Report of the Head of Planning, Transportation and ... Final Report.pdfMP605 - MASTERPLAN - Fifth Floor Plan MP606 - MASTERPLAN - Sixth Floor Plan MP607 - MASTERPLAN - Seventh Floor

Major Applications Planning Committee - 18th September 2019PART 1 - MEMBERS, PUBLIC & PRESS

FORMER NESTLE FACTORY NESTLES AVENUE HAYES

Variation of Condition 9 (Residential Condition - Approved Plans) of planningpermission Ref.1331/APP/2017/1883 dated 28th June 2018 (Part demolitionof existing factory buildings and associated structures, and redevelopment toprovide 1,386 dwellings (Use Class C3). office, retail, community and leisureuses (Use Class A1/A3/A4/B1/B8/D1/D2), 22,663sq.m (GEA) of commercialfloorspace (Use Classes B1c/B2/B8 and Data Centre (sui generis)), amenityand playspace, landscaping, allotments, access, service yards, associatedcar parking and other engineering works); to allow minor changes to BlocksD, E, F1 and G involving, the addition of two residential units in Block E, oneadditional residential unit in Block G, the reorganisation of 8 residential units inBlock G, including internal and external alterations involving minor facadechanges, the addition of a number of balconies; and the increase in the refuseand cycle storage area in Block D.

Report of the Head of Planning, Transportation and Regeneration

Address

Development:

LBH Ref Nos: 1331/APP/2019/1666

Drawing Nos: FNF-A-E-MKWR-DR-06-106 Sixth Floor PlanFNF-A-E-MKWR-DR-06-107 Seventh Floor PlanFNF-A-E-MKWR-DR-06-108 Eighth Floor PlanFNF-A-E-MKWR-DR-06-109 Ninth Floor PlanFNF-A-E-MKWR-DR-06-110 Tenth Floor PlanFNF-A-E-MKWR-DR-06-111 Eleventh Floor Roof PlanDM-2-00_P4 South ElevationDM-2-00_P4 West ElevationDM-2-01_P4 North ElevationDM 2 03 P4 Block F1 East ElevationsDM 2 03 P4 Block F1 East ElevationsDM 4 00 P5 Block F1 Ground Floor PlanDM 4 01 P5 Block F1 First Floor PlanDM 4 02 P5 Block F1 Second Floor PlanDM 4 03 P4 Block F1 Third Floor PlanDM 4 04 P4 Block F1 Fourth Floor PlanDM 4 05 P4 Block F1 Roof Floor PlanDM 2 03 P4 Block G ElevationsDM 4 40 P6 Block G Ground Floor PlanDM 4 41 P3 Block G: First Floor PlanDM 4 42 P3 Block G: Second Floor PlanDM 4 43 P3 Block G: Third Floor PlanDM 4 44 P3 Block G: Fourth Floor PlanDM 4 45 P3 Block G: Roof Floor Plan190513_FNF_Site Location Plan - IllustrativeFNF-A-E-MKWR-DR-06-105 Fifth Floor PlanMP 021_Site Block Plan Existing_A0FNF-A-D-MKWR-DR-06-300 Elevation Milk Street EastFNF-A-D-MKWR-DR-06-301 Milk Yard WestFNF-A-D-MKWR-DR-06-302 Sandow SquareFNF-A-D-MKWR-DR-06-100 Ground Floor PlanFNF-A-D-MKWR-DR-06-101 First Floor Plan


