Agenda, decisions and draft minutes

Major Applications Planning Committee
Wednesday, 24th February, 2021 6.00 pm

Venue: VIRTUAL - Live on the Council's YouTube channel: Hillingdon London. View directions

Contact: Democratic Services  01895 250636 or email (recommended):  democratic@hillingdon.gov.uk

Items
No. Item

111.

Apologies for Absence

Decision:

None.

Minutes:

None.

112.

Declarations of Interest in matters coming before this meeting

Decision:

None.

Minutes:

None.

113.

To sign and receive the minutes of the previous meetings pdf icon PDF 91 KB

Additional documents:

Decision:

Consideration was given to the minutes of the previous meetings.

 

On minute 108, (agenda item 9 of the meeting held on 20 January 2021), it was suggested that the minute be amended to make it clear that the referred-to Cabinet Member was not involved with the decision.

 

RESOLVED:  That the minutes of the meetings held on 14 January and 20 January 2021 be approved as a correct record, subject to the above amendment.

Minutes:

Consideration was given to the minutes of the previous meetings.

 

On minute 108, (agenda item 9 of the meeting held on 20 January 2021), it was suggested that the minute be amended to make it clear that the referred-to Cabinet Member was not involved with the decision.

 

RESOLVED:  That the minutes of the meetings held on 14 January and 20 January 2021 be approved as a correct record, subject to the above amendment.

114.

Matters that have been notified in advance or urgent

Decision:

It was confirmed that agenda item 7 was now a petition item.

 

It was confirmed that the plans for agenda item 11 had been omitted from the printed plans pack. The plans had been included in the officer’s presentation, circulated to Members prior to the meeting.

Minutes:

It was confirmed that agenda item 7 was now a petition item.

 

It was confirmed that the plans for agenda item 11 had been omitted from the printed plans pack. The plans had been included in the officer’s presentation, circulated to Members prior to the meeting.

115.

To confirm that the items marked in Part 1 will be considered in public and those items marked in Part 2 will be heard in private

Decision:

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

Minutes:

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

116.

Former Tara Kindergarten, Cross Road Uxbridge - 62106/APP/2020/3031 pdf icon PDF 744 KB

Proposed demolition of the existing building providing administrative accommodation associated with a children's day nursery use and construction of a mixed-use, residential-led development. This will comprise 21 affordable residential apartments (Use Class C3) with a proposed flexible community use (Use Class E/F.1 /F.2) on the ground floor, and associated landscape works and parking. (Revised Plans 04.01.21) 

 

Recommendation: Refusal 

Decision:

RESOLVED:  That the application be refused.

Minutes:

Officers introduced the report and confirmed that the application was recommended for refusal, for the reasons set out within. Refusal reasons highlighted included the site’s location, outside of the accepted boundary for the town centre and close to a  two-storey residential street, and its subsequent failure to reflect the existing character of the area. In addition, there were concerns over potential damage to, or loss of, trees.

 

By way of written submission, a petitioner addressed the Committee in objection to the application. Key points highlighted included:

 

·         The proposed development is located in a conservation area and neither preserves nor enhances the character and appearance of the existing area.

·         DMHB10 states tall buildings should be situated in the town centres of Hayes or Uxbridge.  The development site is located outside Uxbridge town centre, and the proposed 7 storey building would be an incongruous addition that would not make a positive contribution to the Conservation Area.

·         The proposed development is likely to have an adverse impact on existing trees, which make a significant contribution to biodiversity and climate change.  If retained, the trees will need to be pruned throughout the construction phase, and after, to keep the windows clear of dense foliage.  This could stress them and result in premature loss. 

·         The Construction Management report shows access to the site to be via The Lynch alongside the Frays River, Lawn and Cross Roads. The roads are narrow, and large construction vehicles and heavy machinery will have difficulty accessing the site via this route without adverse impact on surrounding local roads and residents.

·         There is inadequate parking provision in the plan to support the flexible community element of the proposal, such as staff working in the facility, community using it, tradespeople needed for maintenance and supplies for the occupants of the proposed building.

