or other status'. 9. Observations of the Director of Finance This is not applicable to this application. 10. CONCLUSION It is considered that the application to vary the reserved matters approval, to allow for the introduction of conservatories to individual plots, would have only limited local im pact on the immediate environment. The proposed scheme would be sympathetic to the character of the surrounding area, while creating good environmental conditions , creating flexibl e North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS living space for future occupiers. The development would not result in unacceptable impacts on the amenities of neighbouring properties. Subject to the conditions originall y imposed on reserved matters approval ref.10189/APP/ 2007/3046, in so far as the same are still subsisting and capable of taking effect, the applications are recommended for approval. 11. Reference Documents London Plan Planning Policy Statement 3 Housing Hillingdon Unitary Development Plan Saved Policies (September 2007) Supplementary Planning Document Accessible Hillingdon Supplementary Planning Document Residential Layouts Supplementary Planning Guidance Community Safety by Design Council's Supplementary Planning Guidance Community Safety by Design Karl Dafe 01895 250230 Contact Officer: Telephone No: LONDON BOROUGH OF HILLINGDON Planning & Community Services Civic Centre, Uxbridge, Middx. UB8 1UW Telephone No.: Uxbridge 250111 L E R E ³ E C L C E ³ E L L L L E R E R E R E E L L G A _ A A _ G 281 53 TUDOR CLOSE 45 79 1 to 13 29 22 Dean's Co tt age 22 LB Allotment Blac k Horse Parade 28 Old Ba rn Sho p s 4 Garage 65 7 Stanmore House 112a 112 110 AZA LEA 10 4 Hawk law H ous e House 7 14 14 58 1 7 GARD ENS Methodist CRESCENT 1 2 12 PAM ELA GA RDEN S 2 52.7m Sus sex House 77 1 72 49 45 43 2 33 42 30 40 50 43 MOU NT PAR K R OAD 43.3m SPR ING DR IVE EASTC OTE 81 House 1 House 25 15 45.6m (PH ) KENT GA RDEN S 36 3b 3a 97 1 to 5 WALK AZALE A WALK 12 1 16 70 79 56 DEANE WA Y Hall FARTHINGS CLOSE 28 1 of 79 75 3 38 1 36 41 94 111 Post 16 FLAG WAL K 14 FB (PH) 16 KENT G AR DENS The Black Horse to 66a El Sub Sta Court The old Ba rn House Shelter 1 54 94 COLERIDGE DRIVE 2 12 85 1 40 8 92 50.0m 1 27 ALISON CLOSE 23 15 14 Presbytery 27 26 13a Pond 1 269 42 39 54 45.1m Lake LIDGOULD GR OVE Cottage 41 Yew Tree Lo dge 27 Willo w Tree SUT TON CLOSE 19 33 3 1 Alexander 11 1 82 1 to 6 111 10 MAP LE C L OSE 48 Church CL OSE 25 13 b Highgrove Bath 74 77 b Sta 37 47 202 206 76 Cottages Car Park 1 1 92 32 Highgrove 1 27 14 to 32 1a 9 The Ros ery Old Forge The Black H orse 12 66 Drain 43.6m 1 to 4 40 KENT GARDE NS 1 FLOW ERS AV ENUE 77 2 83 1 to 9 19 43 48.2m 31 37 Green Pastures 9 13 77 13 10 47 AR K R OAD 106 to 40 CA MPBELL CLOSE 51 123 35 46 39 HIGH ROA D River Pinn 27 14 Allotment Gardens CO LER IDG E DR IVE 1 to 6 17 49 14 1 to 8 Enigma Hall 1 to 12Georgian Lodge HA W THORN E AVENUE 62 Peace Vale 2 25 8 33 Eastcote 16 55 32 27 2 44 16 ROBA R TS 14 CL OSE Allot Gdns 73 48 to 52 121 48 to 29 200 92a 90 39 12 TCBHIGH ROAD EAST COTE Gardens 5 3c 74 80 44 19 Dollis Hill 99 20 26 3 53 PARK FA RM 25 15 30 MEAD OW WAY Catholic Church St Thom as Mor 79 46 1920 43.3m 204 49 New 3 109 44 67 Flag 3 83 43.9m 3 4 Pond 11 20 1 34 5 2 LIME GR OVE 59 1 84 44a 11 Eastcote Place 47 Still Wate rs 25 37 54 104 4 Fair Haven FIELD E ND ROAD 40 84 LB 24 51.8m 10 34 32 THE SI GERS 28 28 ´ June 2010 Site AddressNotes For identification purposes only. © Crown Copyright. All rights reserved. London Borough of Hillingdon 100019283 2009 Site boundary This copy has been made by or with the authority of the Head of Committee Services pursuant to section 47 of the Copyright, Designs and Patents Act 1988 (the Act). Unless the Act provides a relevant exception to copyright. RAF Eastcote Lime Grove Ruislip 10189/APP/2010/736 North Planning Application Ref: Planning Committee Date Scale 1:3,000

North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS RAF EASTCOTE LIME GROVE RUISLIP Provision of glazed conservatories to Plots 338, 344, 345 and 349 (Application to vary parts of the approved layout under Reserved Matters approval ref:10189/APP/2007/3046 dated 13/03/2008) (Details of siting, design external appearance and landscaping in compliance with Condition 2 of Planning Permission ref:10189/APP/2007/3383 dated 21/02/2008: Residential Development.) 