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80 Bushey Close Ickenham

5068/APP/2025/2583FullRefused

Refused on 30 January 2026

2 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Erection of two storey rear, side and front extension, 3 x roof lights, amendments to fenestration, following demolition of existing side garage.

Received
7 October 2025
Ward
ICK/HAM & S HF/D 22
  1. Received7 Oct
  2. Validated30 Oct
  3. Consult.24 Nov
  4. Target9 Jan
  5. Decided30 Jan

Decided in 92 days (council typically 56)

About this application

This is a full planning application for demolition at 80 BUSHEY CLOSE ICKENHAM. Hillingdon has handled 4,983 applications of this type. This one was decided in 115 days, 8 weeks longer than Hillingdon's typical decision time. There are no previous applications recorded at this address. In the past year there have been 181 applications across ICK/HAM & S HF/D 22. We hold 1,365 applications in total for the UB10 postcode area.

87% of full applications at London Borough of Hillingdon were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposed development, by virtue of its overall size, scale, mass and design, would result in disproportionate and unsympathetic additions to the property which would fail to appropriately integrate with the existing dwelling or surrounding street scene. The resultant structure would dominate and unbalance the dwelling to a significant extent, as well as the building to which it is a part, and create a top-heavy, overly-enlarged appearance to an otherwise modestly proportioned dwelling. The proposal represents an overdevelopment of the site in which the proposed additions are neither subservient nor proportionate to the modest scale of the existing property and surrounding dwellings in the close. The proposal would appear as incongruous when viewed in the context of the surrounding street scene and harmfully detract from the character and appearance PDECHHODB (ODB) 5068/APP/2025/2583 of the area. As such, the proposed development fails to have due regard for Local and National Planning Policy, and would be in direct conflict with Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012), Policies DMHB 11 and DMHD1 of the Hillingdon Local Plan: Part Two - Development Management Policies (2020), and Policies D3 and D4 of the London Plan (2021).
  2. The proposed development, by virtue of its layout and design, would fail to provide a reasonable level of outlook for two habitable rooms on the first floor (labelled Bedroom 1 and study). As such, the proposed development would provide a sub-standard and unsatisfactory level of internal living accommodation for future occupiers, contrary to Policy D3 of the London Plan (2021).

From the council's decision notice.

Application details

Postcode
UB10 8JU
Application type
Full
Scale / size
Medium

Planning application dates

Date validated
30 October 2025
Neighbour consultation start
3 November 2025
Last date for comments
24 November 2025
Target decision date
9 January 2026

Applicant and agent

Agent address
Mr Vin Legah First Floor, 60B Bromham Rd Bedford MK40 2QG

Planning decision

Statutory period
71 days

Additional information

Documents
19

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Article 4 direction: Residential extensions
  • Flood zone 1: Low probability (rivers and sea)

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (22)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Hillingdon

Contains public sector information from the Planning London Datahub, licensed under the Open Government Licence v3.0.

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