100 West End Lane Harlington

1. 1.The proposed change of use to a Large Scale HMO (Sui Generis) for up to 11 persons represents a significant and harmful intensification of the site. The use of the property by up to 11 unrelated individuals would introduce a markedly higher level of activity than the lawful use, resulting in an over- intensification that would harm the character of the area. The principle of development is therefore considered unacceptable and contrary to Policies DMH 1, DMH 5 and DMHB 11 of the Hillingdon Local Plan: Part Two (2020) and the NPPF (2025).
2. 2.The proposed first-floor rear extension, by virtue of its flat-roofed design, bulk, massing and poor relationship with the host dwelling, combined with existing extensions and outbuildings by reason of overall design would result in an incongruous and visually intrusive form of development that could not be considered to constitute subordinate additions to the existing dwellinghouse and would fail to respect the architectural composition of the existing dwellinghouse. The proposed development would also fail to harmonise with the established built environment along West End Lane resulting in a detrimental impact on the character and appearance of the street scene. The proposal would therefore be contrary to Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012), Policies DMHB 11, DMHB 12 and DMHD 1 of the Hillingdon Local Plan: Part Two- Development Management Policies (2020) Policies D3 and D4 of the London Plan (2021), and Chapter 12 of the National Planning Policy Framework (2024).
3. 3.The proposed development, by reasons of its increased number of independent occupiers, would generate materially greater noise, comings and goings, and garden use than the existing property, resulting in unacceptable disturbance to neighbouring residents. No HMO Management Plan has been submitted to explain how these effects would be mitigated. The proposal is contrary to Policies DMH 5 and DMHB 11 of the Hillingdon Local Plan: Part Two (2020), Policies D3 and D13 of the London Plan (2021), and Paragraph 135(f) of the NPPF (2025).
4. 4.The proposed development, by reason of its absence of defensible space for Bedrooms 3 & 4 which is exacerbated by the insufficient and contrived layout of the proposed internal communal space, would experience insufficient privacy due to their direct relationship with the communal rear garden and kitchen. Furthermore the narrow and cramped form of the only internal communal area which is the kitchen would be insufficient to provide adequate communal facilities for a large scale HMO. The development therefore fails to provide satisfactory living conditions, contrary to Policies DMH 5, DMHB 11, DMHB 16 and DMHB 18 of the Hillingdon Local Plan: Part Two (2020), Policies D3 and D6 of the London Plan (2021) and Paragraph 135(f) of the NPPF (2024).
5. 5.The proposed development, by reasons of its insufficient car parking provision and substandard car parking spaces proposed, would lead to overspill parking on the public highways and therefore increased obstruction and vehicle conflict, resulting unacceptable highway safety risks. No parking stress survey has been submitted to demonstrate that local streets can accommodate this impact. The proposal is contrary to Policies DMT 1, DMT 2 and DMT 6 of the Hillingdon Local Plan: Part Two (2020), Policies T4 and T6 of the London Plan (2021) and Paragraph 116 of the NPPF (2024).

From the council's decision notice.

Application type

Full

Scale / size

Medium

Date validated

29 August 2025

Consultation expiry

10 October 2025

Neighbour consultation start

17 September 2025

Last date for comments

8 October 2025

Target decision date

21 April 2026

Agent address

Mr victor fried 21 21 Leweston Place london N16 6RJ

Statutory period

235 days

Site notice start

18 September 2025

Site notice end

10 October 2025

Documents

6