06/04/2010 Report of the Head of Planning & Enforcement Address Development: LBH Ref Nos: 10189/APP/2010/736 Drawing Nos: 5585-WIM.WL-702 5585-WIM.WL-703 5585/WIM.WL/1402C+/P1 5585/WIM.W.L/1402 C+/E1 5585/WIM.W.L./1402C/E1 Rev. A 5585/WIM.W.L/1402 C+/E2 Design and Access Statement Date Plans Received: Date(s) of Amendment(s): 1. SUMMARY This report relates to an application seeking variations to the layout and design of the alternative access reserved matters scheme ref: 10189/APP/2007/3046, which was approved on 31 March 2008. The amendments would allow rear conservatories to 4 plots located at the centre of the RAF Eastcote site. It is considered that in terms of design and layout, the inclusion of the conservator ies would respect the character of the local area and not detract from the internal character of the development. It is also considered that the inclusion of conservatories to these plots would not hav e an adverse impact on the amenities of surrounding residents in terms of loss of privac y, outlook, daylight or sunlight. Although the remaining external amenity areas of these plots would be below the HDAS Minimum Amenity Space requirements, they are considered sufficient to meet the needs of future occupiers. APPROVAL subject to the following: NONSC Non Standard Condition The materials to be used in the construction of the external surfaces of the development hereby permitted shall shall be in accordance with the details which have previously been approved for the main site under reference 10189/APP/2008/2872 dated 12/11/2008, unless otherwise agreed in writing by the Local Planning Authority. The external materials of the conservatories hereby approved shall match those used in the main 1 2. RECOMMENDATION 06/04/2010 Date Application Valid: North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Non Standard Condition Non Standard Condition Non Standard Condition Non Standard Condition building. 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 Policies BE13 and BE19 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The development hereby approved shall incorporate measures to minimize the risk of crime and to meet the specific security needs of the application site and the development. Details of security measures shall be submitted and approved in writing by the Local Planning Authority before development commences. Any security measures to be implemented in compliance with this condition shall aim to achieve the 'Secured by Design' accreditation awarded by the Hillingdon Metropolitan Police Crime Prevention Design Adviser (CPDA) on behalf of the Association of Chief Police Officer s (ACPO). REASON In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 to consider crime and disorder implications in excising its planning functions; to promote the well being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000, and to reflect the guidance contained in Circular 5/94 'Planning Out Crime' and the Council s SPG on Community Safety By Design. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no extension to any dwellinghouse(s) including enlargement of roofs, nor any garage(s), shed(s) or other out-building(s) shall be erected without the grant of further specific permission from the Local Planning Authority. REASON So that the Local Planning Authority can ensure that any such development would not result in a significant loss of residential amenity in accordance with policy BE21 of the Hillingdon Unitary Development Plan Saved Policies September 2007. The chimney or extraction vent or flue to be provided in connection with the Bio Mass boilers shall be constructed in accordance with the details approved under reference 10189/APP/2009/1845 dated 19/3/2010. The biomass boilers shall not be commissioned until the vent/flue or chimney has been installed in accordance with the approved details. Thereafter it shall be permanently retained and maintained in good working order for so long as the use continues. REASON In order to safeguard the amenities of adjoining properties in accordance with Policy O E1 of the Hillingdon Unitary Development Plan Saved Policies September 2007. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no additional windows or doors shall be constructed in the walls or roof slopes of any of the residential units hereby approved. 2 3 4 5 North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS NONSC NONSC NONSC NONSC Non Standard Condition Non Standard Condition Non Standard Condition Non Standard Condition REASON To prevent overlooking to adjoining properties in accordance with policy BE24 of the Hillingdon Unitary Development Plan Saved Policies September 2007. The first and/or second floor side windows of all dwelling houses shall be glazed wi th obscured glass and non-opening except at top vent level for so long as the development remains in existence. REASON To prevent overlooking to adjoining properties in accordance with policy BE24 of the Hillingdon Unitary Development Plan Saved Policies September 2007. The wheelchair units and lifetime homes shall be constructed in accordance with the details approved under planning reference 10189/APP/2008/1941 dated 14/10/2008, unless otherwise agreed in writing by the Local Planning Authority. REASON To ensure that sufficient housing stock is provided to meet the needs of people with disabilities and the elderly in accordance with London Plan Policy 3A.10 and the Hillingdon Design and Accessibility Statement (HDAS) Access for All. Development shall not be commenced until the fencing to protect the entire root areas/crown spread of trees, hedges and other vegetation to be retained has been erected in accordance with the details in the approved Aboricultural Impact Appraisal, approved Method Statement and Tree Protection Plan. 