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Allowed28 August 20253360212

Paddington Packet Boat Public House, High Road, Uxbridge, UB8 2HT

Planning appeal 3360212 at Paddington Packet Boat Public House, High Road, Uxbridge, UB8 2HT (London Borough of Hillingdon) was allowed on 28 August 2025 by Inspector Martinson P, following a hearing. The main issue, as the Inspector framed it: whether the appeal site would accord with development plan policies with regard to location.

Demolition of the public house (Sui Generis) and erection of purpose-built student accommodation (Sui Generis) and associated common areas and facilities, landscaping, amenity space, bicycle and motorcycle parking, and refuse storage without complying with a condition attached to planning permission Ref 1058/APP/2021/3423 dated 8 September 2023

Authority
London Borough of Hillingdon
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Other Major Developments
Inspector
Martinson P
Postcode
UB8 2HT

Main issues, as the Inspector framed them

  • whether the appeal site would accord with development plan policies with regard to location
  • whether the proposal accords with development plan policies with regard to affordable student accommodation
  • the effect of the proposal on heritage assets, including the Paddington Packet Inn, and the Grade II listed Old Cottage and Barnacre, including settings

What decided it

The public benefits of securing purpose-built student accommodation, including affordable student rooms and redevelopment of a vacant brownfield site, were found to considerably outweigh the harm from the loss of the non-designated heritage asset.

the benefits of providing PBSA, including affordable student accommodation and the redevelopment of a vacant brownfield site, considerably outweighed the harm arising from the permanent loss of the non-designated heritage asset

What the Inspector cited

Development plan policies
Policy H15 (London Plan)Policy H5 (London Plan)Policy HE1 Hillingdon Local Plan Part 1 (2012)Policy HC1 (London Plan)Policy DMHB 1 HLP P2Policy DMHB2 HLP P2Policy DMHB 3 HLP P2Policy H2 Hillingdon LP Part 1 (2012)Policy DMH7 Hillingdon LP Part 2Policy DMCI 7 Hillingdon Local Plan: Part 2 (2020)Policy DF1 (London Plan)Policy T5 (London Plan 2021)Policy SI 1 (London Plan 2021)
National Planning Policy Framework
Paragraph 216Paragraph 58
Judgments
Bernard Wheatcroft Ltd v Secretary of State for the Environment [1982]; Wessex Regional Health Authority v SSE [1984]; Wadehurst Properties v SSE & Wychavon DC [1990]; Breckland DC v SSE and T. Hill [1992]; Finney v Welsh Ministers & Ors [2019]; Armstrong v Secretary of State for Levelling-Up, Housing and Communities and Another [2023]

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 2025

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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.