Northwood

1. 1.The proposed first-floor balcony on the roof of the approved single-storey rear extension, together with the 1.8 m high privacy screening, would introduce an incongruous and visually intrusive feature that is uncharacteristic of properties along Copse Wood Way within the Copse Wood Estate Area of Special Local Character. The development would fail to remain subordinate to the host dwelling and would erode the established spacious and cohesive character of the estate. The proposal is therefore contrary to Policies DMHB 5, DMHB 11 and DMHD 1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020), Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012), the London Plan (2021), and Chapter 12 of the National Planning Policy Framework (2024).
2. 2.The submitted drawings fail to accurately and clearly depict the proposed development. The rear balcony is not shown on the rear elevation and details of its design, including the presence and height of balustrades or railings and screening (shown to one side only), remain unclear. In the absence of accurate and consistent plans, the Local Planning Authority cannot properly assess the proposal in respect of design quality, neighbour amenity, or safety considerations. The submission is therefore contrary to the requirements of good planning practice and Policies DMHB 11 and DMHD 1 of the Hillingdon Local Plan: Part Two (2020) and Policy D3 of the London Plan (2021).
3. 3.The proposed rear balcony introduces a new element that was not included within the originally approved scheme and materially alters the nature of the development assessed under planning permission ref. 16161/APP/2025/1840. It is established in case law, including Finney v Welsh Ministers EWCA Civ 1868 and Armstrong v Secretary of State for Levelling-Up, Housing and Communities EWHC 176 (Admin), that Section 73 of the Town and Country Planning Act 1990 cannot be used to secure amendments that result in a development substantially different from that originally approved. The proposal therefore falls outside the scope of a minor material amendment and is unacceptable in principle. Address: 3 North, Civic Centre, High Street, Uxbridge UB8 1UW PA-01 - received 30 Jan 2025 PA-02-Rev-D - received 19 Dec 2025 PA-03-Rev-B - received 08 Apr 2025 PA-04-Rev-B - received 08 Apr 2025 Arboricultural Impact Assessment, reference TH 4976, prepared by Arboricultural Consultancy Ltd, dated 29.01.2025 - received 04 Feb 2025 RIGHTS OF APPLICANTS AGGRIEVED BY DECISION OF LOCAL PLANNING AUTHORITY TOWN AND COUNTRY PLANNING ACT 1990 (AS AMENDED)

From the council's decision notice.

Application type

Removal/Variation of a condition