17/05/2019

FNF-A-D-MKWR-DR-06-102 Second Floor PlanFNF-A-D-MKWR-DR-06-103 Third Floor PlanFNF-A-D-MKWR-DR-06-104 Fourth Floor PlanFNF-A-D-MKWR-DR-06-105 Fifth Floor PlanFNF-A-D-MKWR-DR-06-106 Sixth Floor PlanFNF-A-D-MKWR-DR-06-107 Seventh Floor PlanFNF-A-D-MKWR-DR-06-108 Eight Floor PlanFNF-A-D-MKWR-DR-06-109 Ninth Floor PlanFNF-A-D-MKWR-DR-06-110 Roof PlanFNF-A-D-MKWR-DR-02-005 Phased Site Parking Allocation PlanFNF-A-D-MKWR-DR-02-006 Phased Site Parking Allocation PlanFNF-A-D-MKWR-DR-02-007 Phased Site Parking Allocation PlanFNF-A-D-MKWR-DR-02-008 Phased Site Parking Allocation PlanFNF-A-D-MKWR-DR-02-009 Phased Site Parking Allocation PlanFNF-A-D-MKWR-DR-02-010 Phased Site Parking Allocation PlanFNF-A-D-MKWR-DR-02-011 Phased Site Parking Allocation PlanFNF-A-D-MKWR-DR-02-012 Phased Site Parking Allocation PlanFNF-A-E-MKWR-DR-06-300 Full Elevation Brick ChoicesFNF-A-E-MKWR-DR-06-301 Full Elevation Brick ChoicesFNF-A-E-MKWR-DR-06-302 Full Elevation Brick ChoicesFNF-A-E-MKWR-DR-06-303 Full Elevation Brick ChoicesFNF-A-E-MKWR-DR-06-100 Ground Floor PlanFNF-A-E-MKWR-DR-06-101 First Floor PlanFNF-A-E-MKWR-DR-06-102 Second Floor PlanFNF-A-E-MKWR-DR-06-103 Third Floor PlanFNF-A-E-MKWR-DR-06-104 Fourth Floor PlanMP 020_Site Location Plan Existing_A0

Date Plans Received: Date(s) of Amendment(s):

1. SUMMARY

This application seeks permission for the variation of Condition 9 (Residential Condition -Approved Plans) of planning permission Ref.1331/APP/2017/1883 dated 28th June 2018(Part demolition of existing factory buildings and associated structures, andredevelopment to provide 1,386 dwellings (Use Class C3). office, retail, community andleisure uses (Use Class A1/A3/A4/B1/B8/D1/D2), 22,663sq.m (GEA) of commercialfloorspace (Use Classes B1c/B2/B8 and Data Centre (sui generis)), amenity andplayspace, landscaping, allotments, access, service yards, associated car parking andother engineering works); to allow minor changes to Blocks D, E, F1 and G involving, theaddition of two residential units in Block E, one additional residential unit in Block G, thereorganisation of 8 residential units in Block G, including internal and external alterationsinvolving minor facade changes, the addition of a number of balconies; and the increase inthe refuse and cycle storage area in Block D.

Having regard to the extant permission, it is considered that the proposal would not beharmful to the amenity of nearby residents and occupants, or to the character andappearance of the conservation area or heritage assets and immediate locality. It is alsoconsidered that the level of parking provided would remain unchanged and thus is

17/05/2019Date Application Valid:


acceptable and that the proposed 3 additional units together with all the residential unitsalso continue to meet The London Plan (2016) and Local Plan space standards.

Therefore it is considered the proposal is acceptable and is recommended for approvalsubject to the conditions and legal agreement (incorporating contribution up-lifts) asoriginally imposed.

2. RECOMMENDATION

1) That delegated powers be given to the Head of Planning, Regeneration andTransportation to grant planning permission, subject to: A) To the Council enters into an agreement with the applicant under Section 106 ofthe Town and Country Planning Act 1990 (as amended) and/or Section 278 of theHighways Act 1980 (as amended) and/ or other appropriate legislation to secure:

1. 35% affordable housing on site (as per the extant planning permission)2. S278 works at:- Dawley Road/Botwell Common Road;- Dawley Road/Kestral Way/Betam Road/Blyth;- Harold Avenue/North Hyde Road;- Station Road/North Hyde Road;- Harold Avenue/North Hyde Road; and- Station Road/Clayton Road zebra crossing.3. Car parking permit restriction for existing and future parking management zone(for residents and employees)4. £5,036 towards an extension of the parking management zone5. £1,007,145 for Bulls Bridge improvements6. £478,394 for additional bus capacity7. Travel Plan (plus £20,000 bond) for all uses and a travel plan coordinator plusmonitoring sum of £6,0008. On site car club of up to 10 spaces, free membership for 3 years plus £50 creditfor one person in each unit9. Legible London signage £9,06410. Multi modal transport scheme on Nestles Avenue, transfer of land forimplementation of scheme11. Contribution of up to £542,353 towards the Nestles Avenue road wideningworks;12. S38 works to provide cycle way, footpath and landscaping as part of MTS roadwidening proposals13. Safeguarding of land for future provision of a pedestrian bridge over GrandUnion Canal14. £402,858 contribution for canalside improvements15. Unfettered access to public open space being provided on site16. £286,029 Contribution towards Cranford Park improvements17. Employment and training Strategy for constriction phase and industrialdevelopment (end users)18. Canteen building; Gifted to the LPA for community uses on a long leasehold(999 years)19. Peppercorn rent to be offered for the community storage unit in Block F420. On site Public Art21. Contribution of up to £1,314,721 for Air Quality mitigation