·         The neighbourhood is in a Controlled Parking Zone.  On street parking is already highly utilised by existing residents. The Framework Travel Plan states the proposed building will be car free. However, documentation does not address the issue of occupants of the proposed building using cars outside of the controlled parking hours. There are 2 disability car parking spaces on the site, meaning a potential influx of at least 19 extra cars having to find parking in the local streets because they cannot be accommodated on the site. This is a significant number of extra cars having to compete with existing residents.

·         The proposed development is situated in an Air Quality Management Area that is next to the A4020. An increase in private cars and commercial traffic coming into the neighbourhood will increase air pollution and noise levels for existing residents.

·         The proposed building is to be 23m high, overshadowing adjacent properties and causing loss of direct sunlight.  Residents with solar panels in shadow of the proposed building will be affected, and this could  deter others from purchasing panels to tackle climate change.

·         Properties in this area rely on satellite for television as geography blocks all terrestrial signals. The  ...  view the full minutes text for item 116.

117.

217 High Street, Yiewsley - 68663/APP/2020/705 pdf icon PDF 1 MB

Erection of 5 and 6 storey buildings to provide a Health Facility (approximately 10,000sqft) (Use Class E) and 233 residential apartments with associated parking, communal podium garden, landscaping, pedestrian and cycle canal link and external works following the demolition of the existing buildings. 

 

Recommendation: Refusal 

Decision:

RESOLVED:  That the application be refused.

Minutes:

Officers introduced the report and highlighted the addendum which referenced letters of support received. Officers confirmed that the application was recommended for refusal for the reasons as set out in the report.

 

Officers confirmed that the site was located in an area at risk of flooding, and the applicant had failed to demonstrate that a replacement health centre

for Yiewsley could not be provided on a suitable sequentially preferable and reasonably available site at a lower risk of flooding. The proposal therefore failed the sequential test and did not accord with policy.

 

By way of written submission, the applicant addressed the Committee, alongside a brief ‘virtual site visit’ video. Key points highlighted included:

 

·         Yiewsley and West Drayton has seen a significant increase in population and housing accommodation over recent years and it is important that other social infrastructures such as health are provided to support this growth. The current Yiewsley Health Centre is one of the worst health facilities in West London and no longer fit for purpose for the delivery of primary care to the local population. If permitted, the proposals would secure the delivery of the new NHS health facility in 2024 and end the 20-year search by the NHS for a new health facility site. The new facility would provide 22 patient rooms, 20 car parking spaces, an ambulance drop off space and serve 25,000+ local residents.

·         The proposal is being recommended for refusal due to not passing the sequential test. (No other concerns are raised with the scheme). The applicant’s submitted sequential test, which is supported by a QC’s Opinion, concludes that there are no other sites in the Yiewsley / West Drayton area that are reasonably available or viable to secure the delivery of a new health facility, and therefore the sequential test is passed.

·         Financial viability assessments have been carried out by both the Council and Taylor Wimpey, which confirm that a scheme of 215+ units is required to enable a new health facility to be financially viable and deliverable. Neither of the proposed alternate sites, at Yiewsley Health Centre and the Trout Road site, meet this quantum requirement. Furthermore, the Trout Road site has not entered into any discussions with the NHS and therefore not agreed delivery terms for a potential new Health Facility, nor is this site considered an attractive location by the NHS (site still in use, not on a main arterial road and next to existing industrial uses). The redevelopment of the existing facility is also not viable or practical as it would require the decanting of existing patients to temporary accommodation (portacabins) for circa 2 years.

·         Viable and subsidised terms for the new premises have been agreed between Taylor Wimpey and the NHS to deliver the health facility. An important point to note is that the Council’s Local Plan does not identify a location for the new health facility, and there is no adopted policy that would require any other land owner in Yiewsley or West Drayton to  ...  view the full minutes text for item 117.

118.

Legion House, 854-858 Uxbridge Road - 1927/APP/2020/2785 pdf icon PDF 463 KB

Deed of Variation to Section 106 Schedule 1 (Affordable Housing)associated with planning permission ref: 1927/APP/2018/1232, dated 23-08-19 (Proposed conversion of the first floor from a former Church and Nursery (Class D1) to 11 residential units (Class C3)) to change the two one-bed Shared Ownership Units to two one-bed Discounted Rental Units. 