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. REASON To ensure that trees and other vegetation to be retained are not damaged during construction work and to ensure that the development conforms with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). The supervision of the tree protection referred to in the approved Method Statement received on 4/12/2007, in relation to the approved development, together with a programme of arboricultural input/works shall be implemented in accordance with the details approved on 16/10/2008, under planning reference no. 100189/APP/2008/2380, unless otherwise agreed in writing by the Local Planning Authority. REASON To ensure that trees and other vegetation to be retained are not damaged during construction work and to ensure that the development conforms with policy BE38 of the Hillingdon Unitary Development Plan Saved Policies (September 2007). 6 7 8 9 I1 Building to Approved Drawing 1 INFORMATIVES You are advised this permission is based on the dimensions provided on the approved drawings as numbered above. The development hereby approved must be constructed North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS I52 I53 I6 Compulsory Informative (1) Compulsory Informative (2) Property Rights/Rights of Light 2 3 4 3.1 Site and Locality The application relates to 4 plots, located centrally within the northern portion of the RAF Eastcote site. The plots form part of a crescent shaped terrace of 12 town houses, l ocated to the north of the main public open space serving the RAF Eastecote scheme, details of which have been approved at reserved matters stage. The larger site is 7.7 hectares in area and is dissected into northern and southern areas by an existing public footpath. An internal private road links the northern and southern areas. The northern portion is 4.2 hectares and was last used as a US Navy facility. The land in this area is undulat ing, and becomes lower towards the north western boundaries.The southern portion of the site is 3.5 hectares, is generally flat, and formally comprised a number of vacant buildings , previously used by the Ministry of Defence, which have now been demolished. The site historically had three vehicular access points, two from Eastcote Road and one precisely in accordance with the approved drawings. Any deviation from these drawings requires the written consent of the Local Planning Authority. The decision to GRANT reserved matters approval 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 t he 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); Art icle 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). The decision to GRANT reserved matters approval has been taken having regard to the policies and proposals in the Hillingdon Unitary Development Plan Saved Policies (September 2007) set out below, including Supplementary Planning Guidance, and to all relevant material considerations, including the London Plan (February 2008) and national guidance. Your attention is drawn to the fact that the planning permission does not override property rights and any ancient rights of light that may exist. This permis sion does not empower you to enter onto land not in your ownership without the specific consent of the owner. If you require further information or advice, you should consult a solicitor . 3. CONSIDERATIONS BE13 BE19 BE20 BE21 BE23 BE24 BE38 HDAS New development must harmonise with the existing street scene. New development must improve or complement the character of the area. Daylight and sunlight considerations. Siting, bulk and proximity of new buildings/extensions. Requires the provision of adequate amenity space. Requires new development to ensure adequate levels of privacy to neighbours. Retention of topographical and landscape features and provision of new planting and landscaping in development proposals. Residential Layouts North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS leading from Lime Grove. The MoD closed the two accesses from Eastcote Road some years ago due to safety concerns. A new access has recently been constructed off Eastcote Road, to serve the northern portion of the RAF Eastcote Site. The site has an average PTAL score of 1b, which is a low score within a possible range of 1 to 6. A number of trees and hedges of varying size and value surround the site boundary and the edge of the public footpath. The wider site is bounded to the west by Eastcote Road and on all remaining sides by residential properties. To the north, the residential character is predominantly 1960/70s in style, with a large number of three storey town houses and