Agenda and minutes

Apologies had been received from Cllr Mo Khursheed with Cllr Dave Allam substituting.

Councillor Brian Stead declared a non-pecuniary interest in Item 9 as it was in his ward and remained in the room to discuss and vote on the item.

Councillor Dominic Gilham declared a pecuniary interest in Item 9 and left the room whilst the item was discussed.

The minutes of the meetings held on 25 September and 9 October 2012 were agreed as a correct record.

There were no matters notified in advance or urgent.

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

Outline planning application for a mixed use development of the Old Vinyl Factory site, including the demolition of up to 12,643 sqm of buildings and construction of up to 112,953 sqm (112,953 sqm includes the retention and re-use of 784 sqm of the Power House and 901 sqm Pressing Plant) of new floorspace. Uses to include up to 510 residential units (maximum area of 49,000 sqm GEA), up to 7,886 sqm of new B1 floorspace, up to 4,000 sqm of A class uses (A1, A2, A3, A4, A5), up to 4,700 sqm of D1 and D2 uses, an energy centre (up to 950 sqm), car parking, works to access and creation of new accesses and landscaping.

RECOMMENDATION

1. That the application be referred to the Greater London Authority (under Article 5 of the Town and Country Planning (Mayor of London) Order 2008).

2. That subject to the Mayor not directing the Council under Article 6 of the Town and Country Planning (Mayor of London) Order 2008 to refuse the application, or under Article 7 of the Order that he is to act as the local planning authority for the purpose of determining the application, delegated powers be given to the Head of Planning & Enforcement to grant planning permission, subject to any relevant amendments requested by the Government Office for London or the Greater London Authority.

Outline planning application for a mixed use development of the Old Vinyl Factory site, including the demolition of up to 12,643 sqm of buildings and construction of up to 112,953 sqm (112,953 sqm includes the retention and re-use of 784 sqm of the Power House and 901 sqm Pressing Plant) of up to 510 residential units (maximum area of 49,000 sqm GEA), up to 7,886 sqm of new B1 floorspace, up to 4,000 sqm of A class uses (A1, A2, A3, A4, A5), up to 4,700 sqm of D1 and D2 uses, an energy centre (up to 950 sqm), car parking, works to access and creation of new accesses and landscaping.

Officers introduced the report and outlined the changes as per the addendum. 

The site had previously failed to attract new tenants in significant numbers and, as a result, a number of the existing buildings have fallen into disrepair and the regeneration had not materialised.  The application seeked to create a new urban quarter with the potential for up to 4,000 jobs on the site with further jobs created, indirectly, off site.

In accordance with the Council’s constitution a representative of the petition received in support of the proposals was invited to address the meeting. The lead petitioner spoke on behalf of the petition and applicant and raised the following points:

• That previous applications did not have the right concept.
• The proposed development would create extra jobs on-site.
• Planning requirements had been met.
• It was important that the proposals were moved forward.
• A cinema and restaurant had already showed interest and committed.
• The application would contribute to public realm and town centre improvements.

The Chairman read the Committee an email received from Cllr Janet Gardner who was a Ward Councillor.  The email stated that Cllr Gardner was a local resident on the periphery of the application site and supported the proposals.  Originally Cllr Gardner was not happy to learn that a development would be built in such close proximity to her home.  However, following several meetings with the developer and having viewed the plans Cllr Gardner was now excited about the proposals and the developers’ enthusiasm to put Hayes back on the map.

The Head of Planning, Sport and Green Spaces informed Members that a letter had been received from TFL regarding highway modelling issues which was attached to the addendum.  Members discussed other planning applications in the local area which had been approved, or were waiting for approval.  Members questioned whether any future traffic modelling plans would incorporate the recently approved ASDA site, the HPH Millington Road applications and the Vinyl Factory.  Officers confirmed that all sites would be incorporated into any future traffic modelling plans to ensure a solution that works as a whole. 

