Agenda and minutes

Apologies for absence were received from Cllr Jazz Dhillon with Cllr Manjit Khatra substituting.

None.

None.

It was confirmed that all items would be considered in Part 1 public.

Class A1) (inclusive of delivery and back of house areas) with 179 car parking spaces and 32 cycle spaces; 3 retail units totaling 1,037 sq.m (GIA) (Use Class A1 to A5); a 6 storey (plus plant level) 70 bed hotel (Use Class C1), with associated car parking and cycle spaces; together with highways alterations and landscape improvements.(Additional information relating to Transportation, Ecology, Energy and Landscaping)

Recommendation :

Mixed use redevelopment comprising the erection of a foodstore, measuring 3,543 sq.m (GIA) (Use Class A1) (inclusive of delivery and back of house areas) with 179 car parking spaces and 32 cycle spaces; 3 retail units totalling 1,037 sq.m (GIA) (Use Class A1 to A5); a 6 storey (plus plant level) 70 bed hotel (Use Class C1), with associated car parking and cycle spaces; together with highways alterations and landscape improvements.(Additional information relating to Transportation, Ecology, Energy and Landscaping).

Officers introduced the report and referred members to the addendum sheet that had been circulated.

Both items 5 and 6 related to a suite of two applications on the former Master Brewer Hotel Site and the land adjacent to it.  Item 6 was an outline application for a residential development of a maximum of 125 residential units.

The application sites had a very recent and extremely relevant planning history comprising a suite of two similar applications which were refused on 2 December 2013. Notably at the time, there were live planning applications relating to the redevelopment of another site on Hillingdon Circus, which was no longer the case.

The previous full application for the commercial component of the application was refused for eight reasons. Four of these reasons related to cumulative impacts with the other development on Hillingdon Circus. Two of the reasons related to there being no legal agreement in place to secure necessary obligations.  It was explained that the two main issues for consideration were the individual highways impact of the scheme and the visual appearance of the hotel.

The previous outline residential scheme was refused for 6 reasons. Again four of these reasons related to cumulative impacts with the other development on Hillingdon Circus. The other two reasons for refusal were due to the lack of a legal agreement to ensure planning mitigation and that the two sites (residential and commercial) were delivered to provide a comprehensive redevelopment.  A legal agreement had now been drafted to address all planning mitigation and accordingly these reasons had now been addressed.  The main issue outstanding for the outline residential scheme was the individual highway impact.

The proposals would also secure off site landscaping enhancements to provide a new publicly accessible open space with an area of approximately 5 hectares which would be accessible to all members of the local community.  Both applications would also secure highways mitigations measures to improve the operation of the road network in order to mitigate the impact of the proposed development.

Notable highway changes included enhancements to the signage in the area and a 30mph speed limit.  There would also be provision of a through vehicle route within the residential development which would enable residents of the residential blocks to access the east of the site without having to travel through Hillingdon Circus.

In relation to the design concern of the hotel, the reason for refusal was very specific and was limited to the height of the proposed hotel in this location.  The height of  ...  view the full minutes text for item 46.

Erection of 125 residential units (Use Class C3) with 100 car parking spaces and 138 cycle parking spaces and associated highways alterations together with landscape improvements (Outline Application with details of appearance reserved).(Additional information relating to Transportation, Ecology, Energy and Landscaping).

Recommendation :

Erection of 125 residential units (Use Class C3) with 100 car parking spaces and 138 cycle parking spaces and associated highways alterations together with landscape improvements (Outline Application with details of appearance reserved).(Additional information relating to Transportation, Ecology, Energy and Landscaping).

Note – Concerns raised by petitioners relate to both items 5 and 6.

Members had concerns regarding health and education provision as there was going to be another 125 residential units in the local area.  Officers informed the Committee that education and healthcare provision had been incorporated into the Community Infrastructure Levy.  Concerns relating to air quality were addressed and the air quality in the proposed residential buildings would be as good as it could be.

The recommendation for approval was moved, seconded and on being put to the vote was agreed with 6 votes for and 2 against.