flats, many of which have communal garage courts. To the southeast, the area has a larger number of semi-detached two storey dwellings dating from the 1930s. Highgrove Nature Reserve, which is of Borough Grade II importance, is situated to the south of the wider site, adjacent to which is Highgrove House which is at present vacant, but previously provided hostel accommodation in two and three storey buildings set withi n enclosed grounds. The northwest corner of the site lies adjacent to Eastcote Village Conservation Area, which includes a number of listed buildings. Outline planning permission Ref: 10189/APP/2004/1781 for the 'redevelopment for residential purposes at a density of up to 50 dwellings per hectare including affordable housing, live-work units, a community facility and open space' was granted permis sion on 9 March 2006, following considerationat the north Planning Committee. The planning permission was granted with all matters, other than access, reserved f or consideration at a later date. Floor plans and elevations, including a masterplan, were indicative only, the purpose of which were to indicate how the level of development proposed could be accommodated on site and to provide a framework for future reserved matters schemes. The indicative site layout is summarised below: Northern Area: · Community Facility - 170sqm · 78 Apartments - 50-100sqm floor space, 3 storey, 1.5 parking spaces per unit · 108 houses - 80-180sqm floor space , 2 storey, 2 parking spaces per house · 0.42 ha open space Southern Area: 3.2 Proposed Scheme Planning permission is sought for the inclusion of conservatories to houses on 4 plots at the RAF Eastcote development. The detailed design and layout of these plots have already been approved under reserved matters consent ref: 10189/APP/2007/3046 dated 31/3/2008 for the alternative access scheme. The applications currently under consideration form part of 2 contemporaneous applications, which seek to allow the inclusion of optional conservatories to a total of 11 plots on the northern section of the RAF Eastcote site. Each of the proposed conservatories would extend the full width of the properties (approximately 5 metres) and would project 3 metres to the rear. The side walls woul d be masonry party walls supporting a mono-pitch glazed roof. 3.3 Relevant Planning History Comment on Relevant Planning History North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS · 108 Apartments - 50-100sqm floor space, 3 storey, 1.5 parking spaces per unit · 81 houses - 80-180sqm floor space, 2 storey, 2 parking spaces per house · 0.31 ha open space In addition a Legal Agreement was signed to secure the following: A financial contribution towards nursery; primary and secondary school places in Ruis lip and Eastcote; primary health care facilities; improvements in leisure, youth and c ultural services; one equipped children s play space on-site; improving pitch sport facil ities off- site; off site highway works; improvements to the public right of way; i mprovements to the London Cycle network; installation of a pedestrian crossing over Elm Avenue; protecti on of trees; improvements to the habitat of Highgrove Nature Reserve, including upgradi ng the path network; public consultation; construction management and affordable housing. The North Planning Committee resolved on 31 March 2005 to grant planning permission for the residential development, subject to the application being referred to the Secretary of State, the signing of a S299 legal Agreement and appropriate conditions (ref 10189/APP/2004/1781). The planning permission was issued on 9/3/2006, subject to the conditions imposed by the Planning Committee. On 21/2/2008 four separate applications pertaining to the former RAF Eastcote site were considered by the North Planning Committee. The location and specific details of an alternative access from Eastcote Road were t he subject of a full planning approval for the necessary works to provide a priority j unction and an access link road to the development site utilising the access currently serv ing the Highgrove House site (Ref: 10189/APP/2007/2954). This was approved on 3/3/2008. The works to this road have been completed. Application ref: 10189/APP/2007/3383 was a section 73 application which varied condition 40 of the outline planning permission, to allow flexibility to use either traffic signals on Eastcote Road and on the intersection of Eastcote Road and Fore Street, or an alternative access (Highgrove) The varied condition allows the developers to commence construction on the southern part of the site whilst they resolve the technical iss ues concerning the alternative access. This new outline application was approved on 21/2/2007. The developers also signed a separate legal agreement, to the effect that they would have to elect whether to proceed with the traffic light controlled access or the al ternative access by a specific