Agenda item

Part conversion and part redevelopment to provide 5 retail units and a 64 bedroom hotel, with associated servicing facilities and car park.

Part conversion and part redevelopment to provide 5 retail units and a 64 bedroom hotel, with associated servicing facilities and car park.

Officers introduced the report advising the Committee that the plans sent out with the agenda were incorrect and the correct plans had been circulated to members of the committee and the public. A brief summary of the application was given and the minor differences between the plans were highlighted.

In accordance with the Council's constitution the agent addressed the meeting; the petitioner was not present at the meeting

The agent made the following points:-

·         Hayes was currently undergoing a transformation.

·         The application was for a key site in Hayes Town Centre.

·         The site was close to transport links in the area.

·         Local residents had questioned the need for a hotel but this was set out in Hillingdon's policies.

·         The area was a preferred location for Hotels in the borough.

·         This application would contribute to the shortfall of hotel rooms in the borough.

·         This was an excellent location for a hotel as there were good transport links and visitors would support local retail outlets.

·         There was a limited need for onsite parking but there was parking being provided on site.

Concerns were raised in relation to the access onto Station Road as this was to be a shared space when the road was re-opened to traffic.

Officers advised the Committee that it was not felt that access would not have much of an impact as a heavy duty crossover was being looked at to facilitate access.

A member asked officers to clarify how cars would access and egress the parking spaces when deliveries were taking place as spaces would be blocked during this time.

Officers advised that this was not envisaged to be an issue as the deliveries would be infrequent and it was not felt there would be a high level of demand for parking.  It was suggested that condition 6 could be amended to reflect the Committee's concerns. The committee agreed to condition 6 being amended.

In answer to an issue raised in relation to the number of parking spaces required officers advised that there was no parking standards for Hotels and had been assessed in the transport assessment and the level of parking provided was considered to be acceptable. The surrounding roads were subject to a Controlled Parking Zone so visitors to the Hotel would no be able to park in the surrounding roads.

In answer to an issue raised in relation to the turning circle for delivery and refuse vehicles, officers advised that there was sufficient space for delivery vehicles to reverse in and exit in forward gear. The proposed delivery conditions would be no different than the current arrangements for the existing retail units. Condition 9 would need to be signed off by officers prior to commencement of the development.

A member asked whether the application was providing a drop off and pick up point for coaches.

Officers advised that as the site was drop off points were only usually provided for larger areas and the Hotel was not in an area covered by the Airport Hoppa buses.

The recommendation with the amendment to the S106 in relation to CIL contributions was moved seconded and agreed.

Resolved -

That delegated powers be given to the Head of Planning, Green Spaces and

Culture to grant planning permission, subject to the following:

That the Council enter into a legal agreement with the applicants under Section

106/Unilateral Undertaking of the Town and Country Planning Act 1990 (as

amended) or other appropriate legislation to secure:

(i) Travel Plan, including a £20,000 Bond,

(ii) Hayes Town Centre Improvements: £20,000 to include highway and pedestrian

improvement works on Station Road,

(iii) Construction Training: £2500 per £1m build costs + Coordinator Costs:

1000/7500 x £71,765 = £9556.66 or in kind provision.

(iv) Hospitality/Employment Training: In kind provision.

(v) Project Management & Monitoring Fee: Financial contribution equal to 5% of total cash contributions.

2. 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 15th July 2014 or any

other period deemed appropriate that delegated authority be given to the Head of Planning, Green Spaces and Culture to refuse the application for the following reason:

'The applicant has failed to provide a commensurate package of planning benefits to maximise the health and social benefits, namely transportation, town centre improvements, construction training, hospitality training and project management of the scheme to the community. The proposal therefore conflicts with Policy R17 of the Hillingdon Local Plan: Part Two - Saved UDP Policies (November 2012).'

3. That 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.

4. 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 appropriate powers with the applicant.

5. That officers be authorised to negotiate and agree the detailed terms of the

proposed agreement. 6. That on completion of the S106 Agreement, the application be deferred for determination by the Head of Planning, Green Spaces and Culture under delegated

powers.

7. That if the application is approved, the conditions and informatives set out in the officers report be attached except Condition 6 which was amended as follows:-

Amend condition 6 to read:-

'A Delivery and Service Plan, including management measures for the car park and hours for servicing & deliveries, shall be submitted to and approved in writing by the Local Planning Authority prior to the development being occupied. The development shall be implemented in accordance with the Delivery and Service Plan for so long as the development remains in existence.
 
REASON
To ensure that servicing of the site does not prejudice highway safety, in accordance with Policy AM7 (ii) of the Hillingdon Local Plan: Part Two - Saved UDP Policies (November 2012) and Policy 6.3 of the London Plan (July 2011).'