Resolved - That delegated powers be given to the Head of Planning Green Spaces and Culture to grant planning permission, subject to the following:

1. That the application be referred back to the Greater London Authority.

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

(i). Transport: A s278 and/or s38 agreement will be entered into to address any and all on site and off site highways works as a result of this proposal. These include the following:

·         Measures to stop the non-residential vehicles exiting from the proposed through vehicle route for Blocks C to E;

·         Highway Improvements listed below to be agreed in detail before commencement and works to be completed before occupation of the development:

·         Improvements at/in vicinity of the service road approach to Freezeland Way subject to road safety audit;

·          Re-introduction of the right turn for traffic at the Hillingdon Circus junction from the Long Lane northbound approach;

·         Modifying the existing right turn into the western site access for traffic coming from the A40 westbound;

·         Introduction of a southbound left turn flare at the Hillingdon Circus junction from the Long Lane southbound approach. The left turn lane requires a widening of the Long Lane carriageway and footway, taking land from part of the south west corner of the development site;

·         Narrowing of the island to the west of the Hillingdon Circus junction, to allow provision of two westbound traffic lanes on Freezeland Way to the west of the Hillingdon Circus junction;

·         Provision of an informal pedestrian refuge crossing at the western site access;

·         Provision of a shared cycle/footway into the site from the western site access towards the proposed food retail store and three non-food retail units;

·         Traffic signal timings and operations;

·         Review lighting and the visibility of signs and road markings at and in the surrounding of Hillingdon Circus junction (extent of review to be agreed with the Council's Highways Engineer) and implement works required by the Council;

·         Provide carriageway and footway  ...  view the full minutes text for item 47.

Reserved matters (appearance and landscaping) in compliance with conditions 2 and 3 for the second phase: Phase 8 - The Veneer Store (multi-storey car park for 526 vehicles, and 65 space surface car park, together with 332sqm of A1/A2/A3/A4/A5/B1/D1/D2 floor space), of planning permission ref: 59872/APP/2013/3775, dated 31/07/2014 (Variation of condition 4 of outline planning application ref. 59872/APP/2012/1838 for a mixed use development of the Old Vinyl Factory site).

Recommendation :

Reserved matters (appearance and landscaping) in compliance with conditions 2 and 3 for the second phase: Phase 8 - The Veneer Store (multi-storey car park for 526 vehicles, and 65 space surface car park, together with 332sqm of A1/A2/A3/A4/A5/B1/D1/D2 floor space), of planning permission ref: 59872/APP/2013/3775, dated 31/07/2014 (Variation of condition 4 of outline planning application ref. 59872/APP/2012/1838 for a mixed use development of the Old Vinyl Factory site).

Officers introduced the report and referred members to the addendum sheet that had been circulated.  The veneer store was a 526 space multi storey car park with 32 sq.m of commercial space at ground floor level. An additional 65 surface level parking spaces, a play area and soft landscaping were also included within the landscaping for this part of the development.

The appearance of the development proposed within this application was consistent with the design vision highlighted throughout the master plan. Member were made aware that there would be a facade of multi-coloured fins  which served to break up and provide interest to the car park elevations in a way which will integrate successfully with the wider development and street scene.

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

Resolved - That the application be approved, subject to the conditions and informatives set out in the officer's report and addendum sheet circulated at the meeting.

Construction of an A1 discount food store with associated car parking and landscaping.

Recommendation :

Construction of an A1 discount food store with associated car parking and landscaping.

Officers introduced the report and referred members to the addendum sheet that had been circulated.  The application related to part of the former Hayes swimming pool, site which was located within Hayes Town Centre adjacent to Botwell Leisure Centre.

Members were made aware that there had been no objection to the principle of redeveloping the site for a retail store, as this was an appropriate us for the site which was located within the Town Centre Boundary.

Member noted that the proposal would provide a generous amount of low level planting along Botwell Lane and would make provision of the retention of existing street trees along both Botwell Lane and Central Avenue. The planting of additional landscaping on the highway verge was also secured by the legal agreement.  Overall, the proposal would provide for a well proportion retail building with a generous and well landscaped set back from the street.

Members noted that some individual consultees had raised concerns with regard to the specific design of the building. However, planning policy set out within the National Planning Policy Framework was quite clear that planning decisions should not attempt to impose architectural styles or tastes through unsubstantiated requirements to conform to certain development forms and styles.  While, the proposed retail unit may not be to everyone's personal design tastes it was of a fairly standard design which one would expect to see within most town centre and urban locations.  Having regard to the set back and landscaping it would certainly not appear out of character with the built form in the surrounding area and is therefore considered to be compliant with adopted policy.

Members were informed that the proposal had secured adequate levels of car parking and full provision for appropriate disabled, brown badge and mother/child spaces by way of planning conditions.  The proposals with regard to the location and layout of the site access and the delivery and serving arrangement had been considered both by the Planning Departments Highways Engineer and the Highways Department and were considered acceptable in terms of highways impacts, pedestrian and vehicular safety.

Members were pleased that the proposal would also bring a vacant site, which has been boarded up for a number of years and detracts from the area, back into an acceptable use which would provide jobs, be beneficial to the economy and benefit the area overall.

Members were concerned about the days and times the sale of goods would be allowed.  The Committee agreed that the final wording of condition 12 be agreed by the Chairman and Labour Lead.