 

Recommendation: Approve + Sec 106 

Decision:

RESOLVED:  That the application be approved, subject to the detail on affordable housing being acceptable to the Chairman and Labour Lead.

 

Minutes:

Officers introduced the report, and confirmed that the application was recommended for approval.

 

Members requested further information on whether the proposal was providing more affordable housing than the current scheme. Officers advised that this detail could be provided outside of the meeting.

 

Members supported the officer’s recommendation, but moved that the application be approved subject to the detail on affordable housing being deemed suitable by the Chairman and Labour Lead. This was seconded, and when put to a vote, unanimously agreed.

 

RESOLVED:  That the application be approved, subject to the detail on affordable housing being acceptable to the Chairman and Labour Lead.

119.

The Cottage in the Wall - 3886/APP/2020/3751 pdf icon PDF 778 KB

Demolition of existing buildings and use of site as bus depot with new office/welfare building, bus wash and fueling facilities with access from Dawley Road. 

 

Recommendation: Approve + Sec 106

Decision:

RESOLVED: 

 

1. That the application be approved, and

2. That delegated authority be given to the Head of Planning to agree additional wording and conditions relating to noise, acoustic wall maintenance, and bus maintenance.


Minutes:

Officers introduced the report and confirmed that the application was recommended for approval.

 

Regarding site layout, officers had been provided with a run in/out plan to confirm that the layout worked for vehicle movements. In relation to safety of pedestrians, there were several clear crossing points on nearby roads, and the majority of the movements in and out of the site would be at times when roads were likely to be relatively empty, and thus the proposal was not considered to constitute a safety risk.

 

Officers confirmed that no vehicle maintenance would be conducted at the site. In addition, a dedicated staff member would be on site, whose sole job was to park the buses. It was also confirmed that the Council’s Conservation Officer had worked to ensure that a heritage wall would be retained and rebuilt where required.

 

Members raised concerns over the potential noise impact on residents, and suggested that conditions be amended to include strengthening of the noise plan, acoustic wall maintenance, schedule of audits, and bus maintenance.

 

In response to a suggestion that a condition be added relating to electric vehicles, officers advised that Transport for London required all providers to move to electric vehicles in the future, and so the applicant was seeking to future-proof the site by providing electric charging points from day 1.

 

The officer’s recommendation, inclusive of the suggested amendments to conditions as set out above, was moved, seconded, and when put to a vote, unanimously agreed.

 

RESOLVED: 

 

1. That the application be approved, and

2. That delegated authority be given to the Head of Planning to agree additional wording and conditions relating to noise, acoustic wall maintenance, audits and bus maintenance.

120.

Stanford House - 51175/APP/2020/2543 pdf icon PDF 906 KB

Demolition of existing buildings and redevelopment to provide a building up to 11 storeys comprising residential accommodation, associated landscaping, access, car parking and cycle parking. 

 

Detailed description:  To provide 103 residential units (2 x studio, 57 x 1-bed, 31 x 2-bed and 13 x 3-bed). 

 

Recommendation: Approve + Sec 106 

Decision:

RESOLVED:  That the application be approved.*

 

*(Cllr Morse did not take part in the vote due to loss of connection)

Minutes:

Officers introduced the report and advised that a previous application had been refused due to concerns including issues of scale, bulk, and parking provision, a decision that the applicant had appealed. While the Inspector had supported the Council’s refusal, they had not agreed with all reasons for refusal, and particularly the refusal reason relating to parking provision.

 

Since then, the application had been redesigned to address all the points raised by the Inspector, and so officers were recommending that the application be approved.

 

Members retained concerns relating to the parking provision, despite the Inspector’s view. However, the officer’s recommendation was moved, seconded, and when put to a vote, unanimously agreed.

 

RESOLVED:  That the application be approved.*

 

*(Cllr Morse did not take part in the vote due to loss of connection)

121.

30/32 Blyth Road - 68974/APP/2020/2994 pdf icon PDF 601 KB

Section 73 application to vary Conditions 2, 3, 4, 16 and 21 of planning application reference 68974/APP/2018/2146 dated 08-03-19 (Application for demolition of all buildings on site to enable redevelopment to provide 118 new residential units (Use Class C3) and commercial floor space (Use Class A1-A5 and B1) with a new vehicle access, associated vehicle and cycle parking, communal amenity space, child play space and associated landscaping and plant) to provide new stairs to podium area, roof plant screening and amendments to parking, landscaping and amenity areas. 

