Agenda, decisions and minutes

Major Applications Planning Committee
Wednesday, 19th May, 2021 6.00 pm

Venue: Council Chamber - Civic Centre, High Street, Uxbridge UB8 1UW. View directions

Contact: Anisha Teji  01895 250636 or email (recommended):  ateji@hillingdon.gov.uk

Link: Watch a LIVE or archived broadcast of this meeting here

Items
No. Item

146.

Apologies for Absence

Minutes:

Apologies for absence were received from Councillor Carol Melvin with Councillor David Yarrow substituting.

 

147.

Declarations of Interest in matters coming before this meeting

Minutes:

None.

148.

To sign and receive the minutes of the previous meeting dated 21 April 2021 pdf icon PDF 109 KB

Minutes:

RESOLVED: That the minutes of the meeting dated 21 April 2021 be approved as an accurate record.

 

149.

Matters that have been notified in advance or urgent

Minutes:

None.

150.

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

Minutes:

It was confirmed that items 1 – 11 were marked Part I and would be considered in public. 

 

151.

Extending Written Representations in Lieu of Physical Speaking Rights pdf icon PDF 78 KB

Decision:

RESOLVED: That the Committee agreed to permit those parties with valid speaking rights at planning committee meetings to continue to submit written representations in lieu of attending to speak in person, as set out in the updated Protocol (Appendix A).

 

Minutes:

RESOLVED: That the Committee agreed to permit those parties with valid speaking rights at planning committee meetings to continue to submit written representations in lieu of attending to speak in person, as set out in the updated Protocol (Appendix A).

 

152.

5 Otter House, Cowley Business Park, Cowley - 63329/APP/2021/1326 pdf icon PDF 10 MB

Change of use from offices (Use Class B1a ) to residential use (Use Class C3) to create 36 studio apartments (Application for Prior Approval under Schedule 2, Part 3, Class O of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)).

 

Recommendations: Approval

Decision:

RESOLVED: That the application be approved as per officer’s recommendation, subject to the changes in the addendum and verbal updates.

 

Minutes:

Change of use from offices (Use Class B1a ) to residential use (Use Class C3) to create 36 studio apartments (Application for Prior Approval under Schedule 2, Part 3, Class O of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)).

 

Officers introduced the application, highlighted the addendum and made a recommendation for approval. Applications 63329/APP/2021/1326 and 53180/APP/2021/1325 were heard together however the Committee voted on the items separately.

 

A petitioner in objection of the application addressed the Committee and referred to a presentation that had been circulated to Members prior to the meeting. The Committee was informed that two petitions had been submitted in objection of the applications, with one of petitions having over 1100 signatures. It was acknowledged that only certain factors could be taken into consideration when determining the applications, however petitioner concerns were reiterated to the Committee. A history of the site, land conditions and agreements were outlined, and it was emphasised that this once an idyllic meadow between two water ways. Concerns were raised regarding the protection of the diverse wildlife and the protection of residential privacy and amenities. Concerns were also raised regarding the deterioration of the corridor that could lead to fragmentation of the links in the green chain. It was questioned how the wildlife would be protected and also how the Council could maintain strategic pledges whilst risking the wildlife corridor.

 

It was noted that other office spaces in Hillingdon had been granted Article 4 Directions and questions were raised why it had not been done in this site given the impact of the pandemic. It was submitted that the impact of traffic was underestimated particularly in light of additional residents living in the area and additional online deliveries. Concerns were further raised regarding pollution, contamination, flood risk and the pressures on sewage and waste disposal with the additional residents living in the area, loss of amenity and character. It was questioned whether a friendly fence could be erected to protect the wildlife. It was noted that authorities had a duty to preserve nature for future generations, as once it had gone, it had gone. The Committee was encouraged to comply with pledges made and it was asked whether the change of use could be stopped in order to preserve the rich habitat to avoid the fragmentation of the wider green corridor, the safety and privacy and amenities of residents and the character of the area.

 

In response to Member questions to the petitioner, it was confirmed that the woodlands had pumps to avoid flooding however due to the level of water it was difficult to manage and pumps needed to be used continually to control the level of water. It was unclear who maintained the pumps.

