Agenda item

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 at the northern end of the lake, were considered but ruled out due to underground gas infrastructure and ecological constraints, following advice from Natural England. Support for the scheme was confirmed by the trustees of HOAC and the main committee of BSC. It was acknowledged that the site is in the Green Belt but it was stated that very special circumstances had been demonstrated through strong social, community and environmental benefits. The proposal was described as delivering a fully accessible facility for vulnerable children and adults, bringing a derelict former industrial site back into use, improving site management and the condition of the SSSI. Members were urged to support the officer recommendation and grant planning permission.

In response to Members’ questions, it was confirmed that alternative locations had been considered. While the northern end of the lake was acknowledged as more suitable for sailing, the southern location was considered acceptable given the wider site constraints. It was explained that environmental impacts had been carefully balanced against community need and that the scheme had been revised in 2023 to avoid sensitive areas. It was also stated that the proposal represented a clear improvement on previous facilities, with the sailing area remaining unchanged and the launch arrangements considered acceptable.

Councillor Eddie Lavery, Ward Councillor for Ickenham & South Harefield, addressed the Committee and said the proposal would replace a valued community facility lost due to HS2, benefiting local residents, the wider borough and community groups. It was noted that significant work had been carried out to balance environmental concerns with delivering a modern facility. The site was described as a former quarry with extensive hard?standing and an SSSI in an unfavourable condition, as confirmed by Natural England. It was stated that the scheme would improve site management and ecology, that objections from Natural England and the Environment Agency had been resolved, and Members were urged to support the officer recommendation.

Members discussed how the BSC’s existing hours of operation could be safeguarded. They were advised that this would be managed through an Operational Management and Activities Plan. Hours would be agreed with stakeholders, taking account of ecological considerations and advice from Natural England. Officers explained that setting specific hours through planning conditions would not be appropriate. However, it was confirmed that flexibility for the sailing club would be sought when the condition was discharged. Members were advised of the proposed staff and activity hours and noted that ecological assessments had been carried out on the basis that the sailing club would continue operating as it does currently.

Members raised questions about external lighting, and officers confirmed that several planning conditions would be used to protect sensitive habitats. The site selection process was outlined, with Broadwater Lake identified as the preferred option following an assessment of 71 sites. Funding and viability were discussed and it was confirmed that sufficient contingency was in place and that funding was not a material planning consideration.

On balance, Members agreed that the proposal was an improvement on earlier schemes and delivered clear community and environmental benefits. The officer recommendation was moved, seconded and agreed unanimously.

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