The Orchard Inn Ickenham Road Ruislip HA4 7DR

1. 1.The proposed development, by reason of the demolition of a locally listed building and the replacement building's design, scale, and prominence, and proposed landscaping, including the removal of Conservation Area trees, would result in an uncharacteristic form of development that would fail to harmonise with the local character of the Conservation Area and harm designated and non-designated heritage assets whereby the public benefits would not outweigh the harm. The proposed development would have a detrimental impact on the area's character, appearance, and visual amenities. It is, thus, contrary to Chapters 12 and 16 of the National Planning Policy Framework (2024), Policies D3, HC1 and HC7 of the London Plan (2021), Policies HE1 and BE1 of the Hillingdon Local Plan: Part 1 (2012), and Policies DMHB 1, DMHB 2, DMHB 3, DMHB 4, DMHB 9, DMHB 11 and DMHB 14 of the Hillingdon Local Plan: Part 2 (2020).
2. 2.The Applicant has not submitted sufficient evidence to justify the out-of-town centre location of retail floor space and has failed to demonstrate that the proposal would not have an unacceptable harmful impact upon the vitality and viability of town centres and local parades. The proposed development is, thus, contrary to Chapter 7 of the National Planning Policy Framework (2024), Policy SD7 of the London Plan (2021), Policy E5 of the Hillingdon Local Plan: Part 1 (2012) and Policy DMTC 1 of the Hillingdon Local Plan: Part 2 (2020).
3. 3.The planning application has failed to demonstrate through the submission of authoritative marketing evidence that there is no realistic prospect of the locally listed building (the Old Orchard Public House) being brought back into use as a public house in the foreseeable future. Therefore, the principle of the loss of the public house is unacceptable, contrary to Policy HC7 of the London Plan (2021).
4. 4.The proposed development would not adequately facilitate walking, cycling, or public transport and would include an oversupply of car parking. The Applicant has failed to submit a Parking Management and Design Plan to detail the car park's management, and the application has not demonstrated that the proposal would not increase road danger. Therefore, the proposed development contradicts Chapter 9 of the National Planning Policy Framework (2024) and Policies T1, T4, T6, and T6.3 of The London Plan (2021), Policies DMT 1, DMT 2, DMT 5, and DMT 6 of the Hillingdon Local Plan: Part 2 (2020).
5. 5.The proposed development would result in an inappropriate net loss of biodiversity and an unacceptable loss of trees. The Applicant has not submitted sufficient details regarding the proposal's Urban Greening Factor and the development's potential impact on onsite roosting bats. The proposal is, therefore, contrary to Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021), Chapter 15 of the National Planning Policy Framework (2024), Policies GG2, D8, G5, G6, and G7 of The London Plan (2021), and Policies DMEI 7, DMHB 12, and DMHB 14 of the Hillingdon Local Plan: Part 2 (2020).
6. 6.The proposed development would contribute to unacceptable pollutant emissions in the Ruislip Town Centre Focus Area. The proposed development would not be air quality neutral or air quality positive, and the measures proposed are insufficient to mitigate the total emissions. The Applicant has not agreed to the recommended pre-commencement air quality planning conditions. As such, the development is contrary to Paragraphs 187 and 199 of the National Planning Policy Framework (2024), Policy SI 1 of The London Plan (2021), Policy EM8 of the Hillingdon Local Plan: Part 1 (2012), Policy DMEI 14 of the Hillingdon Local Plan: Part 2 (2020), and the London Borough of Hillingdon Air Quality Local Action Plan 2019-2024.