NONSC

NONSC

Time Limit

Accordance with Approved Joint Plans

JOINT CONDITION

The development hereby permitted shall be begun before the expiration of three yearsfrom the date of the original permission.

REASONTo comply with Section 91 of the Town and Country Planning Act 1990.

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22. Contribution of up to £1,505,273; Carbon offset fund23. Contribution of up to £503,572 towards improvements to Yeading Brook;24. Monitoring contribution (equivalent to 5%)

b) That in respect of the application for planning permission, the applicant meetsthe Council's reasonable costs in preparation of the Section 106 and 278Agreements and any abortive work as a result of the agreement not beingcompleted. c) That officers be authorised to negotiate and agree the detailed terms of theproposed agreement and conditions of approval.

d) If the Legal Agreement have not been finalised by the 17-09-18 or any other datethat may be agreed by the Head of Planning, Regeneration and Transportation,that delegated authority be given to the Planning, Regeneration andTransportation to refuse planning permission for the following reason:

"The applicant has failed to deliver necessary offsite highway works and toprovide contributions towards the improvement of services and facilities as aconsequence of demands created by the proposed development (in respect ofaffordable housing, Highways improvements, travel plan, bus capacityimprovements, Multi Modal Transport Scheme,Nestles Avenue Road Widening, Canalside Improvements, Cranford ParkImprovements; Canteen Building, Public Art Provision, Air Quality, Carbon OffsetContribution, offsite Flooding Mitigation and employment training. The proposaltherefore conflicts with the National planning Policy Framework 2012, Polices 3.11,3.12, 5.2, 5.3, 5.6, 5.11, 5.12, 5.136.2, 6.3, 6.9, 6.10, 6.12, 6.13, 7.1, 7.2, 7.14 of the London Plan (2016), Saved policiesAM15, AM2, AM7, OE8, OE7, BE23, BE38 of the UDP 2012 and adopted policiesEM1, BE1, SO11, EM8, H2 of the Local Plan Part 1 2012, PPS25 and the Council'sPlanning Obligations SPG."

e) That subject to the above, the application be deferred for determination by thePlanning, Regeneration and Transportation under delegated powers, subject tothe completion of the legal agreement under Section 106 of the Town and CountryPlanning Act 1990 and other appropriate powers with the applicant.

f) That if the application is approved, the following conditions be imposed subjectto any changes negotiated by the Head of Planning, Regeneration andTransportation prior to issuing the decision.


JOINT CONDITION

The development hereby permitted shall not be carried out except in completeaccordance with the details shown on the submitted plans, numbers:

