70 Greenford Avenue Hanwell W7 3QP

1. 1.The proposed change of use from a dwellinghouse to a 12-bedroom sui generis HMO accommodating up to 12 residents would result in a significant intensification of occupation when compared with the lawful residential use of the property. By reason of the number of occupiers, independent patterns of occupation, increased comings and goings, use of communal facilities, deliveries, servicing and associated noise and disturbance, the proposal would give rise to a materially greater level of activity than would ordinarily be expected from a single dwellinghouse in this residential context. In the absence of a submitted HMO Management Plan, the applicant has failed to demonstrate that the operation of the HMO, including occupier behaviour, waste management, maintenance of communal areas, complaints handling and day-to-day management, would be satisfactorily managed or mitigated. The proposal would therefore be harmful to the living conditions of neighbouring occupiers and would fail to preserve the established residential character of the area. The development is contrary to Policies D3, D6 and D14 of the London Plan (2021), Policy 1.1 of the Ealing Development (Core) Strategy, Policies 7B and 7.4 of the Ealing Development Management DPD (2013), the National Planning Policy Framework, and Policy DAA of the Ealing Local Plan Regulation 22.
2. 2.The proposed part single-storey and part two-storey rear extensions, by reason of their cumulative scale, bulk, massing, full-width form and insufficient separation from the flank boundary, would fail to appear as subordinate additions to the host dwelling. The development would create an overly dominant and visually intrusive built form on a prominent corner plot adjoining Cuckoo Lane and the public footway. The lack of a meaningful set-in would result in a prominent and largely unrelieved flank elevation, which would be harmful to the appearance of the host property, the streetscene and the character of the surrounding residential area. The proposal is therefore contrary to Policies D3 and D4 of the London Plan (2021), Policies 7.4 and 7B of the Ealing Development Management DPD (2013), Policy DAA of the Ealing Local Plan Regulation 22, and the Ealing Housing Design Guidance (2022).
3. 3.The proposed development, by reason of insufficient communal living, dining and kitchen floorspace for the intended level of occupation, the absence of a dedicated communal living/lounge area, inadequate natural light, outlook and ventilation within Bedroom 3 and the first-floor kitchen, inadequate privacy for occupiers of Bedrooms 2, 3, 4, 5 and 6, and the absence of an HMO Management Plan, would fail to provide a satisfactory standard of accommodation for future occupiers. The submitted information does not adequately demonstrate that the proposed HMO would provide a high-quality, functional and well-managed living environment for up to 12 residents. The proposal is therefore contrary to Policy D6 of the London Plan (2021), Policy 7B of the Ealing Development Management DPD (2013), the National Planning Policy Framework, Ealing's HMO Standards (2025), and Ealing's Houses in Multiple Occupation Practical Guidance for Applicants (2026).

From the council's decision notice.

Postcode

W7 3QP

Application type

Full Application

Scale / size

Small

Date validated

27 March 2026

Consultation expiry

30 April 2026

Consultation start

1 April 2026

Consultation end

22 April 2026

Target decision date

22 May 2026

Agent

Redwoods Projects

Architect profile

REDWOODS PROJECTS LTD

Agent address

Unit 4 Grosvenor Way London E5 9ND

Statutory period

56 days

Site notice end

30 April 2026

Planning Portal ID

PP-14816997

Documents

3

Constraints

6