Members were concerned about the proximity of the railway line and the noise effect it could have on residents.  Officers assured Members that an acoustic barrier would be installed prior to any works being carried out.  There was also concern made regarding  ...  view the full minutes text for item 175.

Erection of roof top extension comprising 2,914 sqm GEA of B1 office

floorspace above the existing Cabinet Building (in form of three cabinets with

interlinking canopies), a new 155 sqm GEA entrance canopy at ground level

and new 150 sqm GEA external escape staircase (total maximum combined

area of 3,219 sqm GEA)

RECOMMENDATION

APPROVAL

Erection of roof top extension comprising 2,914 sqm GEA of B1 office floorspace above the existing Cabinet Building (in form of three cabinets with interlinking canopies), a new 155 sqm GEA entrance canopy at ground level and new 150 sqm GEA external escape staircase (total maximum combined area of 3,219 sqm GEA)

Officers introduced the report and outlined the changes as per the addendum.

Members discussed this item in detail with item 6.

The recommendation contained in the officer’s report with the changes outlined in the addendum was moved, seconded and on being put to the vote was unanimously agreed.

Resolved: That the application be approved subject to the conditions out lined in the officer’s report and changes as per the addendum.

Demolition and partial demolition of up to and including 12,448sqm of buildings within the Old Vinyl Factory site. (Application for Conservation Area Consent)

RECOMMENDATION

APPROVAL

Demolition and partial demolition of up to and including 12,448sqm of buildings within the Old Vinyl Factory site.(Application for conservation area consent.

Officers introduced the report and outlined the changes as per the addendum.

Members discussed this item in detail with item 6.

The recommendation contained in the officer’s report with the changes outlined in the addendum was moved, seconded and on being put to the vote was unanimously agreed.

Resolved:  That the application be approved subject to the conditions out lined in the officer’s report and changes as per the addendum.

Erection of an indoor sports facility, 3m acoustic fence and associated works.

RECOMMENDATION

1. That the Council enter into a legal agreement with the applicants under Section 106 of the Town and Country Planning Act 1990.

Erection of an indoor sports facility, 3m acoustic fence and associated works.

Cllr Gilham declared a pecuniary interest in this item and left the room for this item.

Officers introduced the report and outlined the changes made as per the addendum.

Members discussed the loss of Green Belt and playing field. The Head of Planning, Sport and Green Spaces, James Rodger advised Members that no objections had been received from Sport England, English Heritage or local residents who had objected to previous planning applications.  Members agreed that although building on Green Belt was normally not supported by the local community that under special circumstances, such as this application, it was acceptable. 

Members sought clarification on whether the Science Block at Uxbridge High School had planning approval; the Chairman confirmed that it had been given.  The Head of Planning, Sport and Green Spaces, James Rodger, offered further clarification that the applicant would relinquish their right to build the previous planning application (ref:6528/APP/2007/2074) sought in 2007.  The Phase 2 building would be directly adjacent to the new sports hall and therefore could not be built in its approved form.  The school would have to submit a new planning application which would take into account the sports hall.

Members discussed issues regarding noise and light impact and were informed that the facility would only be used during its operating hours and light sensors were expected to be used within the building when facilities and rooms were not in use.

The recommendation contained in the officer’s report with the changes outlined in the addendum was moved, seconded and on being put to the vote was unanimously agreed.

Resolved:

1. That the Council enter into a legal agreement with the applicants under Section 106 of the Town and Country Planning Act 1990 (as amended or other appropriate legislation to ensure:

(i)     That if this consent is implemented then the Phase 2 proposals approved under planning reference 6528/APP/2007/2074, granted on 8 October 2007 shall not be implemented.

(ii) The submission of a School Use Scheme for the approval in writing by the Local Planning Authority. The Scheme shall include hours of use, access to the grass pitches and the artificial pitch by school pupils and staff and details of coaching provided by Brentford FC.

2. That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in the preparation of the S106 Agreement and any abortive work as a result of the agreement not being completed.

