Planning
for reports prior to this see Planning Archive 2009.
Residents Planning Forum 24/07/10
Peter Lansdown , Sue Browne and John Williams attended the latest
meeting at the Civic Centre. By contrast with the previous meeting, when
officers expressed concern at the poor attendance, there were 19 delegates
present. This ensured a lively meeting. Apart from the items reported below
(Core Strategy, Government policy and permitted development) officers updated
the meeting on various developments, including :
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a mosque in Royal Lane, Hillingdon |
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Environmental Agency concerns about ground water contamination resulting from the proposed development at the Civic Amenity site in New Years Green Lane |
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proposals by the Council to build a new library and AE Centre in South Ruislip with flats or a block of 28 flats. |
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backland development at 51-53 Pembroke Road likely to be one of the first applications affected by the new government policy (see below). |
Local Development Framework Core Strategy
Consultation
As reported at the AGM the Council has released a consultation draft for
comment by the public. The consultation closes on 30 July 2010. The document
sets out where the Council will provide new jobs and housing, protect and
enhance heritage and the natural environment, and ensure the right
infrastructure to support the borough’s communities up to 2026 and beyond.
Changes in Government policy
On the 9 June the Dept of Communities and Local Government advised local
authorities that :
§ Residential gardens are now excluded from the definition of previously developed land. In other words no longer “brownfield sites” with a presumption they are suitable for redevelopment.
§ The minimum density of 30 dwellings per hectare (12.5 per acre) is deleted.
Permitted Development
Also reported at the AGM was the Council’s satisfaction at two recent
Appeal decisions refusing applications for Certificates of Lawfulness for garden
buildings. In both cases the Inspector was not satisfied that the proposed use
was for a purpose incidental to the enjoyment of the dwelling. In other words
there was a concern the buildings
Gated Developments
An application by Taylor Wimpey to install security gates on the old
Bishop Ramsey School site, Eastcote Road, was recently approved and they are
now insitu. Another application has just been submitted by Linden Homes for
their site at Mill Works, Bury Street. A local resident has expressed
concern at the tendency to “ghettoisation” and the isolation of new estates is
unfriendly to the community at large.
Details of the application may be viewed on the Council planning website under application search
Update on other matters
A response is awaited from Planning Dept as to whether the recent
extension at 51 Breakspear Road is authorised.
At 58 St Martin’s Approach the owner has been advised to resubmit the application as completed work rather than proposed work.
There appears to have been no progress in processing the applications at 53 Pinn Way and the Ferns, Withy Lane.
42 Victoria Road
Proposed change of use from Retail (A1) TO Restaurant (A3) inc a single
storey rear extension.
157-161 High Street Ruislip
Letter of concern fwd. Application in respect of two storey attached
building comprising 2 x 2 bed and 6 x 1 bed flats and part ground floor for use
as enlargement of existing health spa involving part demolition of existing
building. Also to change existing use of second and third floor from residential
to Health Spa and ancillary offices.
Elm Park Lunch Club
With regard to the proposal to increase parking on the above site we have
written at the request of concerned residents looking for improvements on the
proposed new layout.
5 Old Hatch Manor
An application to substantially increase the accommodation by adding
significant extensions has been withdrawn after it is believed discussions with
Council Officers.
51-53 Pembroke Road
We have written supporting local concerns in respect of the proposed
development to erect two 5-bedroom, two storey detached dwellings primarily
given this is a *back garden* scheme.
37 Howletts Lane
Conversion of existing dwelling to 2 x 3 bed semi detached bungalows with
habitable roof space. Again we have written in support of local residents
concerns.
We have raised queries with the Planning Department regarding several recent developments.
51 Breakspear Road
A new loft extension is not shown on the list of planning applications.
As the work appears to conflict with the permitted development rules this has
been queried with the Head of Planning. We have been asked if we wish an
officer to investigate. I propose to say yes please.
58 St Martins Approach
The application for a Certificate of Lawfulness for a proposed loft
extension states work has not commenced. In fact it is nearly complete. In a
similar case officers gave this as one reason why they were unable to determine
an application for proposed works when the work had already commenced.
Officers are currently considering the application and advise they will take the present situation into account.
53 Pinn Way
The application for a large side and rear extension has been under
consideration for nearly seven months.
A petition against the proposal was submitted by neighbours and we have written to the Council in support. Officers advise the delay is due to the application being subject “to a petition and will need to be referred to the North Planning Committee. There has been a lot of objections to this scheme. No date has been set at this stage for the application to be referred to Committee.”
It is proposed to seek further clarification on the reason for delay.
The Ferns, Withy Lane
The application site is currently occupied by a stonemason’s business.
