Agenda item

Change of use from Use Class B8 (Storage) to Use Class A3 (Restaurant/Cafe) and use Class B1 (C - Light Industry)

Recommendation: Refusal

RESOLVED:  That the application be refused.

Change of use from Use Class B8 (Storage) to Use Class A3

(Restaurant/Cafe) and use Class B1 (C - Light Industry)

Officers introduced the report, and confirmed that the application was a resubmission following a previous refusal. The addendum was highlighted, which set out additional refusal reasons regarding concerns over the suggested parking provision, which was felt to be to the detriment of public and highway safety, and concerns over lighting in the area, which was felt to be prejudicial to pedestrian safety. Additional concerns, as set out in the report, included the resultant loss of industrial/warehousing space within a designated Industrial Business Area (IBA), and objections to the principle of change of use.

For these reasons, the application was recommended for refusal.

Officers confirmed that the policies referred to within the addendum were included within Hillingdon’s emerging Local Plan, and were explicitly designed for circumstances such as this.

The applicant and agent addressed the Committee in support of the application. Points highlighted included:

·         A petition in support of the application had been submitted by the applicant, and letters of support from local business, had been also received.

·         The refusal reasons set out in the addendum were similar to the reasons given for the refusal of a Mosque project at Johnson’s Yard, which was subsequently overturned on appeal. The Mosque was sited in a more inaccessible location, and since the Mosque had been in use, there had been no issues relating to access or parking.

·         The site had been vacant for 2 years, and was in need of investment and use.

·         The proposal would support the light industrial use of the IBA, and would provide somewhere for businesses and residents to eat late at night, a service which was needed within Hillingdon.

·         The officer’s report stated that the applicant had not provided evidence that the site could not be used for industrial use, now or in the future. This ignored the fact that the site had been vacant for a number of years.

·         The applicant was willing to operate shortened opening hours, with a proposed closing time of 11pm, if required.

·         Regarding the setting of parking standards, the agent referred the Committee to paragraph 106 of the National Planning Policy framework.

In response to the agent, officers confirmed that while it was accepted that the site was vacant, the applicant had not provided sufficient evidence that the site could not be used for industrial use in the future. Regarding the appeal for the Mosque development, the policy referred to as part of that appeal had been superseded by newer polices that were built into Hillingdon’s emerging Local Plan, and it was these polices that were being applied in this instance.

Members sought clarity from officers as to whether the site was within strategic industrial land. Officers confirmed that the area was located within the Hayes Industrial Business Area which was listed within the London Plan, and was therefore strategic industrial land.

Members were mindful of the relevant policies as referred to, and moved the officers’ recommendation. This was seconded, and when put to a vote, unanimously agreed.

RESOLVED:  That the application be refused.