7. 7.In the absence of a Section 106 Agreement, the Applicant has failed to mitigate the impacts posed by the proposed development (in respect of Air Quality, Employment, Energy Monitoring and Carbon Offsetting and Obligation Monitoring). The scheme therefore conflicts with Policy EM8 of the Hillingdon Local Plan: Part 1 (2012), Policies DMCI 7, DMEI 14 and DMEI 2 of the Hillingdon Local Plan: Part 2 (2020); the adopted Planning Obligations Supplementary Planning Document (2014); Policies DF1 and SI 1, SI 2 of the London Plan (2021); and paragraphs 56-58, 187 and 199 of the National Planning Policy Framework (2024). Address: 3 North, Civic Centre, High Street, Uxbridge UB8 1UW Noise Impact Assessment (prepared by Acoustic Consultants, Rev B, dated 07-01-2025) - received 04 Feb 2025 Phase 1 Contamination Site Investigation & Preliminary Risk Assessment (prepared by Remada Geoconsultants, dated March 2024) - received 04 Feb 2025 Phase 2 Contamination Ground Investigation (prepared by Remada Geoconsultants, dated April 2024) - received 04 Feb 2025 Delivery and Service Management Plan (prepared by Cora IHT, dated January 2025) - received 04 Feb 2025 Transport Assessment (prepared by Cora IHT, dated January 2025) - received 04 Feb 2025 Travel Plan (prepared by Cora IHT, dated January 2025) - received 04 Feb 2025 Townscape & Visual Appraisal (prepared by Bea Landscape Design, dated 15/05/2024) - received 04 Feb 2025 Statement of Community Involvement (prepared by The Terrapin Group, dated January 2025) - received 04 Feb 2025 Planning Fire Safety Strategy (prepared by BB7, dated 03.02.2025) - received 04 Feb 2025 Proposed Lighting Layout & Luminaire Schedule DWG 01 Rev 1 & DWG 00 Rev 1 - received 04 Feb 2025 Arboricultural Report & Impact Assessment (prepared by FDA Landscape, dated January 2025) - received 04 Feb 2025 Detailed Landscape Proposals BEA-24-038-001 Rev P04 - received 04 Feb 2025 Preliminary Ecological Appraisal (prepared by Biodiverse Consulting, V2 dated 21/01/2025) - received 04 Feb 2025 Biodiversity Net Gain Statement & Assessment (prepared by Biodiverse Consulting, V2 dated 24/01/2025) - received 04 Feb 2025 Statutory Biodiversity Metric calculations - received 04 Feb 2025 Design and Access Statement (prepared by Rapleys, dated February 2025) - received 04 Feb 2025 Energy Usage & Sustainability Statement (prepared by C. Naylor & S. Ogden, Revision B dated 27.05.2025) - received 04 Feb 2025 Planning & Retail Statement (prepared by Rapleys, dated February 2025) - received 04 Feb 2025 Heritage Assessment (prepared by Border Archaeology, updated February 2025) - received 04 Feb 2025 Air Quality Assessment, Ref: 24-13230, prepared by Syntegra Consulting, dated 30.04.2025 - received 02 May 2025 Flood Risk Assessment and Water Cycle Study-Issue-4, reference T001, prepared by Cora IHT, dated 29.04.2025 - received 30 Apr 2025 4478-0108 Rev P01 (Site Location Plan) - received 27 Dec 2024 16-2273-102-Rev-P1 - received 22 May 2025 FEH data - Critical Results by RP All - received 22 May 2025 FEH Data - flow control and storage structures - received 22 May 2025 FEH data - Node Area Output - received 22 May 2025 FEH data - Simulation and design criteria - received 22 May 2025 4478-0100 Rev P05 (Site Plan as Existing) - received 04 Feb 2025 4478-0304 Rev P01 (Ground Floor Plan as Existing) - received 04 Feb 2025 4478-0305 Rev P01 (First Floor Plan as Existing) - received 04 Feb 2025 4478-0306 Rev P01 (Roof Plan as Existing) - received 04 Feb 2025 4478-0407 Rev P01 (Elevations as Existing Sheet 01 of 02) - received 04 Feb 2025 4478-0408 Rev P01 (Elevations as Existing Sheet 01 of 02) - received 04 Feb 2025 4478-0502 Rev P01 (Sections as Existing) - received 04 Feb 2025 4478-0105 Rev P12 (Site Plan as Proposed) - received 04 Feb 2025 4478-0106 Rev P11 (Site Levels Plan as Proposed) - received 04 Feb 2025 4478-0303 Rev P02 (Store Plan as Proposed) - received 04 Feb 2025 4478-0301 Rev P02 (Roof Plan as Proposed) - received 04 Feb 2025 4478-

From the council's decision notice.

Postcode

HA4 7DR

Application type

Full

Scale / size

Medium

Date validated

4 February 2025

Consultation expiry

31 March 2025

Neighbour consultation start

27 February 2025

Last date for comments

20 March 2025

Target decision date

17 June 2025

Agent address

Mr Marcin Koszyczarek York House York Street Manchester M2 3BB

Statutory period

133 days

Last advertised

5 March 2025

Advertisement expiry

26 March 2025

Site notice start

9 March 2025

Site notice end

31 March 2025

Documents

52