Residents may have noticed a new planning reference appear on the council website for the former Master Brewer site – the derelict hotel and pub plot at the junction of Long Lane and Freezeland Way, close to Hillingdon Underground station. Here’s what it means, and what to expect next.
What is being proposed?
Developer Jaysam Contractors Ltd is preparing to bring forward a major redevelopment of the 3.39-hectare site, which has stood vacant since the old Master Brewer motel and pub were demolished in 2012. The scheme currently being worked up includes:
- Up to 818 flats, in blocks ranging from 6 to 13 storeys, across a mix of one, two, three and four-bedroom homes (private, social and affordable tenures)
- Up to 700m² of flexible commercial space (shops, cafés, offices, etc.)
- Up to 234 car parking spaces, cycle storage, a new public square, sustainable drainage, and landscaping intended to improve biodiversity and connect to the green space to the east
So has this been approved?
No — not yet, and this isn’t even the planning application itself. What’s currently on the council website (ref. 4266/APP/2026/1646) is an earlier, more technical step called an EIA Screening Request.
Under UK planning law, before a developer submits a full application for a large scheme, they can ask the council to confirm whether the project will require a full Environmental Impact Assessment (EIA) — a lengthy, in-depth study covering things like traffic, air quality, noise, ecology and flood risk in detail.
The developer’s consultants (Jomas Associates) have submitted a report arguing that, although the scheme is large enough to potentially trigger this requirement (schemes of more than 150 homes are a relevant threshold), the environmental effects would be localised and manageable through standard planning conditions and separate technical reports — rather than needing a full EIA.
It’s now up to Hillingdon Council to agree or disagree, and issue a formal “Screening Opinion.” The target decision date is 22 July 2026.
Notably, this isn’t the first time a scheme on this site has been screened this way — smaller proposals in 2017 and 2019 went through the same process, and on both occasions the council decided a full EIA wasn’t required.
What about the Green Belt and the site’s ecology?
Most of the site is brownfield land, but a smaller area on its eastern edge falls within the Green Belt and is a designated Site of Importance for Nature Conservation (SINC). The developer’s report states this part of the site would be used only for landscaping and biodiversity enhancements rather than built development. The site also sits within an Air Quality Management Area and close to RAF Northolt, both of which are flagged as issues to be addressed through further technical assessment.
What happens next — and when can residents comment?
This screening stage does not involve a public consultation. The council is simply deciding whether an EIA is legally required.
The next milestone will be the full planning application for the development itself, which is expected to follow once the screening question is resolved. That application will be subject to public consultation, and will need to be supported by a long list of technical reports (transport, noise, air quality, daylight/sunlight, ecology, heritage, and more) — this is when residents will have a formal opportunity to view detailed plans and submit comments or objections.
The RRA will continue to monitor this application with both Ickenham and Oak Farm Residents’ Associations and will update residents when the full planning submission is lodged and consultation opens.
Photo credit: © Copyright Nigel Cox and licensed for reuse under Creative Commons Licence.
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