Agenda and minutes

Cllr Hensley declared a personal and prejudicial interest in item 13 (Brunel University, Kingston Lane) and left the room while discussions and voting took place.

Cllr J Cooper declared a personal and prejudicial interest in item 11 (Cowley Mill Industrial Estate) and left the room while discussions and voting took place.

Cllr Stead declared a personal interest in item 13 (Brunel University Kingston Lane) and he was a Brunel Ward Councillor. Cllr Stead remained in the room for discussions and voted on the matter.

Cllr Gilham declared a personal interest in item 19 (7 Cherry Tree Avenue) as he was a Yiewsley Ward Councillor. Cllr Gilham remained in the room for discussions and voted on the matter.

Cllr Sansupuri declared a person interest in item 16 (Hayes Bridge Retail Park) as he was a Townfield Ward Councillor. Cllr Sansupuri remained in the room for discussions and voted on the matter.

Cllr Bridges declared a person interest in item 15 (123 Uxbridge Road) as he was a Hillingdon East Ward Councillor. Cllr Bridges remained in the room for discussions and voted on the matter.

The minutes of the previous meeting were agreed as an accurate record by the Committee.

It was confirmed that all items marked Part 1 would be considered in public and all items marked Part 2 would be considered in private.

Extension, reconfiguration and refurbishment of existing three-form entry primary school.

RECOMMENDATION: APPROVAL

Extension, reconfiguration and refurbishment of existing three-form entry primary school.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

In accordance with the Council’s constitution, a representative of the petitioners addressed the meeting in objection to the application.

The petitioner made the following points:

• The new school building would create a ‘closed-in’ feeling for residents located around the site
• Noise levels may rise due to children using the new building
• The residents’ gardens near the site were not very large so the erection of a two-storey building would infringe on the privacy of neighbours
• The building construction would have an adverse effect on local neighbours.

In accordance with the Council’s constitution, a representative of the petitioners addressed the meeting in support of the application.

The petitioner made the following points:

• There was an urgent need for additional accommodation space at the school – the current arrangements were undersized and unsuitable
• The school hall was grossly undersized
• There were currently no green areas in the school grounds
• The Board of Governors had two options: to alter the school from a 3 form of entry to a 2 form of entry or expand the school. The Governors favour the latter option
• The front of the school has been developed as a playground – the expansion would allow for two playgrounds to be used in a staggered manner by the different forms.

Officers assured Members that the 15m distance rule for residential sites was appropriately applied in this case, as the proposal was for a two-storey building akin to the size of a residential dwelling. The proposal was in fact set 18m away from neighbouring dwellings.

Members queried the external teaching area on the first floor of the building and asked Officers to add a condition that this area be used only during school hours:

'The upper level outdoor area hereby approved, shall only be used in association with the School, and not outside the hours of 09.00 hours to 18.00 Mondays to Fridays, 10.00 to 16.00 Saturdays and not at all on Sundays, Bank or Public Holidays, and shall not be made available for use by the wider community, nor shall any music, sounds or audible recording (amplified or otherwise) be played or made out side of the building at the upper level at any time.

REASON

To safeguard the amenity of the occupants of surrounding properties in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007).'

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, and amendments in the Addendum sheet circulated at the meeting.

Application for a new planning permission to replace an extant planning permission, in order to extend the time limit for implementation, ref:8294/APP/ 2005/952 dated 29/06/2005: Redevelopment of site to provide Class B1(b) and B1(c) (Business) and B8 (Storage and Distribution) uses including some trade counter uses with associated parking, servicing, access and landscaping.

Deferred from C&S Committee 19/04/2011

RECOMMENDATION: APPROVAL

Application for a new planning permission to replace an extant planning permission, in order to extend the time limit for implementation, ref:8294/APP/ 2005/952 dated 29/06/2005: Redevelopment of site to provide Class B1(b) and B1(c) (Business) and B8 (Storage and Distribution) uses including some trade counter uses with associated parking, servicing, access and landscaping.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, and amendments in the Addendum sheet circulated at the meeting.

Demolition of existing buildings and structures at Nos.460-468 Bath Road and land to rear, including land currently forming part of the Abbey Business Centre, to provide a 3-5 storey 342-bedroom hotel with ancillary meeting room, bar and restaurant (Class C1), and associated plant; hard and soft landscaping; car parking including a 145 decked car park; highways and all necessary enabling works; redevelopment of No.452 Bath Road to provide 4 three-bedroom houses; retention and conversion of No.470 Bath Road into 1 one-bedroom and 1 two- bedroom apartments; and conversion of outbuilding to No.456 Bath Road into 1 two-bedroom apartment.