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

Resolved - That delegated powers be given to the Head of Planning, Green Spaces and Culture to grant planning permission, subject to the following:

1. The Council enter into an agreement with the applicant under Section 106 of the Town and Country Planning Act  ...  view the full minutes text for item 49.

Erection of an Anaerobic Digestion Biogas Plant including landscaping, parking and associated works.

Recommendation :

Erection of an Anaerobic Digestion Biogas Plant including landscaping, parking and associated works.

Officers introduced the report and outlined details of the application.

This application was seeking permission for the erection of an Anaerobic Digestion Plant at the Harlington Quarry site, which was located within the Green Belt.  Members noted that currently the site was being used and had been part of temporary quarrying and the site was to be restored following completion of the works. 

The applicant had attempted to argue that very special circumstances existed as a result of the provision of a waste facility and the fact that it would generate renewable energy.  However, officers from both the Local Planning Authority and the GLA have considered the case in detail and do not consider that very special circumstance exist that would outweigh the harm.  Members noted the proposal represented inappropriate development in the Green Belt and would be contrary to adopted policy.

The proposal had also provided inadequate information to demonstrate that the proposal would not have adverse impact on air quality or with respect to odour pollution and the development was unacceptable for these reasons.  In addition there was no legal agreement to secure necessary mitigation measures by way of planning obligations.

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

Resolved -

1. That the application be referred back to the Greater London Authority.

2. That should the Mayor not direct the Council under Article 6 to refuse the application, or issue a direction under Article 7 that he is to act as the Local Planning Authority for the purposes of determining the application, and refuse the application for the reasons outlined in the officers' report.

New airfield operations facility, consultation under Schedule 2 Part 18 of the Town and Country Planning (General Permitted Development) Order 1995.

Recommendation :

New airfield operations facility, consultation under Schedule 2 Part 18 of the Town and Country Planning (General Permitted Development) Order 1995.

Officers introduced the report and outlined details of the application.

The application was a consultation under the general permitted development order relating to the construction of a new airfield operations facility in the snowbase area of the airport.  The proposed development was directly associated to the airport and did not raise any planning concerns.

The recommendation of no objection was moved, seconded and on being put to the vote was unanimously agreed.

Resolved - No objection subject to the considerations outlined in the officers report.

Creation of new floor above, and erection of 2 x extensions to, existing two level carpark to create 25 new hotel rooms with bridge link to main hotel involving extension to front of main building to create access staircase and installation of new canopy to main entrance.

Recommendation :

Creation of new floor above, and erection of 2 x extensions to, existing two level car park to create 25 new hotel rooms with bridge link to main hotel involving extension to front of main building to create access staircase and installation of new canopy to main entrance.

Officers introduced the report and referred members to the addendum sheet that had been circulated.

Member noted that the appearance of the hotel was considered acceptable having regard to its surroundings and the proposal would not have any adverse impact on the amenity of nearby residential occupiers. Members agreed the proposal were better than previous planning permission which would no longer be implemented.

The Highways Engineer had considered the proposals and found them acceptable in terms of traffic generation, highways and pedestrian safety and car parking. The development also incorporated all necessary aspects of accessible design and was considered wholly acceptable by the Council’s Access officer.

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

Resolved - That delegated powers be given to the Head of Planning, Green Spaces and Culture to grant planning permission subject to the relevant conditions set out below:

A)That following the Council's Community Infrastructure Levy coming into force, the Council enters into an agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) and/or other appropriate legislation to secure:

i. The prevention of the implementation of this permission alongside planning permission 382/APP/2013/1163.

B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 and any abortive work as a result of the agreement not being completed.

C) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement and conditions of approval.

D) That if any of the heads of terms set out above have not been agreed and the S106 legal agreement has not been finalised before 04/09/2014, or such other date as agreed by the Head of Planning, Green Spaces and Culture, delegated authority be given to the Head of Planning, Green Spaces and Culture to refuse planning permission for the following reason:

'The applicants' submissions have not addressed the cumulative transport impacts of this development being implemented alongside the extant planning permission 382/APP/2013/1163 and no legal agreement is in place to prevent the completion of both developments. Insufficient information has been provided to demonstrate that cumulative development will not have unacceptable highways impacts or to demonstrate that it will provide adequate car parking. Accordingly, the development is contrary to Policies AM7 and AM14 of the of the Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).'

E) That subject to the above, the application be deferred for determination by the Head of Planning, Green Spaces and Culture under delegated powers, subject to the completion of the legal agreement under Section 106 of the Town and Country Planning Act 1990 and other  ...  view the full minutes text for item 52.