time frame. Two reserved matters schemes for the siting, design, external appearance and landscaping of alternative schemes for residential purposes, at a density of 50 dwelling s per hectare, pursuant to discharge of condition 3 of outline planning permission ref: 10189/APP/2004/1781 dated 09/03/2006 (later amended to refer to the new outline planning permission ref:10189/APP/2007/3383 dated 21/02/2008) were also considered. Whereas application 10189/APP/2007/2463 incorporates the access points approved at outline stage from Eastcote Road and Lime Grove, application 10189/APP/2007/3046 will utilise an alternative access from Eastcote Road which will also service Hi ghgrove House. Both reserved matters schemes, in addition to details pursuant to the discharge of var ious outline planning conditions; namely residential density, community facility, sust ainability and energy assessment, refuse and recycling storage, site survey plan, landscaping, and access statements, were approved on 31 March 2008. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS The developers have elected to implement the alternative access scheme ref:10189/APP/2007/3046, which will utilise an alternative access from Eastcote Road. 4. Planning Policies and Standards UDP / LDF Designation and London Plan The following UDP Policies are considered relevant to the application:- Part 1 Policies: BE13 BE19 BE20 BE21 BE23 BE24 BE38 HDAS New development must harmonise with the existing street scene. New development must improve or complement the character of the area. Daylight and sunlight considerations. Siting, bulk and proximity of new buildings/extensions. Requires the provision of adequate amenity space. Requires new development to ensure adequate levels of privacy to neighbours. Retention of topographical and landscape features and provision of new planting and landscaping in development proposals. Residential Layouts Part 2 Policies: Not applicable 17th May 2010 Advertisement and Site Notice 5. 5.1 Advertisement Expiry Date:- Not applicable 5.2 Site Notice Expiry Date:- 6. Consultations Internal Consultees TREE AND LANDSCAPE OFFICER There are no tree or landscape effects/issues associated with the proposed development, which is therefore acceptable in terms of Saved Policy BE38 of the UDP. URBAN DESIGN OFFICER There are no objections from an urban design point of view to the principle of erecting conservatories to the approved building scheme at the RAF Eastcote site in principle. The different proposals have been assessed in terms of suitability with regards to the position and di stribution within the application site and the visual impact that the additional structures would have on the External Consultees The application have been advertised under Article 8 of the Town and Country Planning General Development Procedure Order 1995 as a Major Development and site notices were erected at the site. Eastcote Residents'Association - No response. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS 7.01 7.02 7.03 7.04 7.05 7.06 7.07 The principle of the development Density of the proposed development Impact on archaeology/CAs/LBs or Areas of Special Character Airport safeguarding Impact on the green belt Environmental Impact Impact on the character & appearance of the area The principle of residential development on this site has already been established by virtue of the outline planning permission. The general layout, design and landscaping of the development has been established by virtue of the reserved matters approval. The proposed conservatories would have constituted permitted development, by virtue of the Town and Country Planning (General Permitted Development) Order 1995 (as amended), had the permitted development rights not been removed under the existing reserved matters approval. These rights were removed so that the Local Planning Authority coul d ensure that any such development would not result in a significant loss of residential amenity to adjoining and future occupiers. It is considered that the application to vary the reserved matters approval, to allow for the introduction of conservatories to individual plots, would have only limited local im pact on the immediate environment and would not raise fundamental issues in relation to density, housing mix, highway matters, parking, flooding and contamination, ecology, energy efficiency and waste disposal, archaeology, affordable housing or planning obligations. No objections are therefore raised to the principle of the development. Not applicable to this application. There are no archaeological or historic issues associated with this application. there are no airport safeguarding issues related to this development There are no Green Belt issues associated with this site. Not applicable to this development. Polices contained within the Hillingdon Unitary Development Plan Saved Policies (September 2007) seek to ensure that new