®Planning appeal decision
The Venue, The Assembly Buildings, Hayes, UB3 1FN
Planning appeal 3366903 at The Venue, The Assembly Buildings, Hayes, UB3 1FN (London Borough of Hillingdon) was dismissed on 16 September 2025 by Inspector Gardner L, by written representations. The main issue, as the Inspector framed it: whether the proposed development would provide acceptable living conditions for future occupiers, with regard to daylight, sunlight, privacy and private amenity space.
Full planning application to convert consented commercial floor space / mezzanine space into 9 no. residential units comprising a mixture of apartments and duplexes, which include 2- and 3-bed units.
- Authority
- London Borough of Hillingdon
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Gardner L
- Postcode
- UB3 1FN
Main issues, as the Inspector framed them
- whether the proposed development would provide acceptable living conditions for future occupiers, with regard to daylight, sunlight, privacy and private amenity space
- the effect of the proposal on the vitality of employment and commercial uses within the site and the surrounding area
- whether the proposal makes adequate provision for affordable housing
What decided it
The unacceptable living conditions for future occupiers in respect to daylight, sunlight, privacy and private amenity space, which the Inspector assigned significant weight, outweighed the moderate benefits of the proposal.
The benefits of delivering nine additional residential units and effective land use (moderate weight) were outweighed by the significant harm to living conditions for future occupiers (significant weight).
What the Inspector cited
- Development plan policies
- Policy BE1 of the Hillingdon Local Plan Part 1 (2012)Policy DMHB 11 of the Hillingdon Local Plan Part 2 (2020)Policy DMHB 18 of the Hillingdon Local Plan Part 2 (2020)Policy D3 of the London Plan (2021)Policy D6 of the London Plan (2021)Policy SA 2 of the Hillingdon Local Plan Part 2 (2020)Policy SD1 of the London Plan (2021)Policy E9 of the London Plan (2021)Policy D8 of the London Plan (2021)Policy H4 of the London Plan (2021)Policy DMHB 12 of the Hillingdon Local Plan Part 2 (2020)Policy DMH 1 of the Hillingdon Local Plan Part 2 (2020)
- National Planning Policy Framework
- Paragraph 58
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in London Borough of Hillingdon
The authority’s record since 2016 · every decision in 2025
- Dismissed27 October 202660153104 Albany Close, Ickenham, UB10 8QW
- Dismissed27 October 2026600985618-20 Wilmar Close, Hayes, UB4 8ET
- Dismissed21 October 2026601178225 Stirling Road, Hayes, UB3 3AH
- Dismissed19 October 20266011268364 Victoria Road, Ruislip, HA4 0ET
- Allowed6 October 2026601385888 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.