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Dismissed23 February 20223285053

Land R/O 800 Uxbridge Road, Hayes, UB4 0RS

Planning appeal 3285053 at Land R/O 800 Uxbridge Road, Hayes, UB4 0RS (London Borough of Hillingdon) was dismissed on 23 February 2022 by Inspector Wraight G, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area, the setting of the Hayes Village Conservation Area (CA) and the setting of the locally listed Adam and Eve Public House (PH).

the replacement of existing rear car park with new car park and erection of a residential building with basement parking to accommodate 19 new dwellings with associated access, parking, bins and cycle provision

Authority
London Borough of Hillingdon
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Wraight G
Postcode
UB4 0RS

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the area, the setting of the Hayes Village Conservation Area (CA) and the setting of the locally listed Adam and Eve Public House (PH)
  • Whether acceptable living conditions would be provided for the future occupants
  • Whether the proposal makes adequate provision for larger homes

What decided it

The harm to the character and appearance of the area and the setting of the Hayes Village Conservation Area, which carries considerable importance and weight, was not outweighed by the moderate benefits of housing delivery.

The moderate benefits of providing 19 new dwellings did not outweigh the significant harm to character and appearance, the less than substantial harm to the conservation area setting, the harm to the setting of the locally listed building, and the failure to provide acceptable living conditions and an appropriate housing mix.

What the Inspector cited

Development plan policies
Policy D1 of the London Plan 2021Policy D2 of the London Plan 2021Policy D3 of the London Plan 2021Policy D6 of the London Plan 2021Policy D8 of the London Plan 2021Policy H10 of the London Plan 2021Policy HE1 of the Local Plan: Part 1 Strategic Policies 2012Policy BE1 of the Local Plan: Part 1 Strategic Policies 2012Policy DMH 2 of the Local Plan: Part 1 Strategic Policies 2012Policy DMHB 1 of the Local Plan: Part 2 Development Management Policies 2020Policy DMHB 3 of the Local Plan: Part 2 Development Management Policies 2020Policy DMHB 4 of the Local Plan: Part 2 Development Management Policies 2020Policy DMHB 10 of the Local Plan: Part 2 Development Management Policies 2020Policy DMHB 11 of the Local Plan: Part 2 Development Management Policies 2020Policy DMHB 12 of the Local Plan: Part 2 Development Management Policies 2020Policy DMHB 16 of the Local Plan: Part 2 Development Management Policies 2020Policy DMHB 18 of the Local Plan: Part 2 Development Management Policies 2020
National Planning Policy Framework
Paragraph 202

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in London Borough of Hillingdon

The authority’s record since 2016 · every decision in 2022

  1. Dismissed27 October 20266015310
    4 Albany Close, Ickenham, UB10 8QW
  2. Dismissed27 October 20266009856
    18-20 Wilmar Close, Hayes, UB4 8ET
  3. Dismissed21 October 20266011782
    25 Stirling Road, Hayes, UB3 3AH
  4. Dismissed19 October 20266011268
    364 Victoria Road, Ruislip, HA4 0ET
  5. Allowed6 October 20266013858
    88 Stormount Drive, Hayes, UB3 1RH

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.