MP 0 12 P2 Masterplan: Context Roof Plan - ApplicationMP 0 60 P4 Masterplan: Amenity DiagramMP 1 00 P4 Masterplan Ground Floor PlanMP 7 21 P4 Masterplan Cycles & Car Parking, Waste and Services MP 5 99 - MASTERPLAN - Roof Floor PlanMP600 - MASTERPLAN - Ground Floor PlanMP601 - MASTERPLAN - First Floor PlanMP602 - MASTERPLAN - Second Floor PlanMP603 - MASTERPLAN - Third Floor PlanMP604 - MASTERPLAN - Fourth Floor PlanMP605 - MASTERPLAN - Fifth Floor PlanMP606 - MASTERPLAN - Sixth Floor PlanMP607 - MASTERPLAN - Seventh Floor PlanMP608 - MASTERPLAN - Eight Floor PlanMP609 - MASTERPLAN - Ninth Floor PlanMP 0 11 P1 Masterplan: Location PlanMP 0 51 P1 Masterplan: Block Plan Data Summary & Setting outMP 1 13 P2 Masterplan: Roof PVsMP 7 11 P2 Masterplan: Accessible UnitsMP 7 12 P2 Masterplan: Accessible UnitsMP 1 11 P4 Masterplan Roof Height - AODMP 1 12 P4 Masterplan Roof Height - StoreysMP 1 14 P4 Masterplan Roof Height - Colour CodedMP 2 01 P4 Masterplan Elevations (1)MP 2 02 P4 Masterplan Elevations (2)MP 2 03 P4 Masterplan Elevations (3)MP 3 01 P4 Masterplan SectionsMP 3 02 P4 Masterplan SpacesMP 0 13 P2 Masterplan: Context Roof Plan - Illustrative Wider Area M'plan MP 0 20 P2 Site Location Plan ExistingMP 0 21 P2 Site Block Plan ExistingMP 0 31 P2 Masterplan: Existing Survey PlanMP 0 42 P2 Masterplan: Demolition - Site PhotosMP 8 09 P2 Masterplan: View from Wallis Garden looking towards the Main F MP 8 10 P2 Masterplan: View from Wallis GardenMP 8 11 P2 Masterplan: View along Sandow Square looking WestMP 8 12 P2 Masterplan: View along Canal Street facing Block BMP 8 13 P2 Masterplan: View along Canal Street facing the Heritage Cluster MP 8 15 P2 Masterplan: View along the Trim Trail north of Block B and EMP 8 16 P2 Masterplan: View along Milk Street looking towards Block BMP 0 41 P3 Masterplan DemolitionMP 725 P2 Nestle multi-modal transport proposalLG 1 01 P1 Landscape Overview Masterplan [Parking - Day one] LG 1 02 P1 Landscape Overview Masterplan [Parking - Future provision] LG 1 03 P1 Illustrative Landscape MasterplanLG 1 04 P1 Landscape Masterplan GA | 01 of 04LG 3 01 P1 Landscape sections | AA - BBLG 1 06 P1 Landscape Masterplan GA | 03 of 04


NONSC General Compliance with Joint Supporting Documentation

LG 1 07 P1 Landscape Masterplan GA | 03 of 04LG 1 05 P1 Landscape Masterplan GA | 02 of 04LG 103 P2 Illustrative Landscape Masterplan LG 3 02 P1 Landscape sections | CC - DDLG 3 03 P1 Landscape sections | EE - FFLG 3 04 P1 Landscape sections | GG - HH

and shall thereafter be retained/maintained for as long as the development remains inexistence.

REASON To ensure the development complies with the provisions of the Hillingdon Local Plan: PartTwo Saved UDP Policies (November 2012) and the London Plan (2016)

JOINT CONDITION

The development hereby permitted shall be completed in accordance with the specifiedsupporting plans and/or documents, as references to the relevant areas of thedevelopment: · Planning Statement (Barton Willmore);· Economic Statement (Barton Willmore);· Health Impact Assessment (Barton Willmore); · Heritage Assessment (Turleys); letter dated 15 August from Turleys;· Noise and Vibration Reports (PBA) dated June 2017· Accommodation Schedule· Archaeological Desk Based Assessment (CgMS);· Air Quality Assessment (PBA);· Demolition Reports (Capita) Updated Demolition Report dated 15 Aug 2017; Letter dated21/11/17 ref CS075666-WF-17-194-L;· Design and Access Statement (Makower Architects, Hawkins Brown, dMFK, MSA andGillespies);· Statement of Community Involvement (HardHat);· Structural Survey and Conditions Report (Elliot Wood);· Townscape and Visual Impact Assessment (Barton Willmore)· Travel Plans (PBA and Markides Associates)· Environmental Impact Assessment (Barton Willmore, Markides Associates, PBA,Capita, Hydrock and Turleys)· Transport Assessment (prepared by Markides Associates); Technical Note prepared byMarkides Associates dated 14 August 2017; Note from Project Centre dated 13 and 21September 2017;· Gillespies Sketchbook dated Aug 2017 Rev 0.0;· Existing Buildings Conversion analysis dated June 2016;· Equalities Impact Assessment dated May 2017, amended Nov 2017;· Low Emission Strategy; prepared by PBA ref 37205/3004 rev Draft

Thereafter the relevant parts of the development shall be retained/maintained inaccordance with these details for as long as the development remains in existence,unless otherwise agreed in writing with the local planning authority.