 

The agent for both the applications addressed the Committee highlighting that the office was vacant and 39 apartments for Otter House and 29 apartments for Water House had been proposed.  Housing shortage was a factor in the development purpose.  ...  view the full minutes text for item 152.

153.

Former Nestle Factory, Nestles Avenue - 1331/APP/2021/751 pdf icon PDF 37 MB

Section 73 application seeking a variation to Condition 61 (Approved Drawings) of planning permission ref: 1331/APP/2019/1666 dated 11-09-20 (Section 73 application to vary Condition 9 (Residential Condition - Approved Plans) of planning permission ref: 1331/APP/2017/1883 dated 28/06/2018 (Part demolition of existing factory buildings and associated structures, and redevelopment to provide residential dwellings (Use Class C3), office, retail, community and leisure uses (Use Class A1/A3/A4/B1/B8/D1/D2), commercial floorspace (Use Classes B1c/B2/B8) and Data Centre (Sui Generis), amenity and playspace, landscaping, allotments, access, service yards, associated car parking and other engineering works) (as amended by application ref: 1331/APP/2020/50 dated 06/02/20)).

 

The amendments to the approved plan proposed: Alteration to the elevations of Unit 4 involving 4 no. new loading docks (totalling 12 no. with 8 loading docks permitted by planning permission ref: 1331/APP/2017/1883 (as amended)), 1 no. roller door and 2 no. pedestrian doors, and the alteration to the dock pit, and minor alteration to internal layout to office.

 

Recommendations: Approval

Decision:

RESOLVED: That the application be approved as per officer’s recommendation.

 

Minutes:

Section 73 application seeking a variation to Condition 61 (Approved Drawings) of planning permission ref: 1331/APP/2019/1666 dated 11-09-20 (Section 73 application to vary Condition 9 (Residential Condition - Approved Plans) of planning permission ref: 1331/APP/2017/1883 dated 28/06/2018 (Part demolition of existing factory buildings and associated structures, and redevelopment to provide residential dwellings (Use Class C3), office, retail, community and leisure uses (Use Class A1/A3/A4/B1/B8/D1/D2), commercial floorspace (Use Classes B1c/B2/B8) and Data Centre (Sui Generis), amenity and playspace, landscaping, allotments, access, service yards, associated car parking and other engineering works) (as amended by application ref: 1331/APP/2020/50 dated 06/02/20)).

 

The amendments to the approved plan proposed: Alteration to the elevations of Unit 4 involving 4 no. new loading docks (totalling 12 no. with 8 loading docks permitted by planning permission ref: 1331/APP/2017/1883 (as amended)), 1 no. roller door and 2 no. pedestrian doors, and the alteration to the dock pit, and minor alteration to internal layout to office.

 

Officers introduced the application, highlighted the addendum and made a recommendation for approval.

 

Members considered that the amendments to the application were good and noted that they attracted economic development.

 

The officer’s recommendation was moved, seconded and unanimously agreed.

 

RESOLVED: That the application be approved as per officer’s recommendation and the additional information in the addendum.

 

154.

T C M House, Newport Road, Hayes - 61202/APP/2021/847 pdf icon PDF 462 KB

Section 73 application to vary Condition 2 (Approved Plans) and Condition 4 (SuDS) for a Minor Material Amendment (MMA) to planning permission ref. 61202/APP/2019/3510 (Demolition of three existing buildings (Use Classes B1(a) and B1(c)) and erection of a four storey residential hostel building (Sui Generis) containing 28 units, comprising 13 x 1-bedroom, 8 x 2-bedroom and 7 x 3-bedroom dwellings with associated car parking, landscaping and children's play area).

 

Recommendations: Approval

Decision:

RESOLVED: That the application be approved as per officer’s recommendation.

 

Minutes:

Section 73 application to vary Condition 2 (Approved Plans) and Condition 4 (SuDS) for a Minor Material Amendment (MMA) to planning permission ref. 61202/APP/2019/3510 (Demolition of three existing buildings (Use Classes B1(a) and B1(c)) and erection of a four storey residential hostel building (Sui Generis) containing 28 units, comprising 13 x 1-bedroom, 8 x 2-bedroom and 7 x 3-bedroom dwellings with associated car parking, landscaping and children's play area).

