Ruislip Residents Association

Planning

Planning Report July 2008

Proposed Extension of Ruislip Conservation Area, June 2008

Planning Report June 2008

Planning Report May 2008

Planning Report April 2008

Planning Report March 2008

Planning Report February 2008

for reports prior to this see Planning Archive.

Planning Report July 2008

(Includes items published in LBH Planning Lists between w/e 31/05/08 – 21/06/08/08)

New Flat Developments
Last month we reported that at 2 Windmill Hill the latest application had been withdrawn from the Agenda of the 13/05/08 Planning meeting.  A revised application has since been submitted and we expect to make further comment to the Council

The application at 35 Sharps Lane for a 2 storey building with rooms in the roof space to provide 4 flats (2008/11) is still under consideration.  We are liaising with the RRA Road Steward.

A new application at Little Orchard, Wood Lane for the replacement of the existing house with a two storey building comprising 8x 2 bed flats (2008/1674)

Despite objections from residents and RRA, the application for an amendment to increase the number of flats allowed on Appeal at 28/28a Kingsend from 7 to 8 units was approved this week .

New Applications
1 & 1A Larne Road – A new application for a 3 bed detached house (2008/1800)
44 Brixham Crescent – Two storey side extension to form a separate one bed dwelling (2008/1269)
81 Shenley Ave – Replacement of existing bungalow with detached building comprising 3x 2 bed and 1x1 bed duplex units (2008/1569).  Proposed letter of objection to be sent to the Council.
1 The Uplands – Following the recent refusal a new application for a 3 bed detached house (2008/1477)
Whiteheath Avenue – We are currently seeking clarification of reports received of a proposed development of 4/5 flats on Council land.

Blubeckers Restaurant, High Street – Proposed extension at the rear.

Oakleigh, Breakspear Road – replacement of existing garage and outbuildings with a cattery comprising 11 pens (2008/1521).

West Ruislip Station, High Road – External alterations including the provision of disabled access ((2008/1635)

61 Broadwood Avenue
After 3 years, 9 applications and 2 dismissed Appeals permission was granted this week for an extension to this property.  The current unlawful roof structure, which is the subject of an Enforcement Notice, is due to be removed by 12/10/08.

LBH Design & Accessibility Statement (HDAS) Consultation
Comment to be submitted next week on the Draft amendment to Residential Layouts Supplementary Planning Document (SPD) published for comment.  Copies are available in local libraries.  As part of this exercise the LBH Cabinet has instructed Officers to conduct a public consultation on the feasibility of extending Ruislip & Ickenham Village Conservation Areas.

Extension to Ruislip Village Conservation Area Consultation
Details have now been published and circulated to committee members.  The consultation period expires on 01 August.
Click here to download more details ConservationArea.pdf

LBH Planning Enforcement Seminar 07/07/08
Peter and Mike to represent RRA

Planning Reform Bill
Details of the proposed changes to the Permitted Development rules can now be seen on the Planning Portal website www.planningportal.gov.uk.  Included are proposals for loft extensions and paving over front gardens

STC Fence
No further action to report.

Proposed Extension of Ruislip Conservation Area, June 2008
The committee assumes that the aim of this proposal is to curb the flat developments as any development would be required to blend in with or complement the existing buildings. The roads it is proposed to add are on the other side of Ruislip High Street to those already included, ie the new roads added would include part of Sharps Lane, Kingsend and Wood Lane. The effect of this proposal could be to drive the developers into the areas not covered. The committee agreed in favour of the extension of the conservation area but also to examine where there would be gaps.
Click here to download more details ConservationArea.pdf
Consulation ends 1st August 08.

Planning Report June 2008

(Includes items published in LBH Planning Lists between w/e 26/04/08 – 24/05/08)

New Flat Developments
Last month we reported the latest application to be submitted at 2 Windmill Hill.
This is now the sixth in just under 18 months.  Recommended for approval, we registered concern that objections raised by the Association had not been included in the Officer’s report.  The application was subsequently removed from the 13/05/08 Agenda and we understand it is currently being amended.