REASONTo ensure that the development complies with the objectives of Policies in the HillingdonLocal Plan: Part Two Saved UDP Policies (November 2012).

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NONSC SuDS

JOINT CONDITION

Prior to commencement (excluding demolition) of each phase of the development, ascheme for the provision of sustainable water management shall be submitted to, andapproved in writing by the Local Planning Authority.

The scheme shall follow the strategy set out in 'Flood Risk Assessment', produced: Segro - Capita - Industrial

CS-075666-PE-16-121-R Rev. H Flood Risk Assessment and Drainage StrategyCS/075666 Drainage Strategy - Rev. E (27 March 2018)SuDS Flows and Volumes - LLFA Technical Assessment Proforma Rev. C (27 March2018)Drainage Layout and External Levels 1 of 2 - 075666-CA-0-GF-DR-S-010-P05Drainage Layout and External Levels 2 of 2 - 075666-CA-0-GF-DR-S-011-P05Percentage Runoff CalculationHydrock Correspondence dated 10 November and 24 November 2017CS075666 Technical Design Note (12 March 2018)

Barrett - Hydrock - ResidentialR/C151867/001.06 Flood Risk Assessment & Drainage Strategy (Residential Scheme)C151867/C/001 P6 Proposed Drainage Strategy Sheet 1C151867/C/002 P6 Drainage Layout Sheet 2C151867/C/100 P2 Existing Catchment AreasC151867/C/101 P10 Proposed Drainage Catchment Area to TWC151867/C/102 P10 Proposed SW AttenuationC151867/C/104 P6 Proposed Drainage Catchment Area to CanalC151867/C/109 P3 SectionsC151867/C/110 P1 Exceedence Flood Water Storage LocationsC151867/C/111 P1 Ingress and Egress and Flood WaterComments from Hydrock Sergo Meeting (6 February 2018) with Hydrock Response (15February 2018)

C151867/R-001 Drainage Strategy StatementC151867/R-002 Methodology for the Control of Surface Water During the ConstructionPhaseDrainage Calculations Canal Drainage Calculations TW Letter (13 July 2016)TW SW Correspondence (20 February 2018)

Prior to commencement of each phase of development, a detailed drainage and watermanagement scheme shall be provided that details:

1 - How that phase will connect to the approved site wide strategy

2 - The interim drainage solutions to ensure that surface water run off will not increase therisk of flooding to or from the development.

3 - How the relevant phase will further contribute to the efficient use of water through ascheme for the collection, storage and reuse of rainwater. The scheme shall [a] includeplans showing the methods for collection and storage; and [b] set out the cleararrangements in place for the resuse of the stored water; e.g. through on site landscape

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NONSC Heritage Assets Recording

management plans and through the encouragement of residents to use stored water forexternal uses.

Thereafter the development shall be implemented and retained/maintained in accordancewith these details for as long as the development remains in existence.

REASONTo ensure that surface water run off is controlled to ensure the development does notincrease the risk of flooding contrary to: Policy EM6 Flood Risk Management in HillingdonLocal Plan: Part 1- Strategic Policies (Nov 2012), Policy DMEI 10 Water Management,Efficiency and Quality in emerging Hillingdon Local Plan Part 2 Development ManagementPolicies, Policy 5.12 Flood Risk Management of the London Plan (March 2016) and To behandled as close to its source as possible in compliance with Policy 5.13 SustainableDrainage of the London Plan (March 2016), and Conserve water supplies in accordancewith Policy 5.15 Water use and supplies of the London Plan (March 2016), NationalPlanning Policy Framework (March 2012), and the Planning Practice Guidance (March2014).