 

Officers introduced the application and made a recommendation for approval.

 

The officer’s recommendation was moved, seconded and unanimously agreed.

 

RESOLVED: That the application be approved as per officer’s recommendation.

 

155.

1 & 1A Bath Road, Heathrow - 35805/APP/2020/3289 pdf icon PDF 42 MB

Outline planning application for the demolition of existing buildings and erection of a six storey 237-bedroom hotel (Use Class C1) (landscaping reserved for subsequent approval).

 

Recommendations: Approve + Sec 106

Decision:

RESOLVED: That the application be approved as per officer’s recommendation and section 106.

 

Minutes:

Outline planning application for the demolition of existing buildings and erection of a six storey 237-bedroom hotel (Use Class C1) (landscaping reserved for subsequent approval).

 

Officers introduced the application and made a recommendation for approval.

 

The officer’s recommendation was moved, seconded and unanimously agreed.

 

RESOLVED: That the application be approved as per officer’s recommendation and section 106.

 

156.

Taylor Woodrow Depot, Broadmead Road, Yeading - 327/APP/2020/2840 pdf icon PDF 460 KB

Deed of Variation to Section 106 associated with planning permission ref: 327/APP/2000/2106 dated 17/5/02:

 

'Phased redevelopment and part refurbishment of site/buildings (currently used for general industrial/ storage, offices and sports complex purposes) which straddles Hillingdon and Ealing boroughs, to provide mixed use, 1 to 8 storeys, development, comprising 705 residential units including 18 live/work units, (446 one, two and three-bedroom flats and 259 three, four and five-bedroom houses - 3,088 habitable rooms overall), and non- residential/commercial as follows - 7,900 sq metres new offices; 7,520 sq metres refurbished offices, 680 sq metres light industrial/workshops retained for use as managed workspace, 100 sq metres wardens office/meeting rooms, 100 sq metres tele-working centre, 560 sq metres retail, 550 sq metres community facilities, 240 sq metres restaurant, 480 sq metres creche, 200 sq metres ancillary commercial floorspace to canal basin area, 1,500 sq metres separate health facility, 4,945 sq metres (gross floor area) sports complex, together with childrens' play/ adventure play areas, youth shelter, sports pitches, parkland landscaping and wildlife area, new canal basin, new bridge over canal and rebuilding of existing bridge, amenity open space, road infrastructure - with vehicular access from Ruislip Road and Broadmead Road, and associated servicing and car parking (outline application with environmental impact statement)

 

(This permission relates to that part of the development which falls within Hillingdon and comprises mixed residential development at a density which shall not exceed 40 dwellings per hectare, a sports complex, sports pavilion and youth shelter with associated landscaping and parking)'.

 

The S106 modification sought is to modify the current mortgagee exclusion clause contained in Schedule 2 (Affordable Housing), Part 1, Paragraph 9 for Nos. 31 - 37 (odd) Broadmead Road, 1 - 12 (inclusive) Avon House, 1 Ballinger Way and 1 - 6 (inclusive) Bridgewater House, 3 Ballinger Way.

 

Recommendations: Approve + Sec 106

Decision:

RESOLVED: That the application be approved as per officer’s recommendation and section 106.

 

Minutes:

Deed of Variation to Section 106 associated with planning permission ref: 327/APP/2000/2106 dated 17/5/02:-

 