Two items in Sharps Lane :
-   Following a refusal earlier this year for a 3 storey block of flats at No 35 a new application has been submitted for 2 storey building with rooms in the roof space to provide 4 flats (2008/11).
-       The Council have confirmed that McCarthy and Stone’s Appeal at Nos 22-28 has been withdrawn. For more information on this application visit Save Our Sharps Lane.

Comment letters sent to :
-          the Council regarding the proposed amendment to increase the number of flats recently approved on Appeal at 28/28a Kingsend.
-          the Planning Inspectorate regarding the forthcoming Appeal by Alcyone Developments against the Council’s refusal of their application for sheltered housing at 55-59 Pembroke Road.

LBH Design & Accessibility Statement (HDAS)
Draft amendment to Residential Layouts Supplementary Planning Document (SPD) published for comment.  Copies are available in local libraries.  As part of this exercise the LBH Cabinet has instructed Officers to conduct a public consultation on the feasibility of extending Ruislip & Ickenham Village Conservation Areas.

STC Fence
No further action to report, but we understand Cllr Corthorne is pursuing the matter.

Planning Report May 2008

(Includes items in LBH Planning Lists up to 19/04/08)

New Flat Developments

In the last 16 months the site at 2 Windmill Hill has been the subject of four planning applications, only one of which was approved.  Following the withdrawal of the last one an amended application has just been submitted for a similar building although the applicant is suggesting the amendments meet with officer approval.  We believe there are several unresolved issues and have made the appropriate comments to the Council.  Cllr David Payne has acknowledged these and intends to support residents’ objections when the application goes to committee.

At 28/28a Kingsend permission was recently granted on Appeal for 7 flats.  The developer is now seeking to amend this by the addition of a further flat in the roof space.  We will liaise with Sue Browne and respond accordingly.

A letter has been sent to the Planning Inspectorate objecting to McCarthy and Stone’s Appeal at 22-28 Sharps Lane.

New Applications

Barclays Bank, High Street – Construction of a Bin Store to the north side of the branch (2008/925).

1 Dartmouth Road – Extension to side and rear of property to create a two bedroom attached dwelling with parking for existing and new dwellings (2008/865).

The Plough PH, Bury Street – External & internal alterations including new entrance canopy (2008/1161).

Planning Report April 2008

(Includes LBH Planning Lists up to 22/03/08)

New Flat Developments
A lot of activity in the last month.

In Kingsend applications were refused for redevelopment at 16&18 Kingsend (12 flats).  Appeals were also dismissed at Nos 51 & 53 (14 flats) and No 53 (9 flats).  An Appeal is outstanding at No 49 (11 flats) and we have written to the Planning Inspectorate supporting local objections.

Another Appeal is outstanding at 69-83 Park Way (10 flats).  The site is behind HGB Motorcycles.  We  have written to the Inspectorate expressing concern the development would have on the local traders, the loss of parking to Park House offices (currently vacant), poor access and congestion in Park Way.  

The application for 31 sheltered flats at Nos 55-59 Pembroke Road was refused by the Council.  Applications at 2 Windmill Hill (5 flats) and 22-24 Wood Lane were withdrawn just before consideration by the Planning committee.

At 22-28 Sharps Lane McCarthy & Stone have recently lodged an Appeal against the Council’s refusal of their application for 35 sheltered flats.

Update on Other Applications

The applications at The Ferns, Withy Lane (5 flats) and The Orchard PH, Ickenham Road (conversion of first floor and rear extension to form small hotel) are still under consideration.

86 Eastcote Road – A letter has been sent to the Council registering concern at the elevational appearance and loss of parking resulting from the proposed chalet bungalow on land at the rear, fronting on to Larne Road.

