14 Willow Tree Lane, Hayes, UB4 9BB

Main issues, as the Inspector framed them

• the effect of the proposed parking and access arrangements on highway safety
• whether suitable living conditions would be provided for future occupiers, having particular regard to the outlook from Bedroom 3 and the proposed outdoor amenity space
• the effect of the proposed change of use on living conditions for occupiers of neighbouring properties, with particular regard to noise and disturbance
• whether suitable provision would be made for cycle storage
• the effect on the character and appearance of the area
• the effect of the proposed change of use on the supply of larger dwellings

What decided it

The detrimental effect on highway safety from constrained parking and access arrangements combined with the material harm to living conditions of neighbouring occupiers from increased noise and disturbance significantly and demonstrably outweighed the modest housing benefits, particularly given the site is already in residential use.

The significant harm to highway safety and the harm to living conditions of neighbouring occupiers, both carrying significant weight and consistent with NPPF paragraph 135 on well-designed places, significantly and demonstrably outweighed the very modest benefits of additional housing supply in a context of housing land supply shortfall, such that the presumption in favour of sustainable development did not apply.