Agenda, decisions and draft minutes

Apologies for absence were received from Councillor Henry Higgins with Councillor Shehryar Ahmad – Wallana substituting.

Apologies for absence were received from Councillor Henry Higgins with Councillor Shehryar Ahmad – Wallana substituting.

None.

None.

RESOLVED: That the minutes of the meeting dated  21 April 2026 be agreed as an accurate record.

RESOLVED: That the minutes of the meeting dated 11 March 2026 be agreed as an accurate record.

1.    None.

None.

It was confirmed that all items of business were marked Part I and would be considered in public.

It was confirmed that all items of business were marked Part I and would be considered in public

Redevelopment of the site to create the Hillingdon Watersports Facility and Activity Centre including demolition of existing Broadwater Lake Sailing Club (BSC) clubhouse at the north of the lake and erection of a building including changing facilities, meeting rooms, storage, Workshop and seasonal worker accommodation (sui generis), activity shelters; installation of pontoons and slipways; boat shed; equipment storage huts; boat parking and racking areas; camping area; outdoor activity areas; ecological enhancement throughout the site; new pedestrian routes through the peninsula; landscaping including new woodland, dense vegetation screens and boundary treatment; access road; localised dredging and land reclamation; relocation of existing sailing area and creation of floating reedbeds within the lake; coach drop off and turning area; vehicle parking; cycle parking; and associated works.

[EIA Regulation 25 Re-Consultation: Further information is available in relation to the Environmental Statement which has already been provided. Please refer to document reference "ES Volume II Appendix 7.6 - Freshwater Ecology Surveys_Part 5 (Dated November 2025)", uploaded on 27-02-26. Representations should be made by 4th April 2026.]

Recommendations: Approve + Sec 106

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

Redevelopment of the site to create the Hillingdon Watersports Facility and Activity Centre including demolition of existing Broadwater Lake Sailing Club (BSC) clubhouse at the north of the lake and erection of a building including changing facilities, meeting rooms, storage, Workshop and seasonal worker accommodation (sui generis), activity shelters; installation of pontoons and slipways; boat shed; equipment storage huts; boat parking and racking areas; camping area; outdoor activity areas; ecological enhancement throughout the site; new pedestrian routes through the peninsula; landscaping including new woodland, dense vegetation screens and boundary treatment; access road; localised dredging and land reclamation; relocation of existing sailing area and creation of floating reedbeds within the lake; coach drop off and turning area; vehicle parking; cycle parking; and associated works.

[EIA Regulation 25 Re-Consultation: Further information is available in relation to the Environmental Statement which has already been provided. Please refer to document reference "ES Volume II Appendix 7.6 - Freshwater Ecology Surveys_Part 5 (Dated November 2025)", uploaded on 27-02-26. Representations should be made by 4th April 2026.]

Officers introduced the application, took Members through the plans and addendum. A recommendation for approval and sec 106 was made.

A petitioner addressed the Committee and confirmed there was no objection to the application, supporting the principle of the proposal and the relocation of HOAC to Broadwater Lake, which was described as a significant loss for young people during its absence. The long?standing relationship between HOAC and Broadwater Sailing Club (BSC) was outlined, along with BSC’s role in providing affordable sailing for over 50 years. Concerns were raised that relocating BSC would create operational and safety issues due to limited space, tree cover impacting wind conditions, reduced sailing areas, poor visibility and insufficient parking and facilities. It was also noted that the relocation could increase disturbance to the nearby nature conservation area and incur unnecessary costs. It was submitted that the response to the petition had not addressed the primary issue of why BSC could not remain at its current location. Clarification was requested regarding the objection from Natural England, as no evidence had been provided to the club. A site visit was requested and assurance was sought that BSC’s existing hours of operation would remain unchanged should planning permission be granted.

The agent addressed the Committee and referred to presentation slides circulated before the meeting. It was explained that an assessment of 71 alternative sites, carried out in line with national planning policy and accepted by Council officers and Natural England, had identified Broadwater Lake as the only suitable and deliverable location for the replacement HOAC facility. The site’s former use for gravel extraction and its current industrial and unmanaged condition were outlined, with the SSSI noted to be in an unfavourable state due to lack of management and antisocial behaviour. It was explained that the development would be limited to existing hard?standing and had been shaped by ecological advice and specialist input. Other options, including sharing a site with Broadwater Sailing Club  ...  view the full minutes text for item 149.

Erection of 2x two storey, 3 bed dwelling with associated parking, amenity space, cycle and refuse stores, following the demolition of existing bungalow

Recommendations: Approval

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

Erection of 2x two storey, 3 bed dwelling with associated parking, amenity space, cycle and refuse stores, following the demolition of existing bungalow

Officers introduced the application, took Members through the plans and made a recommendation for approval.