Demolition of all existing single/two storey buildings including outbuildings within the site and construction of residential development comprising of 49 residential units and 64 car parking spaces and associated works.

Recommendation :

Demolition of all existing single/two storey buildings including outbuildings within the site and construction of residential development comprising of 49 residential units and 64 car parking spaces and associated works.

Officers introduced the report and referred members to the addendum sheet that had been circulated.

Members noted that the care home has been vacant for a number of years and that there were other facilities which were due to be relocated to new facilities in summer 2014.  Given the length of time the care home had been vacant and the fact that there were other facilities being relocated to new facilities there was no objection to the redevelopment of the site for residential purposes.

The Council’s Highway Engineer considered the scheme to be acceptable in terms of pedestrian and vehicular safety and traffic generation.  Members noted that the level of car parking at 64 spaces for the 49 units was also considered to be acceptable.  The proposals would be appropriate in terms of accessibility and sustainability.

Members noted that affordable housing would be delivered on the nearby Acol Crescent site, given that the site was located in very close proximity and in the same ownership as the application site there was no objection to this arrangement in this case and the delivery of the Acol Crescent development would be secured by way of a legal agreement.  Members agreed that the word 'main' be deleted from condition 20.

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

Resolved - That delegated powers be given to the Head of Planning, Green Spaces and Culture to grant planning permission subject to the relevant conditions set out below:

A) That following the Council's Community Infrastructure Levy coming into force, the Council enters into an agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) and/or other appropriate legislation to secure:

i. Highways: S278/S38 agreement may need to be entered into to secure highways works subject to comments from the Highways Officer.

ii. Affordable Housing: The scheme to deliver 35% as Affordable Housing via an offsite provision on site known as Former The Bridge and Early Years Centre, Acol Crescent, Ruislip, Planning reference 65847/APP/2014/427.

iii. Construction Training: £2500 for every £1m build cost + Coordinator costs= 49/160 x £71,675 or in kind scheme

B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 and any abortive work as a result of the agreement not being completed.

C) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement and conditions of approval.

D) That if any of the heads of terms set out above have not been agreed and the S106 legal agreement has not been finalised before 03/09/2014, or such other date as agreed by the Head of Planning, Green Spaces and Culture, delegated authority be given to the Head of  ...  view the full minutes text for item 53.

Variation of planning permission 2954/APP/2011/2723 dated 04/02/2014 to amend condition 2 (Approved Plans List) and condition 4 (Compliance with supporting documentation) in order to make minor alterations to elevation and layout details and remove condition 18 relating to the spiral fire escape. (S73 Application).

Recommendation :

Variation of planning permission 2954/APP/2011/2723 dated 04/02/2014 to amend condition 2 (Approved Plans List) and condition 4 (Compliance with supporting documentation) in order to make minor alterations to elevation and layout details and remove condition 18 relating to the spiral fire escape. (S73 Application).

Officers introduced the report and outlined details of the application.

The application proposed a number of minor amendments to a previously approved drawing for the development and the removal of a condition related to a fire escape which was no longer required.  Members noted that the amendments did not raise any material planning concerns.

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

That delegated powers be given to the Head of Planning Culture and Green Spaces to grant planning permission, subject to the following:

A. 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 to secure:

(i) Affordable Housing provision in the form of 6 discounted open market units (4 x 1 bed and 2 x 2 beds) at 75% of Open Market Value.

(ii) Education: to the sum of £126,741.

(iii) Health and Social Care: in the sum of £17,320.60.

(iv) Libraries in the sum of £1,838.62.

(v) Air Quality: £12,500.

(vi) Construction Training: £29,710.63 or a scheme to be submitted to and approved by the Council detailing how construction training will be provided to Hillingdon residents as an in-kind scheme.

(vii) Project Management and Monitoring Fee: at 5% or £10,405.54.

B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 and 278 Agreements and any abortive work as a result of the agreement not being completed.

C) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement and conditions of approval.

D) That if any of the heads of terms set out above have not been agreed and the S106 legal agreement has not been finalised before the 11th September 2014, then delegated authority be granted to the Head of Planning Culture and Green Spaces to refuse the application for the following reason:

'The applicant has failed to provide contributions towards the improvement of services and the environment as a consequence of demands created by the proposed development (in respect of affordable housing, education, health and social care, libraries, air quality or project management and monitoring). The proposal therefore conflicts with Policy R17 of the adopted Local Plan and the Council's Planning Obligations SPD.'

E) That subject to the above, the application be deferred for determination by the Head of Planning, Sport and Green Spaces under delegated powers, subject to the completion of the legal agreement under Section 106 of the Town and Country Planning Act 1990 and other appropriate powers with the applicant.

F) That  ...  view the full minutes text for item 54.