New Applications

106A Pembroke Road – use of premises as Dance and drama school (2008/502)

58-64 Pembroke Road – use of former garage showroom and new side extension at rear of Tesco store (2008/582)

Chelmsine House, Bury Street – Change of use from Office to residential and construction of new second floor to provide four 2 bed flats and one 3 bed flat (2008/706).

St Martins Church, High Street – Listed Building Consent for the provision of high and low level sign and notice board adjacent to No 43 (2008/698).  Council website shows “no further action.”

138 High Street – Siting of an A board on the pavement (Adv/2008/35).

Civic Amenity Site, New Years Green Lane
Redevelopment of site to include extension of site area, new access, rearrangement of existing facilities, new offices and store rooms (2008/564).

The site is in the Green Belt and this is a comprehensive redevelopment to accommodate increased recycling.  It is proposed to improve New Years Green Lane from Harvil Road to the new entrance.  The Design and Access Statement (35 pages) is unclear on any proposals for improving the traffic flow from Ruislip.  Full details are available on the Council’s website.

Planning Report March 2008

(Includes LBH Planning List up to 16/02/08)

New Flat Developments

55-59 Pembroke Road – Alcyone Developments are proposing a building of 1-3 storeys to provide 31 sheltered flats with associated facilities (2007/3639)

2 Windmill Hill – Replacement of existing house with a two storey building to provide 5 two bed flats with associated parking (2008/206).

The Ferns, Withy Lane – An outline application for a three storey building with roof terrace and ground floor vehicular access to provide 5 one bed flats (2007/3707).

Letters of comment have been sent to the Council in respect of the above applications.

69-83 Park Way – Passguild Ltd have appealed to the Planning Inspectorate against the Councils refusal of their application for 10 flats on land at the rear of Park House.

49 Kingsend – Cameron Land  & Planning have appealed to the Planning Inspectorate against the Council’s refusal of their application for 11 flats. 

Other Recent Planning Applications

86 Eastcote Road – 3 bed chalet bungalow in rear garden with access off Larne Road (2008/48)

Orchard PH, Ickenham Road – proposed extension to provide 24 Bed Hotel  (2007/3884).  Following representations from a local resident a letter has been sent to the Council with concerns about possible access onto Sharps Lane.

Planning Report February 2008

Kingsend - New Flat Developments
At No 49 the application for redevelopment with 11 flats was refused in December.

Appeals have been upheld on Nos 43-45 (14 flats) and 28-28a (7 flats).

22-28 Sharps Lane – 35 Flats by McCarthy & Stone
Application refused by Planning Committee 08/01/08

22-24 Wood lane
An application for the replacement of two existing houses with two buildings providing 14 flats (2007/3819).

Bishop Ramsey Lower School, Eastcote Road
Last month we reported an application for the revocation of condition relating to treatment of the existing pedestrian access to Manor Way (2007/3690).  An application has now been submitted for approval of reserved matters relating to the outline approval granted in 2007 for 35 new homes (2007/3607)  

Other Recent Planning Applications

7 Seaton Gardens – first floor side extension to create new one bed end terrace unit (2007/3832)

6 Park Way Two bed detached house in rear garden (2007/3377)

The Orchard, Ickenham Road – Two storey rear extension to provide 14 bedrooms and alterations to existing first floor to provide a further 10 bedrooms to create a 24 bedroom hotel, with restaurant at ground level and including alterations to existing façade (2007/3884).

The Plough PH, Bury Street – Internal refurbishment including disabled facilities and associated works, including external drinking areas (2007/3732 & 3743).  Also an application for listed building consent in respect of proposed various internal and external signage (2008/109).

Ruislip Golf Centre, Ickenham Road – Replace existing conservatory with flat roof extension and balcony, various alterations including disabled lift and tower on roof and lychgate on Ickenham Road frontage (2007/3668).

STC, Breakspear Road – Unauthorised Works
We understand the meeting between the Corporate Director of Planning and STC Managing Director is to be held shortly.

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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