development is compatible with surrounding developments in terms of appearance and layout. Of particular relevance are Policies BE13, BE19 and BE38, which cover the impact of development on the visual amenities of the street scene and character of the area. The approved reserved matters scheme includes a mixture of 2 and 3 storey houses and 3.5 storey apartment blocks. The houses subject to this application comprise of 4 bedroom terraced dwellings arranged over 3 floors (house types 1396C+). Each of the dwellings have front and rear gardens and are located primarily in the northern portion of the site. Generally, the dwellings will be as originally approved, apart from the inclusion of the character and appearance of the surroundings. Part of the conservatories would be constructed as a direct continuation of the consented bui lding structure, which would increase the usability of the interior of the dwellings and contribute positively to the amenity value of the site. Although the additional structures would create some additional bulk and volume to the buildings, on balance it is considered that the proposed design is acceptable in terms of bulk, massing and street scene character in certain locations throughout the site. MAIN PLANNING ISSUES 7. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS 7.08 7.09 Impact on neighbours Living conditions for future occupiers optional conservatories. The proposed conservatories would extend the full width of the properties and would project 3 metres to the rear. The side walls would be masonry party walls supporting a mono-pitch glazed roof. It is considered that the conservatories will integrate appropriately with the existing design of the house and not appear over dominant or out of character. The Urban Design Officer raises no objections to the general design principles. It is considered that external materials can be controlled by condition, in order to achieve a high quality, functional and attractive design. It is not considered that the inclusion of conservatories to these plots would comprom ise the internal character of the development or the character of the local area, in compliance with Policies BE13 and BE19 of the Hillingdon Unitary Development Plan Saved Polic ies (September 2007). Policy BE24 states that the development should be designed to protect the privacy of future occupiers and their neighbours. The Council's Supplementary Planning Document HDAS: Residential Layouts also provides further guidance in respect of privacy, s tating in particular that the distance between habitable room windows should not be less than 21 metres. In relation to outlook, Policy BE21 requires new residential developments t o be designed so as to ensure adequate outlook for occupants of the site and surrounding properties. In relation to sunlight, Policy BE20 of the Hillingdon Unitary Dev elopment Plan Saved Policies (September 2007) seeks to ensure that buildings are laid out to provide adequate sunlight and preserve the amenity of existing houses. Plots 338,344, 345 and 349 are centrally located within the development over 40 metres from the nearest surrounding properties in Kew Gardens. Given this distance, it is considered that the inclusion of conservatories to these plots would not have an adverse impact on the amenities of surrounding residents in terms of loss of privacy, out look, daylight or sunlight. In addition to the above considerations, all of the proposed conservatories would have solid flank walls, while the proposed fencing to the individual plots would prevent overlooking and loss of privacy to future adjoining residents of these plots. In terms of outlook, it is not considered that the depth of the conservatories at 3 m etres would not result in an unacceptable impact on the future occupiers of adjoining plots or adjoining residents. It is also considered that given the single storey nature of t he conservatories, they would not have an unacceptable impact on level of daylight and sunlight to future residents of adjoining plots. Overall, it is considered that the inclusion of the proposed conservatories would respec t the sensitivities of the surrounding area and any adverse impact to the amenity of neighbours, would be limited, in accordance with the provisions of Policies BE20, B E21 and BE24 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and relevant design guidance. Policy BE23 of the Unitary Development Plan requires the provision of external ameni ty space which is sufficient to protect the amenity of the occupants of the proposed and surrounding buildings, and which is usable in terms of its shape and siting. HDAS Minimum Amenity Space Requirements for a four bedroom house is 100sq. metres. By adding the proposed conservatories, the remaining garden areas of 2 of the plots will be 40sq.m, whilst the other 2 plots would have approximately 65sq.m of amenity space. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS 7.10 7.11 7.12 7.13 7.14 7.15 7.16 7.17 7.18 Traffic impact, car/cycle parking, pedestrian safety Urban design, access and security Disabled access Provision of affordable & special needs housing Trees, Landscaping and Ecology Sustainable waste management Renewable energy / Sustainability Flooding or Drainage Issues Noise or Air Quality Issues Whilst the remaining amenity space will fall short of the HDAS minimum am enity space requirements, the remaining garden areas would still be approximately 9 metres deep, which is considered to be a reasonable space for outdoor family activities. It is also noted that the internal layouts of the ground floor of the town houses have been modified to create an open plan, flexible living space which will link indoor and outdoor living space. In addition to the private amenity space referred to above, the plots directly abut a lar ge area of open space and a wild life habitat. These areas of public open space form part of the wider provision of informal areas of green public open space spread around the RAF site, which cumulatively equate to approximately 0.7ha. This space is provided as follows: § Land along the public right of way adjacent to the boundary with Highgrove House. This space is rising ground and incorporates a number of existing good quality trees. § Land along the northern boundary with Flag Walk. This space comprises a small copse of existing trees which are retained. They provide a setting for and act to protect the amenity of these properties which lies within close proximity of the Conservation Area. § Land within the southern part of the site. This parcel incorporates the LEAP, inform al space and a meeting space for the Community Building. Overall it is considered that the amenity space provision would be sufficient to m eet the needs of future occupiers, and will generally provide good environmental conditions, in compliance with relevant policy and design guidance. There are no highway, access or parking issues associated with this application. These issues have been dealt with elsewhere in the report. The dwellins have been designed to meet the requirements of Paert M of the Building Regulations and Lietime Homes. The conservatory extension to the ground floor accomodation will be on the same level as the main house. Access to the rear garden wil l be via the french doors and the gardens will incorporate level patio arealinked to the doors with a maximum 150mm step threshold for ease of access. There will be no impact on the approved scheme with regard to mobility through the site. The links between the proposed conservatories and the houses have been designed to ensure easy passage by those with limited mobility, with access to the garden from the conservatories, in compl iance with the Supplementary Planning Document HDAS: Accessible Hillingdon. Not applicable to this application. In terms of the impact of the proposed conservatories on the approved landscaping scheme, the Tree and Landscape Officer has commented that there are no existing trees on this part of site where the conservatories are proposed and thus does not raise any objection to the proposal. Not applicable to this application. Not applicable to this application. Not applicable to this application. Not applicable to this application. North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS 7.19 7.20 7.21 7.22 Comments on Public Consultations Planning Obligations Expediency of enforcement action Other Issues There are no immediate surrounding properties directly adjoining the plots subject to thi s application, as the application sites are centrally located and completly surrounded by the wider RAF Eastcote site. No responses have been received to the public consultation. It is considered that the application to vary the reserved matters approval, to allow for the introduction of conservatories to individual plots, would have only limited local im pact on the immediate environment and would not raise fundamental issues in relation to planning obligations. There are no enforcement issues associated with this site. There are no other issues associated with this development. 8. Observations of the Borough Solicitor When making their decision, Members must have regard to all relevant planning legislation, regulations, guidance, circulars and Council policies. This will enable them to make an informed decision in respect of an application. In addition Members should note that the Human Rights Act 1998 (HRA 1998) makes it unlawful for the Council to act incompatibly with Convention rights. Decisions by the Committee must take account of the HRA 1998. Therefore, Members need to be aware of the fact that the HRA 1998 makes the European Convention on Human Rights (the Convention) directly applicable to the actions of public bodies in England and Wales. The specific parts of the Convention relevant to planning matters are