RECOMMENDATION: APPROVAL

Demolition of existing buildings and structures at Nos.460-468 Bath Road and land to rear, including land currently forming part of the Abbey Business Centre, to provide a 3-5 storey 342-bedroom hotel with ancillary meeting room, bar and restaurant (Class C1), and associated plant; hard and soft landscaping; car parking including a 145 decked car park; highways and all necessary enabling works; redevelopment of No.452 Bath Road to provide 4 three-bedroom houses; retention and conversion of No.470 Bath Road into 1 one-bedroom and 1 two- bedroom apartments; and conversion of outbuilding to No.456 Bath Road into 1 two-bedroom apartment.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

Members instructed officers to amend the resolution A by:

• deleting the words ‘and/or Section 278 of the Highways  Act  1980  (as  amended)’
• amending resolution A(ii) by replacing the words ‘enters  into  a  S278  agreement  for  any/all  works’ with the words ‘enters into an agreement with the relevant Highway Authority for any/all works’

Members were concerned by the opening hours of the upper deck of the car park. The Committee instructed officers to replace wording of condition 67 as follows:

'Before development commences, plans and details of measures to prevent access by vehicles to and from the upper deck of the car park outside of the hours of 07:00 to 20:00 Mondays to Saturdays and 0800 to 2000 Sundays, Bank and Public Holidays, shall be submitted to, and approved in writing by, the Local Planning Authority.  Thereafter the development and use of the decked car park shall be carried out and undertaken in accordance with the approved details.

REASON:

In order to safeguard the amenities of the area in accordance with Policy OE1 of the Hillingdon Unitary Development Plan Saved Policies (September 2007).'

Members sought to ensure that access to motorbikes/mopeds would be prevented and advised officers to add the following informative:

'You are advised that in relation to condition 11, the Council expects that the gates to be designed to both prevent access to persons on motorbikes/mopeds and at the same time provide access for persons with disabilities.'

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

A) Detailed planning permission for 10,194sqm (Gross External Area (GEA)) of commercial floorspace (B1c/B2/B8 Use Classes) on Plot 3 including a new access from Scylla Road and associated car parking, landscaping and ancillary works.

B) Outline planning permission (all matters reserved) for development to provide up to 6,294sqm (GEA) of flexible B1c/B2/B8 floorspace for Plot 1 and up to 8,163sqm (GEA). of flexible B1c/B2/B8 floorspace for Plot 2 with associated car parking, landscaping and ancillary works. (Hybrid Application).

RECOMMENDATION: APPROVAL

A) Detailed planning permission for 10,194sqm (Gross External Area (GEA)) of commercial floorspace (B1c/B2/B8 Use Classes) on Plot 3 including a new access from Scylla Road and associated car parking, landscaping and ancillary works.

B) Outline planning permission (all matters reserved) for development to provide up to 6,294sqm (GEA) of flexible B1c/B2/B8 floorspace for Plot 1 and up to 8,163sqm (GEA). of flexible B1c/B2/B8 floorspace for Plot 2 with associated car parking, landscaping and ancillary works. (Hybrid Application)

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

Members were concerned about the outside lighting as the building was within the Heathrow Airport boundary. The Committee asked officers to amend the resolution A by deleting the words ‘and/or Section 278 of the Highways Act 1980  (as  amended)’

Amending resolution B by replacing the words 'and 278 agreements'

Amend condition 36 as follows:

'The external lighting hereby approved shall be installed and maintained in accordance with the specification contained within the document entitled `External Lighting Strategy' dated 3rd May 2011. Obstacle lights shall be placed on cranes(s) or other construction equipment above 60metres AOD to be used in the development.  An obstacle lighting scheme shall be implemented for the duration of the construction period.  These obstacle lights must be steady state red lights with minimum intensity of 2000 candelas.  Periods of illumination of obstacle lights, obstacle light locations and obstacle light photometric performance must all be in accordance with the requirements of  'CAP168 Licensing of Aerodromes' (available at www.caa.co.uk/srg/aerodrome).  Lighting schemes required during construction and for the completed development shall be of a flat glass, full cut off design, mounted horizontally, and shall ensure that there is no light spill above the horizontal.

REASON

To comply with Policy A6 of the Hillingdon Unitary  Development Plan Saved Policies September 2007 and because permanently illuminated  obstacle lighting is required for the duration of construction and on construction equipment to avoid endangering the safe movement or aircraft and the operation of Heathrow  Airport.  For further information please refer to Advice Note 4 "Cranes and Other Construction Issues" (available at www.aoa.org.uk/publications/safeguarding.asp).'

The Committee agreed to delegate the changes to the wording of resolution A and B and Condition 35 to the Chairman and Labour Lead.