3. That officers be authorised to negotiate and agree the detailed terms of the proposed agreement.

4. If the S106 Agreement has not been finalised by the 28 May 2013, or  such other timeframe that may be agreed by the Head of Planning Sport and Green Spaces, the application be refused for the following reason:

The cumulative impact of the proposal and previously approved but unimplemented development on the school site, by reason of their siting, height and bulk and associated infrastructure works, would  ...  view the full minutes text for item 178.

Erection of a four storey building to provide 6,966sq.m of Class B1(a) Office floorspace, provision of 72 associated car parking spaces at basement level, associated landscaping and ancillary works.

RECOMMENDATION

1. That the application be referred to the Greater London Authority (under Article 5 of the Town and Country Planning (Mayor of London) Order 2008).

Erection of a four storey building to provide 6,966sq.m of Class B1(a) Office floorspace, provision of 72 associated car parking spaces at basement level, associated landscaping and ancillary works.

Officers introduced the report and outlined the changes made as per the addendum.  Members discussed the application in further detail.

The recommendation contained in the officer’s report with the changes outlined in the addendum was moved, seconded and on being put to the vote was unanimously agreed.

Resolved:

1. That the application be referred to the Greater London Authority (under Article 5 of the Town and Country Planning (Mayor of London) Order 2008).

2. That subject to the Mayor not directing the Council under Article 6 of the Town and Country Planning (Mayor of London) Order 2008 to refuse the application, or under Article 7 of the Order that he is to act as the local planning authority for the purpose of determining the application, delegated powers be given to the Head of Planning & Enforcement to grant planning permission, subject to any relevant amendments requested by the Greater London Authority and the following:

A. That the Council enters into a legal agreement with the applicant under Section 106 of the 1990 Town & Country Planning Act (as amended) and/or Section 278 and S38 of the Highways Act 1980 (as amended) or other  appropriate legislation to secure:

1. Construction Training: An in-kind scheme delivered during the construction phase of the development, with the scheme to be submitted to and approved prior to the commencement of the development.

2. Employment Strategy: Prior to occupation of the development an employment strategy is to be prepared and agreed in writing with the council, demonstrating how local people will be given access to job opportunities on the site.

3. Public Realm: Prior to the commencement of either HPH 4 or HPH5, whichever comes first, a scheme shall be submitted to and approved in writing by the council addressing improvements to the public realm within the vicinity of the site. As a minimum the scheme shall address landscaping improvements to the land immediately adjacent to the site and the Dawley Road roundabout.

4. Carbon Off-Setting: A financial contribution of  the sum of £15,660 is to be secured.

5.  Air Quality: A financial contribution of the sum of £12,500 is to be secured.

6. Travel Plan: A Travel Plan is to be prepared to TfL guidelines and adhered to for the life of the development.

7. Highways: Relevant legal agreements are required to be entered into to address all highways works as required by the Council's highways engineer.

8.Pedestrian Environment Review (PERs): A pedestrian environment review shall be undertaken and any works identified as part of this review shall be undertaken by the applicant.

9. Project Management and Monitoring Fee: A financial contribution to the sum of 5% of the total cash contributions is to be secured.

10. Crossrail Contribution: Under the operative Crossrail SPG the sum of £219,990 is required to be made.  ...  view the full minutes text for item 179.

Erection of five storey building to provide 13,880sq.m of Class B1(a) Office floorspace, provision of car parking spaces at surface and basement level, associated landscaping and ancillary works.

RECOMMENDATION

1. That the application be referred to the Greater London Authority (under Article 5 of the Town and Country Planning (Mayor of London) Order 2008).

Erection of four storey building to provide 13,880sq.m of Class B1(a) Office floorspace, provision of car parking spaces at surface and basement level, associated landscaping and ancillary works.

Officers introduced the report and outlined the changes made as per the addendum.

The Head of Planning, Sport and Green Spaces, James Rodger, discussed a letter received from the applicant.  Members were happy to hear that terms had been agreed with Rackspace Hosting who currently occupied a space on the Hyde Park site and noted the additional employment benefits it would bring to the local area.

