110A Cleave Avenue, HAYES, UB3 4HB

Without planning permission, the erection of an outbuilding (“the breach”) at 110A Cleave Avenue, Hayes UB3 4HB

Authority: London Borough of Hillingdon
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: other · Householder developments
Inspector: Renaudon L

Main issues, as the Inspector framed them

Whether the outbuilding benefits from a permission conferred by the Town and Country Planning (General Permitted Development) (England) Order 2015
The effects of the outbuilding on the character and appearance of the area
The amount of outdoor amenity space left available to the occupiers of the host property

What decided it

The realistic prospect of a marginally smaller but no less harmful building being erected under permitted development rights was a material consideration of sufficient weight to justify granting permission despite the departure from development plan policies on character and appearance.

The harm to local character contrary to development plan policies was outweighed by the material consideration of the fallback position—a permitted development building of only marginally different dimensions that would be no less harmful.

Plan policies cited: BE1, DMHB11, DMHB14, DMH6, DMHD2

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

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