There have been four previous applications for residential development, three
were refused and one withdrawn. The latest application is for a two/three
storey block comprising 5 flats and has been under consideration for nearly six
months. We objected to both the previous and current applications on the
grounds of over development.
Officers advise the current application “went to the last North Planning Committee (20/05/10). The officer recommendation was refusal. There were three refusal reasons which basically reflected previous reasons of refusal. The North Committee extensively debated the item and came to the view that they did not consider the density to be unacceptable and that they felt, on balance, the scheme was acceptable. Nonetheless it was decided to defer the item (hence technically no decision has yet been made to approve or refuse the application). Officers have been asked to clarify further technical comments relating to site density and to indicate what conditions would be applied if the application was approved. We anticipate that the Committee will approve the development though when it is referred back to them for a decision (likely to be the 22nd June North Committee).”
The officers report to committee considered there were three reasons for refusal
(1) that
by reason of its siting, overall layout, size, bulk, site coverage and excessive
density would result in a cramped appearance and constitutes an overdevelopment
of the site.
According to the report the density exceeds the maximum levels in the London
Plan (Feb 2008) and the Mayor’s latest guidance by 60% in respect of habitable
rooms per hectare.
(2) the proposal fails to provide adequate private usable amenity space for the future occupiers of the site.
(3) no provision for a financial contribution to future school places.
The report also refers to the proposed building not being set back the minimum 1.0 metre from the side boundary.
It is proposed to seek an assurance that there is to be no relaxation of Council policy in respect of density, amenity and space standards.
100 Sharps Lane
The appellants appeal against refusal to construct/retain a new dwelling
house on this site was dismissed by the Planning Inspectorate on 11 May
118 Evelyn Avenue
The application proposes a part two storey part single storey side/front
extension with 2 side roof lights, part two storey part single storey rear
extension with 2 rear roof lights, single storey side extension, alterations to
front entrance and roof of existing two storey side extension, involving
demolition of conservatory. This application will be monitored given its
possible significance to the existing street scene.
33a And 41a Victoria Road
It is proposed to enlarge the existing loft space to form 2, one bedroom
flats, to include 2 rear dormers and alterations to existing first floor levels
at rear.
Dean House 24, Church Avenue
Conversion of existing flat to 1 x bedsit and 1 x 1 flat involving the
installation of extractor fans to existing rear roof.
5 Old Hatch Manor
Part two storey, part single storey rear extension planned with Juliette
style balcony, single storey side extension for use as integral garage and
conversion of roof space to habitable use to include 3 rear dormers and 2 side
rooflights, involving demolition of existing detached garage to side.
157-161 High Street
Alternative application to provide for a two storey attached building
comprising 2 x 2 bed and 6 x 1 bed flats and part ground floor for use as
enlargement of existing Health Spa involving part demolition of existing
building, change of use of second and third floor of existing building from C3
(Residential) for use as Health Spa and ancillary offices.
88 High Street
First floor extension with change of use from
Class C2 (dwelling) to A1 (retail) plus conversion of roof space to habitable
use with access to rear. Interestingly the ground floor is currently occupied
by Replay Sports Direct.
Mckenzie House, Bury Street
Auden Mckenzie (Pharma division) Ltd are proposing
to create a second floor level to be used as part office, part research &
development plus new canopy to ground floor rear and alterations to parking.
Having viewed the site I would not have thought that this proposal would be
particularly contentious.
22 Leaholme Waye
Erection of a two storey, one bedroom end of
terrace dwelling with associated parking and amenity space.
Cromwell House 43-45 High Street
New shopfront proposed. Present occupant believed
to be Paradigm Housing.
1 Chudleigh Way
Planning appeal against refusal to develop
property with the addition of part two storey part single storey side extension
and single storey rear extension. The appeal to be decided on the basis of
written representations.
11 Evelyn Ave Work has resumed on the two storey rear extension reported last month. It appears this may be within the limits allowed under permitted development.
Update on current Applications
Decisions are still awaited on 53 Pinn Way and the Stone Masons Yard, Withy Lane
78 Eastcote Road An application for a side/rear extension. The neighbour at No 80 has written to the Association seeking support to his objections.
Ruislip Village Conservation Area Draft Appraisal Document
In response to
the Council’s public consultation a letter was sent with some brief comments.
Residents Planning Forum
Mike and John attended the Council’s latest forum. Presentation by
officers included an update on major applications including Mill Works, RAF
Uxbridge and Porters Way. We expressed concern at the pressure these
developments would place on local services and several other delegates supported
us. However it appears officers are limited in the extent to which they can
take these matters into account when negotiating with developers.