Members noted a typing error on condition 3 which indicated a planning application for a 5 storey building.  Officers assured Members that the application was for a 4 storey building.

The recommendation contained in the officer’s report with the changes outlined in the addendum was moved, seconded and on being put to the vote was unanimously agreed.

Resolved:

1. That the application be referred to the Greater London Authority (under Article 5 of the Town and Country Planning (Mayor of London) Order 2008).

2. That subject to the  Mayor not directing the Council under Article 6 of the Town and Country Planning (Mayor of London) Order 2008 to refuse the application, or under Article 7 of the Order that he is to act as the local planning authority for the purpose of determining the application, delegated powers be given to the Head of Planning & Enforcement to grant planning permission, subject to any relevant amendments requested by the Greater London Authority and the following:

A. That the Council enters into a legal agreement with the applicant under Section 106 of the 1990 Town & Country Planning Act (as amended) and/or Section 278 and S38 of the Highways Act 1980 (as amended) or other  appropriate legislation to secure:

1. Construction Training: An in-kind scheme delivered during the construction phase of the development, with the scheme to be submitted to and approved prior to the commencement of the development.

2. Employment Strategy: Prior to occupation of the development an employment strategy is to be prepared and agreed in writing with the council, demonstrating how local people will be given access to job opportunities on the site.

3. Public Realm: Prior to the commencement of either HPH 4 or HPH5, whichever comes first, a scheme shall be submitted to and approved in writing by the council addressing improvements to the public realm within the vicinity of the site. As a minimum the scheme shall address landscaping improvements to the land immediately adjacent to the site and the Dawley Road roundabout.

4. Carbon Off-Setting: A financial contribution of  the sum of £59,160 is to be secured.

5.Air Quality: A financial contribution of the sum of £12,500 is to be secured.

6. Travel Plan: A Travel Plan is to be prepared to TfL guidelines and adhered to for the life of the development.

7. Highways: Relevant legal agreements are required to be entered into to address all highways works as  ...  view the full minutes text for item 180.

Redevelopment of Norwich Union House to erect a 9 storey building comprising retail floorspace at ground floor level and 8 storeys of residential units (37 units) with associated gym, access and parking arrangements.

RECOMMENDATION

1.  That the Council enters into an agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) and/or Section 278 of the Highways Act 1980 (as amended) and/ or other appropriate legislation.

Redevelopment of Norwich Union House to erect a 9 storey building comprising retail floorspace at ground floor level and 8 storeys of residential units (37 units) with associated gym, access and parking arrangements.

Officers introduced the report and outlined the changes made as per the addendum.

Members were concerned about the distance between the proposed flats and the existing hotel located next door.  Officers advised that there was a distance of 5 metres between the proposed flats and neighbouring hotel and that noise was more of concern than the outlook and light.

Members were also concerned about construction arrangements surrounding delivery and storage and the impact it would have on Uxbridge Bus Station.  The Head of Planning, Sport and Green Spaces informed Members that approval was also subject to condition 19 of the Officers report.

Members discussed the parking arrangements and questioned why there was only one proposed disabled parking bay.  Members were concerned over whether residents would be able to accept deliveries if the disabled bay was in use.  Officers explained that there was a loading bay located opposite the site which was available for anyone to use.  Members were concerned that there was less parking provision for residents than the neighbouring hotel.

Members felt that a site visit was appropriate and a recommendation for deferral was moved, seconded and on being put to the vote was unanimously agreed.

Resolved – That the application be deferred for Committee Members to carry out a site visit.

Demolition of school and former caretaker's house to allow for the comprehensive redevelopment of the site to provide a new school, Multi Use Games Area (MUGA), car parking, landscaping and associated development.

RECOMMENDATION

That subject to receipt of no objections being received from Sport England, delegated powers are given to the Head of Planning, Sport and Green Spaces to grant planning permission subject to the conditions of the report and any additional conditions recommended by Sports England.

Demolition of school and former caretaker's house to allow for the comprehensive redevelopment of the site to provide a new school, Multi Use Games Area (MUGA), car parking, landscaping and associated development.