JOINT CONDITION

Prior to the commencement of development, including any site clearance and works ofdemolition to the site as a whole (including the Industrial Land and the Residential Land):

a) A Written Scheme of Investigation/WSI (in accordance with Historic England's BestPractice Guidance), setting out the scope, approach and phasing of the buildings and siterecording, shall be submitted to and approved in writing by the Local Planning Authority.The record will be agreed to Historic England recording levels and standards. This shouldinclude a detailed record of the whole site including the conservation area and all locallylisted buildings and structures at agreed stages before and during demolition;NOTE: (a) has been discharged under Planning Permission Ref: 1331/APP/2018/2497dated 31st October 2018.

b) The record prior to site clearance and demolition (for both the Residential Land andIndustrial Land) will be submitted for review and comment prior to formal submission todischarge the condition and agreed in writing by the Local Planning Authority beforecommencement of demolition;NOTE: (b) has been discharged under Planning Permission Ref: 1331/APP/2018/2497dated 31st October 2018.

c) The phased recording throughout the demolition process will be in accordance with theagreed demolition strategy, Condition 7, and the WSI;

d) The completed recording document will be submitted to the Local Planning Authority forfinal approval, unless otherwise agreed in writing, prior to the commencement ofdevelopment and new construction on the Industrial Land and Residential Land inaccordance with the WSI.

REASONTo safeguard the special architectural and/or historic interest of the conservation area andbuildings in accordance with Policy BE8 and BE12 Hillingdon Local Plan: Part Two SavedUDP Policies (November 2012).

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NONSC

NONSC

Sole Agent

Joint Demolition Strategy

JOINT CONDITION

Prior to the commencement of development, site clearance and any works of demolitionon the site (including the Industrial Land and Residential Land), the following details mustbe submitted to and approved in writing by the Local Planning Authority:

a) details of the sole agent responsible for monitoring the demolition of the locally listedmain factory building must be submitted to and approved in writing by the Local PlanningAuthority; NOTE: (a) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

b) the sole agent to submit a demolition phasing plan, to include an agreed time frame andwork strategy, covering pre-demolition monitoring and overseeing the works across theResidential Land and Industrial Land in relation to the locally listed main factory building.The strategy must demonstrate how the demolition will be dovetailed between the twoownerships and include timely commencement and completion of demolition works; NOTE: (b) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

c) Upon commencement of any works of demolition to the locally listed main factorybuilding the approved sole agent shall provide monthly reports of progress for agreement,in accordance with the demolition phasing plan and strategy.

REASON To safeguard the special architectural and/or historic interest of the conservation area andbuildings in accordance with Policy BE8 and BE12 Hillingdon Local Plan: Part Two SavedUDP Policies (November 2012).

JOINT CONDITION

Prior to the commencement of development, including any works of site clearance anddemolition, details of the contracts for demolition works and the demolition strategycovering the Factory Building to preserve the Retained Facades and Tower Building of theLocal Listed Building on both the Residential and Industrial Land must be submitted to andapproved in writing by the Local Planning Authority, details to include:

a) Evidence of the contracts or sub-contract(s) placed to demonstrate the timelycommencement and completion of demolition works for the Factory Building to preservethe Retained Facades and Tower Building;NOTE: (a) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

b) A full programme of demolition works, including phasing as appropriate for theFactory Building to preserve the Retained Facades and Tower Building to be submittedand agreed.NOTE: (b) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

c) The locations and details of cut lines and propping, with scaled plans, sections anddetails would need to be submitted for the following to ensure that the Factory Building

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NONSC General Compliance with Residential SupportingDocumentation

Retained Facades and Tower Building stability will not be compromised;NOTE: (c) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

d) Details as to how the Retained Facades and Tower Building will be protected toensure their integrity over the duration of the construction period. NOTE: (d) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

e) The programme of works on the site shall be carried out in complete accordance withthe details approved unless otherwise agreed in writing with the Local Planning Authority;

f) No development shall take place on both the Residential and Industrial Land (includingworks of site clearance, demolition to the locally listed buildings, Retained Facades andTower Building) until the Local Planning Authority has approved the Demolition Strategy.

g) No development shall take place on both the Residential and Industrial Land (includingworks of site clearance, demolition to the locally listed buildings, Retained Facades andTower Building) until the approved Heritage Assets Recording works in accordance withCondition 5 has been completed (phased) and approved by the LPA.