A written submission from a local resident living opposite the site was read to the Committee, objecting to the proposal. It was stated that the development would overdevelop a constrained plot, replacing a single bungalow with two dwellings that were considered out of keeping with the character and open appearance of the area. Concerns were raised that, although space standards were met, the homes would be cramped and poorly suited to family living. It was also submitted that the proposal would create a more urban street scene, raise doubts about deliverability due to viability concerns, and that the objection was supported by around 50 local residents. The Committee was asked to refuse the planning application.

The agent was not in attendance.

A written submission was also received from Councillor Tony Burles, Ward Councillor for Uxbridge, objecting to the application. It was stated that the proposal constituted significant overdevelopment and would appear incongruous on a quiet residential road characterised by houses and bungalows. It was considered that local residents’ objections were reasonable and had not been fully addressed. A site visit was requested prior to a final decision and refusal or deferral of the application was sought.

The Committee noted that the officer report concluded the proposal complied with relevant policy. Members sought clarification on public transport accessibility and parking and it was confirmed that the site had a PTAL rating of 1b but benefited from nearby bus routes between Uxbridge High Street and Cowley. It was also confirmed that one parking space per dwelling was policy compliant, parking restrictions applied and future residents would be eligible for parking permits.

Clarification was also sought on bedroom sizes and it was confirmed that all units met the minimum internal space standards set out in the London Plan.

The officers’ recommendation was moved, seconded and, when put to the vote, was unanimously agreed.

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

Conversion of loft space to habitable use to include raising ridge height, roof lights to front, rear and side, rear half-hipped loft window, and amendments to fenestration.

Recommendations: Approval

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

Conversion of loft space to habitable use to include raising ridge height, roof lights to front, rear and side, rear half-hipped loft window, and amendments to fenestration.

Officers introduced the application, took Members through the plans and addendum. A recommendation for approval and sec 106 was made.

The Legal Advisor advised that the petitioner’s additional documents had been submitted late and had not been considered by Members. It was agreed that the representation would proceed without referring to them, with the relevant extract read aloud within the allocated speaking time.

The petitioner addressed the Committee in objection to the proposal, stating that No. 38 Frays Avenue was located within a valued area of special local character, originally developed predominantly with bungalows, where three?storey properties were not characteristic. Concern was raised that raising the roof and adding dormer windows would result in an unattractive crown roof that conflicted with local design guidance and harmed the character of the area. It was argued that a neighbouring property should not be treated as a precedent and that approval could lead to further similar developments, fundamentally altering the character of the Garden City area. Reference was made to the loss of character in another conservation area due to cumulative permitted development. The Committee was asked to refuse the application in order to protect the area’s special character.

The agent was not in attendance.

Members acknowledged concerns about changes to the area’s character but noted that existing nearby three?storey development made resistance difficult. The petitioner maintained that such development remained out of keeping with the predominantly bungalow?led area and highlighted that earlier approvals risked eroding its special character.

Councillor Jan Sweeting, Ward Councillor for West Drayton, addressed the Committee in support of the petitioners and stated that the proposal would harm the character of the Garden City area of special local character. Reference was made to a residents’ report submitted in 2021, which set out principles to prevent overdevelopment, including limiting extensions to two storeys and opposing crown roofs. It was submitted that the proposal conflicted with these principles, would set an undesirable precedent and further erode the area’s distinctive character. Members were urged to refuse the application and work with residents to protect the area.

Members sought clarification on whether neighbouring properties amounted to threestorey development and how those permissions had been granted. Officers clarified that surrounding properties were twostorey dwellings with accommodation in the roof space and that a modest increase in ridge height did not constitute an additional storey. It was explained that nearby permissions had been granted through delegated decisions and appeal, establishing a relevant precedent. Officers advised that the proposed roof increase was limited, the crown roof was modest and not visible from the street and that refusal would be unlikely to withstand appeal. Members acknowledged that while the area’s character had evolved over time, a precedent had been established.

The application was proposed and seconded for approval in accordance with the officer recommendation.

RESOLVED:  ...  view the full minutes text for item 151.

Demolition of existing structures and phased re-development of the site to provide nine plots ranging between three and 11 storeys in height (including ground level) to include residential uses (Use Class C3), flexible retail/cafe/restaurant floorspace (Class E (a,b,c)), light industrial floorspace (Class E (g)(iii)), associated hard and soft landscaping, car parking, cycling parking, servicing, refuse and plant areas, public realm improvements, highways works and other works associated with the development.

Recommendations: Approve + Sec 106

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

Demolition of existing structures and phased re-development of the site to provide nine plots ranging between three and 11 storeys in height (including ground level) to include residential uses (Use Class C3), flexible retail/cafe/restaurant floorspace (Class E (a,b,c)), light industrial floorspace (Class E (g)(iii)), associated hard and soft landscaping, car parking, cycling parking, servicing, refuse and plant areas, public realm improvements, highways works and other works associated with the development.

