Old Barn House HIGH ROAD EASTCOTE HA5 2EW

1. 1.The proposal is considered unacceptable in principle, introducing two dwellings in a sensitive backland location that fails to comply with the criteria of Policy DMH 6 of the Hillingdon Local Plan Part 2 (2020). The development, by reason of its scale, massing and loss of landscaped curtilage, would result in an incongruous and uncharacteristic form of intensification, eroding the openness and verdant setting of the site. The proposal is therefore contrary to Policy DMH 6 of the Hillingdon Local Plan Part 2 (2020).
2. 2.The proposal, by reason of its siting, scale, massing and design, including prominent rear dormers, would inappropriately intensify and subdivide the rear curtilage of the Grade II listed Old Barn House. It would cause less than substantial harm to the setting of the listed building (moderate-to-high level) and to the character and appearance of the Eastcote Village Conservation Area, without adequate heritage gain or public benefits to outweigh this harm. The development would also appear incongruous and overly dominant within this sensitive backland location, detracting from the established character of the area. The proposal is therefore contrary to Sections 16 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990, paragraphs 138 and 140 of the National Planning Policy Framework (2024), Policy HC1 of the London Plan (2021), Policy HE1 of the Hillingdon Local Plan Part 1 (2012), and Policies DMHB 1, DMHB 2, DMHB 4, DMHB 11 and DMHB 12 of the Hillingdon Local Plan Part 2 (2020).
3. 3.The proposal involves the removal of 10 trees, including five Category B specimens, which make a positive contribution to the setting of the Grade II listed Old Barn House and the character of the Eastcote Village Conservation Area. No arboricultural justification has been provided for their removal, and the replacement planting proposed is inadequate in both number and quality, failing to compensate for the loss. The development would therefore result in adverse and irreversible impacts to trees, landscaping, and the verdant character of the site, detrimental to visual amenity, the setting of the listed building, and the Conservation Area. The proposal is contrary to paragraph 136 of the National Planning Policy Framework (2023), Policy G7 of the London Plan (2021), and Policies DMHB 4, DMHB 11, DMHB 12 and DMHB 14 of the Hillingdon Local Plan: Part 2 (2020).
4. 4.The application fails to demonstrate that the loss of established on-plot parking spaces serving the 'host' office based use would not have an adverse parking impact on the local highway network thereby potentially leading to adverse congestion/additional on-street parking to the detriment of pedestrian and highway safety contrary to Local Plan: Part 2 Development Management Plan (2020) Policies DMT 1 & DMT 2 and Policy T4 of the London Plan (2021).
5. 5.The application site lies in close proximity to dense woodland and a watercourse, providing suitable habitats for protected species including bats, badgers, owls and other wildlife. The proposal involves the removal of 10 trees and associated vegetation, which would further reduce habitat availability. The application is not supported by a Preliminary Ecological Appraisal, bat survey or any ecological assessment. In the absence of this information, and given the reasonable likelihood of protected species being present, the Council cannot be satisfied that the development would avoid or mitigate harm to biodiversity or habitats. The proposal is therefore contrary to paragraph 188 of the National Planning Policy Framework (2024), Policy G6 of the London Plan (2021), and Policy DMEI 7 of the Hillingdon Local Plan Part 2 (2020).
6. 6.The proposal fails to demonstrate through a satisfactory Fire Safety Strategy how the development would achieve the highest standards of fire safety in terms of design, means of escape, firefighting access and risk reduction. In the absence of this information, the Council cannot be satisfied that the development would provide a safe and resilient environment for future occupiers. The proposal is therefore contrary to Policy D12 of the London Plan (2021) and paragraph 188 of the National Planning Policy Framework (2024).

From the council's decision notice.

Postcode

HA5 2EW

Application type

Full

Scale / size

Medium

Date validated

25 June 2025

Consultation expiry

20 August 2025

Neighbour consultation start

3 July 2025

Last date for comments

24 July 2025

Target decision date

5 September 2025

Agent address

Mr Jeff Gillett 1 High road Old Eastcote Old Eastcote Pinner HA5 2EW

Statutory period

72 days

Last advertised

30 July 2025

Advertisement expiry

20 August 2025

Site notice start

17 July 2025

Site notice end

8 August 2025

Documents

12