REASON To safeguard the structural integrity of the locally listed Factory Building Retained Facadesand Tower Building in accordance with Policy BE8 of the Hillingdon Local Plan: Part TwoSaved UDP Policies (November 2012).

RESIDENTIAL CONDITION

Each phase of the Residential Land development hereby permitted shall not be occupieduntil each phase has been completed in accordance with the specified supporting plansand/or documents: · Energy Statement (BBS) Issue 4;· Land Contamination Assessments (Hydrock);· Flood Risk/Drainage Assessments (Hydrock R/C151867/001.06) addressed viaresponse from LBH drainage on 11/11/2017 and 13/11/2017;· Bay Study Elevations Access Officer Response (David Bonnett Associates);· Waste and Recycling Response Note (AECOM);· Affordable Housing Statement (Gerald Eve);· Aviation Report (Osprey)· Daylight and Sunlight Assessment (Point2) and Addendum dated 28 Nov 2017; · Ecological Report (Aspect);· Sustainability Statements (including Overheating Reports) (BBS);· Utilities Assessment (Whitecode);· Ventilation and Extraction Report (Whitecode);· Lighting and CCTV Report (Whitecode);· Flood Risk/Drainage Assessment (Hydrock);· Wind Assessment (RWDI);· Arboricultural Impact Assessment and Tree Survey (Aspect);· Construction Management Plan (Barratt London);· Site Waste Management Plan (Barratt London);- R/C151867/001.06 Flood Risk Assessment & Drainage Strategy (ResidentialScheme)

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NONSC Accordance with Approved Residential Plans

- C151867/C/001 P6 Proposed Drainage Strategy Sheet 1- C151867/C/002 P6 Drainage Layout Sheet 2- C151867/C/100 P2 Existing Catchment Areas- C151867/C/101 P10 Proposed Drainage Catchment Area to TW- C151867/C/102 P10 Proposed SW Attenuation- C151867/C/104 P6 Proposed Drainage Catchment Area to Canal- C151867/C/109 P3 Sections- C151867/C/110 P1 Exceedence Flood Water Storage Locations- C151867/C/111 P1 Ingress and Egress and Flood Water- Comments from Hydrock Sergo Meeting (6 February 2018) with Hydrock Response(15 February 2018)- C151867/R-001 Drainage Strategy Statement- C151867/R-002 Methodology for the Control of Surface Water During theConstruction Phase- Drainage Calculations Canal - Drainage Calculations TW Letter (13 July 2016)- TW SW Correspondence (20 February 2018)

- Acoustic Strategy (RBA) (2018)- Acoustic Technical Note (RBA) (May 2019)- Drainage Technical Note (Hydrock) (May 2019) - Flood Risk Assessment Technical Note (Hydrock) (May 2019)- Heritage Statement Addendum: (Turley) (May 2019)- Ground Investigation Desk Study Technical Note (Hydrock) (May 2019)- Transport Statement Technical Note (Markides Associates) (April 2019)- Play Space Technical Report (Cameo and Partners) (April 2019)- Wind assessment Memorandum (June 2019)

Thereafter the relevant parts of the Residential Land development shall beretained/maintained in accordance with these details for as long as the developmentremains in existence, unless otherwise agreed in writing with the local planning authority.




MP 7 60 Rev. 04 Residential Phasing Plan MP 7 62 Rev. 02 Residential Demolition Phasing PlanDM 4 12 P1 Block F2: Second Floor PlanDM 4 13 P1 Block F2: Third Floor PlanDM 4 20 P1 Block F3 & F4: Ground Floor PlanDM 4 21 P1 Block F3 & F4: First Floor PlanDM 4 22 P1 Block F3 & F4: Second Floor PlanDM 4 23 P1 Block F3 & F4: Third Floor PlanDM 6 18 D4 Balcony Study: Type 4 (1750-2000mm Depth)DM 4 12 P1 Block F2: Second Floor Plan