 

Recommendation: Approve + Sec 106 

Decision:

RESOLVED: 

 

1.    That the application be approved;

2.    That delegated authority be given to the Head of Planning to agree additional conditions relating to tree planting and safety on the roof terrace, in consultation with the Chairman and Councillor Duncan*

 

*Councillor Morse did not take part in the discussion or vote due to loss of connection

Minutes:

Officers introduced the report and confirmed that the application was recommended for approval.

 

Members supported the application but suggested that a condition relating to suitable tree planting and safety on the terrace roof be added. It was agreed that this was to be delegated to the Head of Planning in consultation with the Chairman and Councillor Duncan (on behalf of the Labour Lead.)

 

The officer’s recommendation, inclusive of the additional conditions set out above, was moved, seconded, and when put to a  vote, unanimously agreed.

 

RESOLVED: 

 

1.    That the application be approved;

2.    That delegated authority be given to the Head of Planning to agree additional conditions relating to tree planting and safety on the roof terrace, in consultation with the Chairman and Councillor Duncan*

 

*Councillor Morse did not take part in the discussion or vote due to loss of connection

122.

Land adjacent to Southall Lane and south of Western International Market (LB HOUNSLOW) - 39705/APP/2020/3902 pdf icon PDF 237 KB

Out of borough consultation for the extraction of Sand and Gravel, Importation and Recycling of Secondary Aggregate including the installation and operation of an aggregate processing plant with ancillary buildings and associated parking, including the creation of new vehicular access, and progressive Restoration to Agricultural Land, at Land at South of WIM, Southall Lane, Southall. 

 

Recommendation: Objection 

Decision:

RESOLVED:  That the officer’s recommendation be approved.

Minutes:

Officers introduced the report and confirmed that the Council was seeking approval to respond to LB Hounslow to request that, if they were minded to approve the application, the conditions/obligations as  set out in the report be attached to the grant of consent.

 

Members supported the suggested conditions/obligations, and the officer’s recommendation was moved, seconded, and when put to a vote, unanimously agreed.

 

RESOLVED:  That the officer’s recommendation be approved.

123.

Land adjacent to Whiteheath Junior School, Whiteheath Avenue - 64510/APP/2020/4020 pdf icon PDF 513 KB

Section 73 application to vary Condition 2 of planning permission reference 64510/APP/2019/1412 dated 19 March 2020 (Application for erection of 2 x 4 bed dwellings with associated landscaping, car parking and ecological area to the rear of the site) to facilitate the relocation of car parking spaces for House A, facilitate changes to hard & soft landscaping for House A, adjust the position of House A by setting the proposed dwelling back 1.5m and set in 0.6m from the previously approved position together with the erection of a close boarded timber fence with 300mm trellis over to the side of House A. (AMENDED PLANS 29-01-21) 

 

Recommendation: Approve + Sec 106 

Decision:

RESOLVED:  That the application be approved.

Minutes:

Officers introduced the report and confirmed that the application was recommended for approval.

 

Members supported the officer’s recommendation which was moved, seconded, and when put to a vote, unanimously agreed.

 

RESOLVED:  That the application be approved.

124.

Riverside Hotel - 75945/APP/2020/3314 pdf icon PDF 546 KB

Change of use from Class C1 Hotels to a Sui Generis temporary homeless accommodation (41 rooms) 

 

Recommendation: Approval 

Decision:

RESOLVED:  That the application be approved.

Minutes:

Officers introduced the report and confirmed that the application was recommended for approval. Members were informed that the site was currently unoccupied, and that the report set out several conditions to safeguard future use of the site.

 

I response to a query, officers advised that conditions also included a mandate that the provider provide support to occupants of the site, including help with employment, education, and wellness programmes, etc.

 

Members were very pleased to see that the proposed site would benefit some of the Borough’s most vulnerable residents. The officer’s recommendation was therefore moved, seconded, and when put to a vote, unanimously agreed.

 

RESOLVED:  That the application be approved.