Cowley

1. 1.The proposed development, by reason of its siting (in a rear garden), design, bulk, massing, layout, and site coverage, would result in a cramped, visually prominent and incongruous form of development that would fail to harmonise with the existing local and historic context of the surrounding area. The principle of intensifying the residential use of the site, as well as the proposed loss of existing private rear garden area and landscaping would have a detrimental impact on the character and appearance of the residential area as a whole. The proposal is detrimental to the visual amenity and character of the surrounding and contrary to Policy BE1 of the Hillingdon Local Plan: Part One (2012), Policies DMHB 11, DMHB 12 and DMHB 14 of the Hillingdon Local Plan: Part Two (2020) and Policy D3 of the London Plan (2021).
2. 2.In the absence of a Tree Survey and Arboricultural Implication Assessment to BS5837:2012 standards, the application has failed to demonstrate that the development will safeguard existing trees on the site and further fails to demonstrate protection for and long-term retention of the trees. The proposal is therefore detrimental to the visual amenity of the street scene and the wider area contrary to Policies DMHB 11 and DMHB 14 of the Hillingdon Local Plan: Part Two (2020).
3. 3.The development would result in a harmful loss of garden land and the principle of intensifying the residential use involving the loss of existing private garden areas is considered to be unacceptable. The development is therefore contrary to Policy BE1 of the Hillingdon Local Plan: Part One (2012), Policies DMH 6 and DMHB 11 of the Hillingdon Local Plan: Part Two (2020), Policy D3 of the London Plan (2021) and Paragraphs 124 and 125 of the National Planning Policy Framework (2024).
4. 4.The proposed layout in terms of the lack of policy compliant floor to ceiling heights, would result in inadequate living conditions for the future occupiers of this development. As such the proposed development is contrary to Policy DMHB 16 of the Hillingdon Local Plan: Part Two (2020), Policy D6 of the London Plan (2021) and Paragraph 135f) of the National Planning Policy Framework (2024).
5. 5.The development, by virtue of its failure to maintain an adequate provision of private external amenity space, would have a harmful effect on the living conditions of the occupants of the proposed new dwelling and the host dwelling. The development is therefore contrary to Policy DMHB 18 of the Hillingdon Local Plan: Part Two (2020) and Paragraph 135f) of the National Planning Policy Framework (2024).

From the council's decision notice.

Application type

Full planning permission