Other presentations included a review of the draft proposals for the High Speed Rail link through Hillingdon and the work of the Conservation section.
We found the meeting both interesting and informative. Unfortunately the attendance was poor and it is possible that if this does not improve officers will have to review the viability of such events.
121 Herlwyn Avenue This contentious case may have finally been settled. The latest planning application to retain part and demolish part of the unauthorised extension was refused by the North Planning Committee at their March meeting. Whether the previous enforcement order to demolish all unapproved building works by 8 April is implemented by that time is doubtful however.
52 Crosier Way Objections have been raised by nearby neighbours to a planning proposal for a loft extension incorporating 2 addl bedrooms and a bathroom on the basis that the dwelling would no longer conform to the existing semi detached bungalows. However whilst John and I gladly offered our assistance it appears that as a certificate of lawfulness has been sought the appn may automatically approved. It will however at least go to the full planning committee at the request of Councillor Douglas Mills.
69-77 Park Way New planning application has been made for conversion of 1st and 2nd floors from BI Office to 4 one-bedroom and 4 two-bedroom self contained flats. We have not thus far received any objections to these proposals.
126-128 High Street - A planning application has been submitted by Coopers Estate Agents for the installation of 2 x internally illuminated fascia signs.
151 High Street A planning appn for change of use from Class A1 (Shops) to Mixed use Class A3/A5 (Restaurant with takeaway facility) was approved on 5 March. It is not yet known what type of food outlet this will be.
Land Forming Part Of 325 Victoria Road Ruislip - A planning application to construct 2- two storey one bed terraced dwellings and a single storey rear extension on this site was approved on 3rd March.
(Includes items published in LBH Weekly Planning Lists between 30/01/10 and 20/02/10)
Mill Works, Bury Street the revised application for 66 homes was approved last week.
11 Evelyn Ave A resident has raised concerns that building work currently in hand may not comply with planning regulations. We are awaiting further details.
Update on current Applications
Decisions are awaited on
53 Pinn Way
and the Stone Masons Yard, Withy
Lane
Ruislip Village Conservation Area
The Council has produced a draft Conservation Area for the area and this is
available for public consultation between 01-29 March 2010. Details are
available in Manor Farm Library or on the Council website. The purpose of the
document is to explain the importance of the Area and identify its significant
features.
121 Herlwyn Avenue An enforcement order is in place that requires the owner to demolish by 8 April an unauthorised single storey side and rear extension built without planning permission. However a fresh application has now been received with a view to retaining part and demolishing part of the unauthorised extension with a change to roof profile. Nearby neighbours have requested our assistance in objecting to what may be a pure delaying tactic, with this application and John and I are assessing how best to proceed.
126-128 High Street The former site of the Woolwich Building Society has been taken over by a firm of estate agents known as Coopers and they appear to be already in business. They would not have needed planning permission as already categorized as Class A2(Financial and Professional Services) At least not a bingo hall!
34 Kingsend A proposal to erect a single storey detached gym in the rear garden of what is basically a dental practise has raised concerns with adjacent neighbours and Sue Browne is leading local opposition and two petitions are to be submitted.
Residents Forum A revised meeting has been arranged on Thursday 18 March at the Civic Centre and John and Mike will be attending.
(Includes items published in LBH Weekly Planning Lists between 02/01/10 and 23/01/10)
Mill Works, Bury Street We have written to the Council with further comments on the revised proposals for 66 dwellings. We understand the application is still under consideration.
53 Pinn Way The application for a large side and rear extension to the property is still under consideration.
Stone masons Yard, Withy Lane A new application for the demolition of existing buildings and construction of 5 flats. We propose to review and comment if appropriate.
Bishop Ramsey Lower School site, Eastcote Road Following our enquiry, and also those of Cllr Dann, regarding residents concerns about an unapproved alteration to one house type, we have been informed by Planning Enforcement that the developer has abandoned the option.
155 High Street A planning application has been submitted for demolition of existing outbuildings to rear with a new extension forming ground floor offices and 4 first floor studio flats. The local authority has asked whether we wish to comment on this proposal.
80 Flamborough Road Conversion of existing dwelling to 2 two bedroom flats.
325 Victoria Road Land forming part of 325 Victoria Road to provide for 2 two storey one-bedroom attached end of terrace dwellings,new vehicular cross-over and single storey extension.
28B Kingsend Proposed erection of a 2 bed detached bungalow on the site of 28B with detached garage and associated parking and amenity space. Sue Browne has registered local objections.
10 Dormywood Single storey rear extension with habitable roofspace, 1 rear dormer and 1 rear rooflight, alterations to elevations to include new windows and doors and installation of 2 front rooflights involving demolition of existing single storey rear extension and dormer.
