Hayes, UB3 4LB

Application Details

Applicant & Agent

Planning Application Dates

Planning Decision

Why it was refused

1. 1.The proposed change of use from a C3 dwelling to a C2 children's residential care home would result in the loss of an existing self-contained family home. The applicant has not provided sufficient evidence of a specific, localised need for additional C2 accommodation in Hayes, including an audit of existing facilities or assessment of alternative sites. The applicant has failed to provide the appropriate level of detail regarding the operational management and the specific need of the proposal and it has not been demonstrated that the occupants of the proposed Class C2 children's care home would be provided with levels of care as defined in Article 2 of the Town and Country Planning (Use Classes) Order 1987 (as amended). In the absence of sufficient justification and when weighed against the loss of a single dwelling in Use class C3, the principle of the development is considered to be unacceptable. As such, the proposal is contrary to Policies DMH 1 and DMH 8 of the Hillingdon Local Plan: Part Two (2020) and Policy H12 of the London Plan (2021).
2. 2.The applicant has failed to demonstrate that the proposal and the high number of potential occupants, would not result in noise and general disturbance to neighbouring properties alongside a harmful over intensification of the use of the site, detrimental to both the occupiers and neighbouring properties and the character and appearance of the area, all contrary to the requirements of Policy DMHB 11 of the Hillingdon Local Plan: Part Two (2020), Policies D3 and D13 of the London Plan (2021).
3. 3.The proposed development fails to demonstrate that it can operate without causing unacceptable parking stress or adverse highway impacts, and provide the required provision of adequate on-site parking, and vehicle use. In the absence of robust transport information, enforceable travel arrangements, and sufficient car parking provision, the proposal would likely displace staff, visitor and operational parking onto surrounding residential streets which would intensify existing parking pressure, prejudice highway safety, reduce the availability of spaces for local residents and fail to promote sustainable modes of transport, contrary to Policies DMT 1, DMT 2, DMT 5 and DMT 6 of the Hillingdon Local Plan: Part Two (2020) and Policies T4, T5, T6 of the London Plan (2021) and Policy TR6 of the National Planning Policy Framework (2026).
4. 4.The submitted drawings do not demonstrate a functional or safe internal layout capable of supporting a children's residential care use. In particular, no quiet/ private space for occupiers and suitable staff facilities are provided. These omissions fail to provide a high quality internal environment and conflict with the expectations of the Children's Homes (England) Regulations 2015 and the statutory Guide to the Children's Homes Regulations including the Quality Standards (April 2015), which require premises to be designed and furnished to meet children's needs and enable participation in the daily life of the home. The development also fails to achieve the highest standards of accessible and inclusive design. The development therefore fails to demonstrate acceptable living standards for future occupiers, contrary to Policy DMH 8, DMHB 11 and DMHB 16 of the Hillingdon Local Plan: Part Two (2020) and Policies D5, D6 and H12 of the London Plan (2021).

From the council's decision notice.

Publicity

Appeal

Additional Information