Members instructed officers to add the following informative: 

'Given the nature of the proposed development it is possible that a crane may be required during construction.  Your attention is drawn to the requirement within the British Code of Practice for the safe use of Cranes, which requires crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome.  This is explained further in Advice Note 4 ' Cranes and other Construction Issues' (www.aoa.org.uk/publications/safegaurding.asp).'

Amend condition 4 by adding the following wording after the last sentence:

‘Thereafter the development shall be carried out in accordance with the approved phasing and implementation plan.’

Members were concerned about the use of the building and therefore  ...  view the full minutes text for item 73.

Change use from Class B1(c) , B2, B8 to a Class D1 (training centre) with associated alterations to internal layout including creation of new stair case, toilets, and an external plant compound at ground level, alterations to access and parking arrangements.

RECOMMENDATION: APPROVAL

Change use from Class B1(c) , B2, B8 to a Class D1 (training centre) with associated alterations to internal layout including creation of new stair case, toilets, and an external plant compound at ground level, alterations to access and parking arrangements.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

Officers advised the Committee that amendments would be made to condition OM1 as set out in addendum (wrongly labelled condition 1 in addendum) as follows:

'The development hereby approved shall not be carried out otherwise than in strict accordance with the following plans:

W0050-500

W0050-503 REV B

W0050-513 REV D

W0050-515 REV C

PL-01B

PL-02A

PL-03B

PL-04B

REASON:

To ensure that the development has a satisfactory external appearance in compliance with Policy BE13 of the Hillingdon Unitary Development Plan Saved Policies (September 2007) and complies with all other development plan policies listed within the relevant informative of this permission.'

To encourage sustainable travel Members instructed officers to amend condition 9 in the addendum to read as follows:

'Prior to occupation of the development hereby approved a minimum of 2 electric charging points (1 to the front and 1 to the rear) capable of charging multiple vehicles simultaneously shall be installed in the front parking area shown on drawing PL-01 B. Thereafter the charging point shall be retained and made available for users of the development for so long as the use continues.

REASON

To encourage sustainable travel and to comply with London Plan Policy 6.13.'

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

Change of use from Class B1/B8 to Class B1/B8/D1 for use as children's soft play centre.

RECOMMENDATION: REFUSAL

Change of use from Class B1/B8 to Class B1/B8/D1 for use as children's soft play centre

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

In accordance with the Council’s constitution, a representative of the petitioners addressed the meeting in support of the application.

The petitioner made the following points:

• The petitioner has visited 17 soft play areas across the UK and each one was situated within an industrial estate. The reason for this was that high ceilings were needed to accommodate the equipment
• The building had separate rooms which would be used for children’s parties
• The site was close to the town centre and had good public transport links
• Car parking was available to the side of the site
• The application had received a large amount of support from neighbours and users of the facility
• Soft play areas helped children build social awareness and network outside of school, and Hillingdon did not have a site as such yet.

In accordance with the Council’s constitution, a representative of the applicant was able to address the meeting in support of the application.

The Agent made the following points:

• The application sought to include class D1 use to allow the application to meet the demand for a soft play centre in the borough
• The closest soft play centre was out of the borough
• The soft play centre in Slough was situated within an industrial estate.

Members were concerned about the class use of the building. Officers informed Members that the building was not classed for B2 heavy industry use. However, the Committee were concerned with the legality of placing a children’s play area in an industrial building. Members queried whether permission could be granted with the use of the building conditioned. Officers advised Members that conditional permission could not be granted.

The recommendation for refusal was moved, seconded and on being put to the vote was agreed.

Resolved – That the application was refused as set out in the officer’s report.

Conversion of detached barn to rear to a three-bedroom residential unit, including 2 parking spaces and associated amenity space.

RECOMMENDATION: APPROVAL

Conversion of detached barn to rear to a three-bedroom residential unit, including 2 parking spaces and associated amenity space.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

Creation of an area of concrete hardstanding.

RECOMMENDATION: APPROVAL

Creation of an area of concrete hardstanding.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

The refurbishment of Grade II listed house at 456 Bath Road, including internal alterations, as well as works to outbuilding (including refurbishment and internal and external alterations to convert this into 1 x 2-bedroom dwelling, associated hard and soft landscaping works (Application for Listed Building Consent).