Article 6 (rig ht to a fair hearing); Article 8 (right to respect for private and family life); Art icle 1 of the First Protocol (protection of property) and Article 14 (prohibition of discrimination). Article 6 deals with procedural fairness. If normal committee procedures are foll owed, it is unlikely that this article will be breached. Article 1 of the First Protocol and Article 8 are not absolute rights and infri ngements of these rights protected under these are allowed in certain defined circumstances, for example where required by law. However any infringement must be proportionate, which means it must achieve a fair balance between the public interest and the private interest infringed and must not go beyond what is needed to achieve its objective. Article 14 states that the rights under the Convention shall be secured without discrimination on grounds of 'sex, race, colour, language, religion, political or other opinion, national or social origin, association with a national minority, property, birth or other status'. 9. Observations of the Director of Finance This is not applicable to this application. 10. CONCLUSION It is considered that the application to vary the reserved matters approval, to allow for the introduction of conservatories to individual plots, would have only limited local im pact on the immediate environment. The proposed scheme would be sympathetic to the character of the surrounding area, while creating good environmental conditions , creating flexibl e North Planning Committee - 22nd June 2010 PART 1 - MEMBERS, PUBLIC & PRESS living space for future occupiers. The development would not result in unacceptable impacts on the amenities of neighbouring properties. Subject to the conditions originall y imposed on reserved matters approval ref.10189/APP/ 2007/3046, in so far as the same are still subsisting and capable of taking effect, the applications are recommended for approval. 11. Reference Documents London Plan Planning Policy Statement 3 Housing Hillingdon Unitary Development Plan Saved Policies (September 2007) Supplementary Planning Document Accessible Hillingdon Supplementary Planning Document Residential Layouts Supplementary Planning Guidance Community Safety by Design Council's Supplementary Planning Guidance Community Safety by Design Karl Dafe 01895 250230 Contact Officer: Telephone No: LONDON BOROUGH OF HILLINGDON Planning & Community Services Civic Centre, Uxbridge, Middx. UB8 1UW Telephone No.: Uxbridge 250111 L E R E ³ E C L C E ³ E L L L L E R E R E R E E L L G A _ A A _ G 281 53 TUDOR CLOSE 45 79 1 to 13 29 22 Dean's Co tt age 22 LB Allotment Blac k Horse Parade 28 Old Ba rn Sho p s 4 Garage 65 7 Stanmore House 112a 112 110 AZA LEA 10 4 Hawk law H ous e House 7 14 14 58 1 7 GARD ENS Methodist CRESCENT 1 2 12 PAM ELA GA RDEN S 2 52.7m Sus sex House 77 1 72 49 45 43 2 33 42 30 40 50 43 MOU NT PAR K R OAD 43.3m SPR ING DR IVE EASTC OTE 81 House 1 House 25 15 45.6m (PH ) KENT GA RDEN S 36 3b 3a 97 1 to 5 WALK AZALE A WALK 12 1 16 70 79 56 DEANE WA Y Hall FARTHINGS CLOSE 28 1 of 79 75 3 38 1 36 41 94 111 Post 16 FLAG WAL K 14 FB (PH) 16 KENT G AR DENS The Black Horse to 66a El Sub Sta Court The old Ba rn House Shelter 1 54 94 COLERIDGE DRIVE 2 12 85 1 40 8 92 50.0m 1 27 ALISON CLOSE 23 15 14 Presbytery 27 26 13a Pond 1 269 42 39 54 45.1m Lake LIDGOULD GR OVE Cottage 41 Yew Tree Lo dge 27 Willo w Tree SUT TON CLOSE 19 33 3 1 Alexander 11 1 82 1 to 6 111 10 MAP LE C L OSE 48 Church CL OSE 25 13 b Highgrove Bath 74 77 b Sta 37 47 202 206 76 Cottages Car Park 1 1 92 32 Highgrove 1 27 14 to 32 1a 9 The Ros ery Old Forge The Black H orse 12 66 Drain 43.6m 1 to 4 40 KENT GARDE NS 1 FLOW ERS AV ENUE 77 2 83 1 to 9 19 43 48.2m 31 37 Green Pastures 9 13 77 13 10 47 AR K R OAD 106 to 40 CA MPBELL CLOSE 51 123 35 46 39 HIGH ROA D River Pinn 27 14 Allotment Gardens CO LER IDG E DR IVE 1 to 6 17 49 14 1 to 8 Enigma Hall 1 to 12Georgian Lodge HA W THORN E AVENUE 62 Peace Vale 2 25 8 33 Eastcote 16 55 32 27 2 44 16 ROBA R TS 14 CL OSE Allot Gdns 73 48 to 52 121 48 to 29 200 92a 90 39 12 TCBHIGH ROAD EAST COTE Gardens 5 3c 74 80 44 19 Dollis Hill 99 20 26 3 53 PARK FA RM 25 15 30 MEAD OW WAY Catholic Church St Thom as Mor 79 46 1920 43.3m 204 49 New 3 109 44 67 Flag 3 83 43.9m 3 4 Pond 11 20 1 34 5 2 LIME GR OVE 59 1 84 44a 11 Eastcote Place 47 Still Wate rs 25 37 54 104 4 Fair Haven FIELD E ND ROAD 40 84 LB 24 51.8m 10 34 32 THE SI GERS 28 28 ´ June 2010 Site AddressNotes For identification purposes only. © Crown Copyright. All rights reserved. London Borough of Hillingdon 100019283 2009 Site boundary This copy has been made by or with the authority of the Head of Committee Services pursuant to section 47 of the Copyright, Designs and Patents Act 1988 (the Act). Unless the Act provides a relevant exception to copyright. RAF Eastcote Lime Grove Ruislip 10189/APP/2010/736 North Planning Application Ref: Planning Committee Date Scale 1:3,000