25 Botwell Lane Hayes UB3 2AB

1. 1.The development, by reason of its height, depth, size, bulk, design, massing and balconies, would be harmful to the character and appearance of the area and the visual amenities of the street scene. The development therefore conflicts with Policy BE1 of the Hillingdon Local Plan Part 1 - Strategic Policies (2012), Policies DMHB 11 and DMHB 12 of the Hillingdon Local Plan Part 2 - Development Management Policies (2020), Policy D3 of the London Plan (2021) and Paragraph 135(b) and (c) of the National Planning Policy Framework (2023).
2. 2.The development fails to provide the required refuse and cycle storage within the application site to address waste management and encourage sustainable modes of transport including cycling and the use of public transport. The development therefore conflicts with Policy EM11 of the Hillingdon Local Plan: Part 1 Strategic Policies (2012), Policies DMHB 11, DMT 1, DMT 2 and DMT 5 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), Policies D6, SI 7, T2, T4 and T5 of the London Plan (2021) and Paragraph 116 of the National Planning Policy Framework (2023).
3. 3.The development, by virtue of its failure to provide an adequate provision of internal floor area and daylight/sunlight would have a harmful effect on the living conditions of the future occupants. The development therefore conflicts with Policies DMHB 11 and DMHB 16 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), Policies D3 and D6 of the London Plan (2021) and Paragraph 135(f) of the National Planning Policy Framework (2023).
4. 4.The applicant has failed to demonstrate that the development is air quality neutral and that the harm and demands created by the proposed development in respect of air quality can be mitigated. As such, the development is contrary to Policy EM8 of the Hillingdon Local Plan: Part 1 (2012), Policy DMEI 14 of the Hillingdon Local Plan: Part 2 (2020) and Policy SI1 of the London Plan (2021).
5. 5.In the absence of satisfactory biodiversity net gain information, it has not been demonstrated that the proposal would deliver at least a 10% increase in biodiversity value relative to the pre-development biodiversity value of the onsite habitat. As the proposed development fails to provide an appropriate biodiversity net gain, it is contrary to Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021), Policy G6 of the London Plan (2021), Policy EM7 of the Hillingdon Local Plan Part 1 - Strategic Policies (2012) and Policy DMEI 7 of the Hillingdon Local Plan Part 2 - Development Management Policies (2020).
6. 6.The applicant has failed to demonstrate that the development will have adequate passive ventilation, daylight, and avoid overheating. The proposed single aspect units would be harmful on the living conditions of the future occupants. The development therefore conflicts with Policies DMHB 11 and DMHB 16 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), Policies D3, D6 and SI4 of the London Plan (2021) and Paragraph 135(f) of the National Planning Policy Framework (2023).

From the council's decision notice.

Postcode

UB3 2AB

Application type

Full

Scale / size

Medium

Date validated

6 March 2024

Neighbour consultation start

18 March 2024

Last date for comments

17 October 2024

Target decision date

19 August 2024

Agent address

MR KEERAN SAPA 157 Forest Road Walthamstow London E17 6HE

Statutory period

166 days

Documents

24