RECOMMENDATION: APPROVAL

The refurbishment of Grade II listed house at 456 Bath Road, including internal alterations, as well as works to outbuilding (including refurbishment and internal and external alterations to convert this into 1 x 2-bedroom dwelling, associated hard and soft landscaping works (Application for Listed Building Consent)

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

Members instructed officers to replace the condition in the addendum to read:

'Prior to the commencement of any works in relation to buildings at 456 Bath Road (including the former stables and the main house) or affecting its curtilage a detailed schedule of works for the restoration of the former stables shall be submitted to and approved in writing by the Local Planning Authority.  The detailed schedule of works shall include measures to install electricity into the building as well as roof lights to enable natural lighting of the structure, in addition measures shall include those to protect the building from the weather, vandalism and accidental damage and then building being retained during the construction phase of the development.

The owner/applicant shall notify the Council (Head of Planning, Trading Standards & Environmental Protection) on commencement of the approved restoration works to the former Stables.  On completion of restoration works to the former Stables, a condition survey shall be undertaken and the result of which shall be submitted to the Local Planning Authority and approved in writing by the Local Planning Authority.

The former Stables shall only be used in association with the main house by the property owner, and shall not be used as a separate business or separate unit of accommodation.  The former Stables shall there after be maintained to a standard commensurate with that identified in the approved condition survey.

REASON:

To ensure the future conservation, management and enhancement of the building and to safeguard the special architectural and/or historic interest of the building in accordance with Policy BE8 of the Hillingdon Unitary Development Plan Saved Policies (September 2007).'

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

Part two storey, part single storey rear/side extension, part single storey, part two storey, part three storey front/side extension incorporating new front porch, alterations to existing elevations, installation of external staircase to side, installation of glass canopy to existing roof, installation of wheelchair ramp to front. Involving the conversion to provide a place of worship at ground and part first floor, a 2 bed self-contained unit at first floor and a 3 bed self contained unit on the second floor.

RECOMMENDATION: REFUSAL

Part two storey, part single storey rear/side extension, part single storey, part two storey, part three storey front/side extension incorporating new front porch, alterations to existing elevations, installation of external staircase to side, installation of glass canopy to existing roof, installation of wheelchair ramp to front. Involving the conversion to provide a place of worship at ground and part first floor, a 2 bed self-contained unit at first floor and a 3 bed self contained unit on the second floor.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

Members discussed the refusal reason and asked officers to reword the refusal reason 1 as follows:

“The proposal fails to satisfactorily demonstrate that the traffic generated by the proposed development would not have an adverse impact on the surrounding highway network, be prejudicial to the free flow of traffic and detrimental to highway and pedestrian safety. The proposal also fails to demonstrate that sufficient off street parking provision (which meets the councils approved parking standards to service the proposed development) would be made. The development would therefore lead to additional on street parking to the detriment of pedestrian and highway safety. The proposal therefore fails to comply with policies R9, AM1, AM2, AM7 and AM14of the Hillingdon Unitary Development Plan Saved Policies (September 2007)”

The recommendation for refusal was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be refused as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

Application for variation of condition 4 (to extend the range of goods permitted to be sold) of planning permission ref: 51331/APP/2005/1415 dated 17/07/2005: Alterations to front, rear and side elevations to create new entrances and new enclosed service corridor.

RECOMMENDATION: APPROVAL

Application for variation of condition 4 (to extend the range of goods permitted to be sold) of planning permission ref: 51331/APP/2005/1415 dated 17/07/2005: Alterations to front, rear and side elevations to create new entrances and new enclosed service corridor.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

Variation of condition 2 (to allow use of betting shop between the hours of 09:00 hrs and 22:00 hrs) of planning permission ref. 568/APP/2010/1741 dated 17 January 2011: Change of use from Class A1 (Retail) to Class A2 (Financial and Professional Services) for use as Betting Shop.

RECOMMENDATION: APPROVAL

Variation of condition 2 (to allow use of betting shop between the hours of 09:00 hrs and 22:00 hrs) of planning permission ref. 568/APP/2010/1741 dated 17 January 2011: Change of use from Class A1 (Retail) to Class A2 (Financial and Professional Services) for use as Betting Shop.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

Erection of a first floor side extension (involving demolition of existing chimney to side).

RECOMMENDATION: APPROVAL

Erection of a first floor side extension (involving demolition of existing chimney to side).

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

The recommendation for approval was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be approved as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

Continued use of extended dwelling as two separate dwellings.

RECOMMENDATION: REFUSAL

Continued use of extended dwelling as two separate dwellings

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

The recommendation for refusal was moved, seconded and on being put to the vote was agreed.

Resolved – That the application be refused as set out in the officer’s report, with amendments highlighted above and amendments in the Addendum sheet circulated at the meeting.

ENFORCEMENT REPORT

8 Burndell Way, Hayes.

Officers presented the report to the Committee and drew their attention to the amendments in the Addendum sheet.

The recommendation for enforcement was moved, seconded and on being put to the vote was agreed.

Resolved – That enforcement action take place as set out in the officer’s report.