'Phased redevelopment and part refurbishment of site/buildings (currently used for general industrial/ storage, offices and sports complex purposes) which straddles Hillingdon and Ealing boroughs, to provide mixed use, 1 to 8 storeys, development, comprising 705 residential units including 18 live/work units, (446 one, two and three-bedroom flats and 259 three, four and five-bedroom houses - 3,088 habitable rooms overall), and non- residential/commercial as follows - 7,900 sq metres new offices; 7,520 sq metres refurbished offices, 680 sq metres light industrial/workshops retained for use as managed workspace, 100 sq metres wardens office/meeting rooms, 100 sq metres tele-working centre, 560 sq metres retail, 550 sq metres community facilities, 240 sq metres restaurant, 480 sq metres creche, 200 sq metres ancillary commercial floorspace to canal basin area, 1,500 sq metres separate health facility, 4,945 sq metres (gross floor area) sports complex, together with childrens' play/ adventure play areas, youth shelter, sports pitches, parkland landscaping and wildlife area, new canal basin, new bridge over canal and rebuilding of existing bridge, amenity open space, road infrastructure - with vehicular access from Ruislip Road and Broadmead Road, and associated servicing and car parking (outline application with environmental impact statement)

 

(This permission relates to that part of the development which falls within Hillingdon and comprises mixed residential development at a density which shall not exceed 40 dwellings per hectare, a sports complex, sports pavilion and youth shelter with associated landscaping and parking)'.

 

The S106 modification sought is to modify the current mortgagee exclusion clause contained in Schedule 2 (Affordable Housing), Part 1, Paragraph 9 for Nos. 31 - 37 (odd) Broadmead Road, 1 - 12 (inclusive) Avon House, 1 Ballinger Way and 1 - 6 (inclusive) Bridgewater House, 3 Ballinger Way.

 

Officers introduced the report and made a recommendation 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 as per officer’s recommendation and section 106.

 

157.

4 Waterside House, Cowley Business Park - 53180/APP/2021/1325 pdf icon PDF 13 MB

Change of use from offices (Class B1a) to 51 studio apartments (Class C3) (Application for Prior Approval under Schedule 2, Part 3, Class O of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)).

 

Recommendations: Approval

Additional documents:

Decision:

RESOLVED: That the application be approved as per officer’s recommendation, subject to the changes in the addendum and verbal updates.

 

Minutes:

Change of use from offices (Use Class B1a ) to residential use (Use Class C3) to create 36 studio apartments (Application for Prior Approval under Schedule 2, Part 3, Class O of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)).

 

Officers introduced the application, highlighted the addendum and made a recommendation for approval. Applications 63329/APP/2021/1326 and 53180/APP/2021/1325 were heard together however the Committee voted on the items separately.

 

A petitioner in objection of the application addressed the Committee and referred to a presentation that had been circulated to Members prior to the meeting. The Committee was informed that two petitions had been submitted in objection of the applications, with one of petitions having over 1100 signatures. It was acknowledged that only certain factors could be taken into consideration when determining the applications, however petitioner concerns were reiterated to the Committee. A history of the site, land conditions and agreements were outlined, and it was emphasised that this once an idyllic meadow between two water ways. Concerns were raised regarding the protection of the diverse wildlife and the protection of residential privacy and amenities. Concerns were also raised regarding the deterioration of the corridor that could lead to fragmentation of the links in the green chain. It was questioned how the wildlife would be protected and also how the Council could maintain strategic pledges whilst risking the wildlife corridor.

 

It was noted that other office spaces in Hillingdon had been granted Article 4 Directions and questions were raised why it had not been done in this site given the impact of the pandemic. It was submitted that the impact of traffic was underestimated particularly in light of additional residents living in the area and additional online deliveries. Concerns were further raised regarding pollution, contamination, flood risk and the pressures on sewage and waste disposal with the additional residents living in the area, loss of amenity and character. It was questioned whether a friendly fence could be erected to protect the wildlife. It was noted that authorities had a duty to preserve nature for future generations, as once it had gone, it had gone. The Committee was encouraged to comply with pledges made and it was asked whether the change of use could be stopped in order to preserve the rich habitat to avoid the fragmentation of the wider green corridor, the safety and privacy and amenities of residents and the character of the area.

 

In response to Member questions to the petitioner, it was confirmed that the woodlands had pumps to avoid flooding however due to the level of water it was difficult to manage and pumps needed to be used continually to control the level of water. It was unclear who maintained the pumps.

 

The agent for both the applications addressed the Committee highlighting that the office was vacant and 39 apartments for Otter House and 29 apartments for Water House had been proposed.  Housing shortage was a factor in the development purpose. Otter  ...  view the full minutes text for item 157.