Officers introduced the report and outlined the changes made as per the addendum.

Members discussed the application.  Members were concerned about the impact the application would have on pupils’ education.  The Head of Planning, Sport and Green Spaces informed Members that temporary classrooms would be used whilst building works to the school were carried out.  The works were expected to be completed in 2018.

Members also discussed the proposed lifts and whether they were big enough to accommodate a disabled child and teacher.  Officers stated they would refer this to the Council’s Access Officer and add as an extra condition to the application.

The recommendation contained in the officer’s report with the changes outlined in the addendum and extra condition was moved, seconded and on being put to the vote was unanimously agreed.

Resolved:

That subject to receipt of no objections being received from Sport England, delegated powers were given to the Head of Planning, Sport and Green Spaces to grant planning permission subject to the conditions outlined in the officers report, any additional  conditions recommended by Sports England, changes set out in the addendum and additional condition regarding access.

The recommendation contained in the officer’s report with the changes outlined in the addendum was moved, seconded and on being put to the vote was unanimously agreed.

Resolved –

1. That the enforcement actions as recommended in the officer’s report be agreed.

2. That the Committee resolve to release their decision and the reasons for it outlined in this report into the public domain, solely for the purposes of issuing the formal breach of condition notice to the individual concerned.

The report relating to this decision is not available to the public because it contains information which reveals that the authority proposes (a) to give under any enactment a notice under or by virtue of which requirements are imposed on a person; and (b) to make an order or direction under any enactment and the public interest in withholding the information outweighs the public interest in disclosing it (exempt information under paragraph 6 of Part 1 of Schedule 12A to the Local Government (Access to Information) Act 1985 as amended).

The recommendation contained in the officer’s report with the changes outlined in the addendum was moved, seconded and on being put to the vote was unanimously agreed.

Resolved –

1. That the enforcement actions as recommended in the officer’s report be agreed.

2. That the Committee resolve to release their decision and the reasons for it outlined in this report into the public domain, solely for the purposes of issuing the formal breach of condition notice to the individual concerned.

The report relating to this decision is not available to the public because it contains information which reveals that the authority proposes (a) to give under any enactment a notice under or by virtue of which requirements are imposed on a person; and (b) to make an order or direction under any enactment and the public interest in withholding the information outweighs the public interest in disclosing it (exempt information under paragraph 6 of Part 1 of Schedule 12A to the Local Government (Access to Information) Act 1985 as amended).

The recommendation contained in the officer’s report with the changes outlined in the addendum was moved, seconded and on being put to the vote was unanimously agreed.

Resolved –

1. That the enforcement actions as recommended in the officer’s report be agreed.

2. That the Committee resolve to release their decision and the reasons for it outlined in this report into the public domain, solely for the purposes of issuing the formal breach of condition notice to the individual concerned.

The report relating to this decision is not available to the public because it contains information which reveals that the authority proposes (a) to give under any enactment a notice under or by virtue of which requirements are imposed on a person; and (b) to make an order or direction under any enactment and the public interest in withholding the information outweighs the public interest in disclosing it (exempt information under paragraph 6 of Part 1 of Schedule 12A to the Local Government (Access to Information) Act 1985 as amended).

The recommendation contained in the officer’s report with the changes outlined in the addendum was moved, seconded and on being put to the vote was unanimously agreed.

Resolved –

1. That the enforcement actions as recommended in the officer’s report be agreed.

2. That the Committee resolve to release their decision and the reasons for it outlined in this report into the public domain, solely for the purposes of issuing the formal breach of condition notice to the individual concerned.

The report relating to this decision is not available to the public because it contains information which reveals that the authority proposes (a) to give under any enactment a notice under or by virtue of which requirements are imposed on a person; and (b) to make an order or direction under any enactment and the public interest in withholding the information outweighs the public interest in disclosing it (exempt information under paragraph 6 of Part 1 of Schedule 12A to the Local Government (Access to Information) Act 1985 as amended).