108-110 Pembroke Road Change of use from car showroom to Class A3(Restaurant and Café).
151 High Street Letter of objection sent as to proposed change of use from (Class A1(Shops) to mixed use class A3/A5 (Restaurant and take away facility).
Residents Planning
Forum
Next quarterly meeting taking
place at Civic Centre on Wed 17 February @ 6.30pm. Mike Hodge to attend. I will
be able to attend our own General Meeting by getting away promptly @ 8pm
(Includes items published in LBH Weekly Planning Lists between 31/10/09 and 26/12//09)
Mill Works, Bury
Street
Ashill Developments have recently amended their application, reducing the
proposed number of dwellings from 84 to 66. A brief verbal report will be given
at the meeting.
53 Pinn Way
Following the withdrawal of the
application for a large side and rear extension to the property the amended
proposal is still under consideration. We have written to the Council
supporting the local residents objections.
Blubeckers Restaurant,
High Street
The recent application for a new
external dining area, new boundary fencing, lighting and alterations to front.
has been approved.
Bishop Ramsey Lower
School site, Eastcote Road
Residents in Manor Way and
Glenalla Road have contacted the Association with concerns that developer
(Taylor Wimpey) is offering optional layouts on one house type which they feel
will affect the amenity of their property. We have raised the matter with the
Planning department who appear to be unaware of the changes and are
investigating. A response is awaited.
Proposed removal of
land from the Green Belt at New Years Green Lane
Following a member’s query at our
November meeting details of the proposed removal were requested from Jean
Palmer. The matter was referred to Corporate Property and after a lengthy
process details have now been provided. This has generated further queries and a
response is awaited.
8
Kingsend
Local petitions were raised against a contentious proposal to erect a new 2 bed
detached house at the rear of 8 Kingsend, in October. The appn has still not
been determined by the local authority but Sue Browne believes it should be on
the North Planning agenda for their meeting on 4 February.
151 High Street
There is an application in for
change of use from class AI (retail) presently Bedtime furnishing store to class
A3/A5 restaurant & takeaway. Of course we have’nt got any of these! We believe
we have good grounds to object.
34 High Street
The proprietor of Barcelos a chicken eatery and takeaway has applied for a
licquor license-how about chicken and gin for a change.
41a Victoria Road
It is proposed that by conversion and enlargement of existing roofspace an
additional 1 two-bedroom flat be erected on this site.
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Local
Development Framework
A draft Supplementary Planning Document has been published for consultation.
Known as Public Realm it aims to define public areas which people can view or
visit and covers areas as diverse as open spaces to bus stops. The document may
be viewed on the LBH website or in public libraries.
Planning Policy
On minor applications Council policy has been that if any objections are
received the matter is referred to committee for a decision. Where no
objections were received the application would be decided by officers under
delegated powers. The Council has now changed this policy. In future, where
only one adjacent owner/occupier is objecting, the application will be decided
under delegated powers. However an enquiry to the Planning Dept has established
that Ward Councillors may still refer individual applications to Committee if
they consider it appropriate.
Replacement of Houses with Flats
The Association is concerned about this trend. The council must fulfil the
London Plan by providing increased housing. The developers are keen to build
flats here because of the high returns due to the character of the area whilst
simultaneously threatening that very character.
Lack of Enforcement
The council has admitted publicly that there are no staff or funds to enable
enforcement. The committee have expressed our concern. This has been put forward
to the planning scrutiny committee.
Choice of Planning Applications Featured
The planning applications featured above have been chosen for one of three
reasons :
their size
because they set a precedent
a number of people have objected and asked for the Association's support
they affect the High Street or the Conservation Area
If you are aware of any other proposed developments of a similar nature whose progress is causing you to be concerned then please contact us, see Feedback.
Section 106 Money
If a development is quite sizeable the developer will be required to pay
Section 106 money. This is an agreement that 25% of the development should be
for social housing, but if this is not suitable an amount of money can be
extracted for use on social housing elsewhere in the borough; a sum must be paid
for extra school places and for an environment fund.
Unitary Development Plan
The Unitary Development Plan (U.D.P) contains the council's global planning
guidelines.
Thinking of Extending your house ?
Have a look at this document which explains Hillingdon's requirements for
extensions to houses
http://www.hillingdon.gov.uk/environment/planning/residential.pdf
Planning Processing Time
The average delay for an application is currently 3 months, non-contentious
applications may be processed more quickly.
Planning is represented by committee members John Williams and Mike Hodge.
If you have any views on the above please let us know see Feedback