Officers introduced the application, highlighted report corrections, and recommended approval. It was noted that the Heads of Terms should include the public open space and carbon offset contributions, and that references to “reserved matters” were not applicable as the proposal was a full planning application.

Members considered this to be a significant scheme which had been properly assessed.

The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed.

RESOLVED: That the application and s106 be approved as per officer recommendation.

Reserved Matters Application (Access, Appearance, Landscaping, Layout and Scale) pursuant to Condition 1 of Application ref: 76551/APP/2025/2861 (Application submitted under Section 73 of the Town and Country Planning Act 1990 to vary Conditions 3 (Approved Plans); 4 (Approved Supporting Plans/Documents); 5 (Development Scope); 6 (Mix of Units); 7 (Phasing); 9 (Residential Density); 10 (Development Height); and 15 (Landscaping) of planning permission ref. 76551/APP/2021/4502 dated 28-09-2022. (Hybrid planning application seeking OUTLINE permission (with all matters reserved) for residential floorspace (Class C3) including demolition of all existing buildings and structures; erection of new buildings; new pedestrian and vehicular accesses; associated amenity space, open space, landscaping; car and cycle parking spaces; plant, refuse storage, servicing area and other works incidental to the proposed development; and FULL planning permission for Block A comprising 30 residential units (Class C3); new pedestrian access; associated amenity space and landscaping; cycle parking, refuse storage, and other associated infrastructure) to increase the number of homes, remove the existing parking court and increase podium size, revise the height strategy, removal of vehicle access and increase separation distances to create a new public square).

Recommendations: Approval

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

Reserved Matters Application (Access, Appearance, Landscaping, Layout and Scale) pursuant to Condition 1 of Application ref: 76551/APP/2025/2861 (Application submitted under Section 73 of the Town and Country Planning Act 1990 to vary Conditions 3 (Approved Plans); 4 (Approved Supporting Plans/Documents); 5 (Development Scope); 6 (Mix of Units); 7 (Phasing); 9 (Residential Density); 10 (Development Height); and 15 (Landscaping) of planning permission ref. 76551/APP/2021/4502 dated 28-09-2022. (Hybrid planning application seeking OUTLINE permission (with all matters reserved) for residential floorspace (Class C3) including demolition of all existing buildings and structures; erection of new buildings; new pedestrian and vehicular accesses; associated amenity space, open space, landscaping; car and cycle parking spaces; plant, refuse storage, servicing area and other works incidental to the proposed development; and FULL planning permission for Block A comprising 30 residential units (Class C3); new pedestrian access; associated amenity space and landscaping; cycle parking, refuse storage, and other associated infrastructure) to increase the number of homes, remove the existing parking court and increase podium size, revise the height strategy, removal of vehicle access and increase separation distances to create a new public square).

Officers introduced the application, took Members through the plans and made a recommendation for approval.

The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed.

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

Reserved Matters relating to Landscaping of outline planning permission ref: 35805/APP/2020/3289 dated 01-11-2022 for (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).

Recommendation: Approval

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

Reserved Matters relating to Landscaping of outline planning permission ref: 35805/APP/2020/3289 dated 01-11-2022 for (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, took Members through the plans and made a recommendation for approval.

The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed.

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

Construction of a replacement Waste Transfer Station Building (Amended Red Outline on Location and Site Plan)

Recommendation: Approval

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

Construction of a replacement Waste Transfer Station Building (Amended Red Outline on Location and Site Plan)

Officers introduced the application, took Members through the plans and made a recommendation for approval.

Members sought clarification on impacts to the Green Belt and proposed operating hours. It was confirmed that hours of operation were previously 07:30-18:00 Monday- Friday and at no time on Sundays or Public Holidays. Current proposal is to extend to 07:00-18:00 every day (including Sundays and Public Holidays) following stakeholder consultation to allow occasional weekend and bank holiday waste collections, helping to spread vehicle movements and reduce impacts on residents.

The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed.

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

Demolition and rebuild of the front porch., single-storey wrap around side and rear extension with amendments to the fenestration

Recommendation: Approval

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

Demolition and rebuild of the front porch, single-storey wrap around side and rear extension with amendments to the fenestration

Officers introduced the application, took Members through the plans and made a recommendation for approval.

The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed.

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

Erection of single storey rear extension, and conversion of detached garage to a habitable use to use as a gym with WC

Recommendation: Approval

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

Erection of single storey rear extension, and conversion of detached garage to a habitable use to use as a gym with WC

Officers introduced the application, took Members through the plans and made a recommendation for approval.

Members sought clarification regarding the gym use and how future residential change of use would be prevented. It was confirmed that any unauthorised change of use would be subject to enforcement action.

The officers’ recommendation, was moved, seconded, and when put to a vote, was unanimously agreed.

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