Former Regal Cinema 233 High Street Uxbridge UB8 1LD

1. 1.The application submission fails to satisfactorily demonstrate that the proposal would not give rise to unacceptable adverse impacts upon the highway network, as a result of traffic congestion, parking stress and harm to highway safety. As such, the development is contrary to Policies DMT 1, DMT 2 and DMTC 4 of the Hillingdon Local Plan: Part 2 (2020), Policies T2, T4 and T7 of the London Plan (2021) and paragraph 116 of the National Planning Policy Framework (2024).
2. 2.The application submission fails to demonstrate that satisfactory provision has been made for the management of surface water drainage on the site, which both accords with the London Plan drainage hierarchy and would ensure no unacceptable flood risk/drainage impacts. As such, the development is contrary to Policies DMEI 9 and DMEI 10 of the Hillingdon Local Plan: Part 2 (2020), Policies SI 12 and SI 13 of the London Plan (2021) and paragraphs 181 and 182 of the National Planning Policy Framework (2024).
3. 3.The application submission fails to satisfactorily demonstrate that the basement proposal would maintain the structural stability of the Grade II* listed building and neighbouring properties (including locally listed building); avoid adversely affecting drainage, groundwater flood risk and surface water run- off or cause other unacceptable damage to the water environment in the local area. As such, the development is contrary to Policies DMEI 9, DMEI 10, DMHB 1, DMHB 2 and DMHD 3 of the Hillingdon Local Plan: Part 2 (2020), Policies HC1, SI 12 and SI 13 of the London Plan (2021) and Chapters 14 and 16 of the National Planning Policy Framework (2024).
4. 4.The applicant has failed to secure Section 106 planning obligations required to mitigate the harm and demands created by the proposed development (in respect of carbon offset, air quality, and project management and monitoring). As such, the development is contrary to Policy DMCI 7 of the Hillingdon Local Plan: Part 2 (2020), the adopted Planning Obligations Supplementary Planning Document (2014), Policy DF1 of the London Plan (2021) and paragraphs 56 and 58 of the National Planning Policy Framework (2024).
5. 5.Insufficient detail has been provided to demonstrate that the required mitigation measures to protect neighbouring amenity in terms of odour pollution would not have a detrimental impact on the Grade II* Listed Building, or to determine that they do not require separate Listed Building Consent. As such, the required conditions to protect amenity cannot be attached to a grant of planning consent and the development is contrary to Policy SI1 of the London Plan (2021), Policy DMTC 4 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020), Policies BE1 and EM8 of the Hillingdon Local Plan: Part 1 - Strategic Policies (2012) and paragraphs 187(e) and 198 of the National Planning Policy Framework (2024).
6. 6.The application submission fails to satisfactorily demonstrate that the proposed development would not give rise to an unacceptable detrimental impact upon the amenity of neighbouring occupiers, as a result of noise from its operation. As such, the development is contrary to Policy D14 of the London Plan (2021), Policy DMTC 4 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020), Policies BE1 and EM8 of the Hillingdon Local Plan: Part 1 - Strategic Policies (2012) and paragraphs 187(e) and 198 of the National Planning Policy Framework (2024).

From the council's decision notice.

Postcode

UB8 1LD

Application type

Full

Scale / size

Medium

Date validated

11 September 2025

Consultation expiry

20 November 2025

Neighbour consultation start

16 October 2025

Last date for comments

16 February 2026

Target decision date

25 March 2026

Agent address

Miss Amelia Hollings 5 Rayleigh Road Shenfield CM13 1AB

Statutory period

195 days

Last advertised

30 October 2025

Advertisement expiry

20 November 2025

Site notice start

30 October 2025

Site notice end

20 November 2025

Documents

89