77095/APP/2022/3767

In the absence of any on-site car parking provision for the future occupiers of the proposed residential units, the proposed development is likely to lead to an increase in pressure for on- street parking and have a consequent adverse effect on highway safety, through inconsiderate and potential hazardous parking and a risk to road users. The submitted Planning Statement suggests that a condition could be secured requiring the proposed on-site car parking provision for the currently undetermined prior approval application 77095/APP/2022/3764 to be shared with application development. However, the Local Planning Authority does not share this position as such a condition would not pass the relevant tests set by paragraph 56 of the NPPF (2021), in respect to its failure to be relevant to the development to be permitted and lack of enforceability. The proposal would therefore be contrary to Policy DMT 1, DMT 2 and DMT 6 of the Hillingdon Local Plan: Part 2 - Development Management Policies (2020), Policies T4, T6 and T6.1 of the London Plan (2021) and paragraph 111 of the National Planning Policy Framework (2021). 1 of 5

The proposed development, by virtue of its design and external appearance, would result in an incongruous form of development that would fail to harmonise with the existing local context. The proposal is therefore detrimental to the visual amenity and character of the surrounding area and contrary to Policy BE1 of the Hillingdon Local Plan: Part One - Strategic Policies (2012), Policies DMH 6, DMHB 11 and DMHB 12 of the adopted Hillingdon Local Plan: Part Two - Development Management Policies (2020), Policies D3 and D4 of the London Plan (2021) and the National Planning Policy Framework (2021).

The proposed development, by reason of its poor outlook and absence of external amenity space provision, would result in substandard forms of living conditions for future occupiers. The proposal would therefore be contrary to Policies DMHB 16 and DMHB18 of the Hillingdon Local Plan: Part 2- Development Management Policies (2020), Policy D6 of the London Plan (2021) and and the National Planning Policy Framework (2021).

Insufficient evidence has submitted to whether noise from the activities associated with and surrounding the application site would be at an acceptable level. The general activities from these commercial buildings, including comings and goings from customers, vehicular deliveries some of which may be at unsociable hours, can have an adverse effect and disturb future occupiers of the proposed residential units. It is not considered a condition relating to acoustic insulation would be appropriate as there is no indication that noise levels could be provided within the proposed development, and would be adequate for the needs of future occupiers of the proposed residential units. Accordingly, the noise impacts from the surrounding commercial premises would have a harmful effect on the living conditions of the intended occupiers of the proposed residential units. The proposal would therefore be contrary to Policy DMHB 11 of the Hillingdon Local Plan: Part 2- Development Management Policies (2020), Policy D6 of the London Plan (2021) and the National Planning Policy Framework (2021).

The proposed development, by virtue of its proximity, scale, bulk, massing and height, would result in a loss of outlook, sense of enclosure and overbearing impact for the occupiers at numbers numbers 16 to 20 Hollowell Road and their associated private amenity space. Also, the proposed first floor windows and roof lights fitted in the eastern elevation of the proposed building would given rise to a perceived loss of overlooking for the neighbouring occupiers at numbers 16 to 18 Hallowell Road and their associated private amenity space. The proposal would therefore conflict with Policy DMHB 11 of the Hillingdon Local Plan: Part 2- Development Management Policies (2020) and the National Planning Policy Framework (2021).

The proposed development's introduction of residential accommodation in such close proximity to commercial buildings on and surrounding the site could to complaints and restrictions being put on businesses occupying these spaces. buildings. Thus, placing unreasonable burden on them contrary to the 'agent of change' principles set out in Policy D13 of the London Plan and the Planning Practice Guidance. Given the lack of assessment of the early morning noise levels, and in light of the uncertainty surrounding the success of noise mitigation for the two proposed residential units, it cannot be certain that conditions would be sufficient to mitigate the noise impact. The proposal therefore fails to comply with Policy D13 of the London Plan (2021) and the Planning Practice Guidance (more specifically Paragraph: 009 Reference ID: 30-009-20190722) CONDITIONS 2 of 5