9


DM 4 13 P1 Block F2: Third Floor PlanDM 1 05 P1 Block F2, F3, F4: Second Floor PlanDM 1 07 P1 Block F2, F3, F4: Third Floor PlanDM 4 25 P1 Block F3 & F4: Fifth Floor PlanDM 4 26 P1 Block F3 & F4: Sixth Floor PlanDM 4 27 P1 Block F3 & F4: Seventh Floor PlanDM 4 28 P1 Block F3 & F4: Eighth Floor PlanDM 4 29 P1 Block F3 & F4: Ninth Floor PlanDM 4 30 P1 Block F3 & F4: Tenth Floor PlanDM 4 31 P1 Block F3 & F4: Roof Floor PlanDM 4 20 P1 Block F3 & F4: Ground Floor PlanDM 4 21 P1 Block F3 & F4: First Floor PlanDM 4 22 P1 Block F3 & F4: Second Floor PlanDM 4 23 P1 Block F3 & F4: Third Floor PlanDM 6 18 D4 Balcony Study: Type 4 (1750-2000mm Depth)DM 6 05 P3 Block G Bay StudyDM 6 02 P3 Block F2 Bay Study (Rear Facade)DM 6 01 P3 Block F2 Bay StudyDM 6 00 P3 Block F1 Bay StudyDM 4 16 P3 Block F2 Roof Floor Plan DM 4 15 P3 Block F2 Fifth Floor Plan DM 4 14 P3 Block F2 Fourth Floor Plan DM 4 50 P2 Block H & I: Ground Floor PlanDM 4 51 P2 Block H & I: First Floor Plan DM 4 52 P2 Block H & I: Second Floor PlanDM 4 53 P2 Block H & I: Third Floor PlanDM 4 54 P2 Block H & I: Fourth Floor PlanDM 4 55 P2 Block H & I: Fifth Floor PlanDM 4 56 P2 Block H & I: Roof Floor PlanDM 1 08 P3 Block F1, G, H & I Fourth Floor Plan DM 1 06 P3 Block F1, G, H & I Third Floor Plan DM 1 09 P3 Block F2, F3, F4 Fourth Floor PlanDM 3 01 P1 Section DD, EE & FFDM 3 02 P1 Section GG & HHDM 4 10 P1 Block F2: Ground Floor PlanDM 4 11 P1 Block F2: First Floor PlanDM 6 06 P2 Block F2: Bay Study (Rear Facade)DM 6 03 P2 Block F3: Bay StudyDM 6 04 P2 Block F4: Bay StudyDM 6 07 P1 Block I: Bay StudyDM 6 09 Block F2: Entrance Study (Rear Facade)DM 6 10 Block F1: Entrance StudyDM 5 40 P1 Unit Types - M4.3 Adaptable FlatsDM 5 41 P1 Unit Types - M4.3 Adaptable FlatsDM 5 42 P1 Unit Types - M4.3 Adaptable FlatsDM 6 06 P1 Block H: Bay StudyDM 6 11 Block F2: Entrance StudyDM 6 12 Block F3 & F4: Entrance StudyDM 6 13 Block G: Entrance StudyDM 6 14 Block H: Entrance StudyDM 6 15 D5 Balcony Study: Type 1 (1500mm Depth)DM 6 16 D5 Balcony Study: Type 2 (1750mm Depth)DM 0 00 P1 Block F, G, H & I: Cover Page


DM 0 20 P1 Block F1, F2, F3, F4, G, H & I: Constraints PlanDM 0 30 P1 Block F: Existing Survey PlanDM 0 31 P1 Block G: Existing Survey PlanDM 0 32 P1 Block H & I: Existing Survey PlanDM 0 40 P1 Block F: Demolition (1)DM 0 42 P1 Block H & I: Demolition (1)DM 1 01 P1 Block F2, F3, F4: Ground Floor PlanDM 1 03 P1 Block F2, F3, F4: First Floor PlanDM 3 00 P4 Section AA, BB & CCDM 5 10 P1 Unit Types - 1B FlatsDM 5 11 P1 Unit Types - 1B FlatsDM 5 12 P1 Unit Types - 1B FlatsDM 5 13 P1 Unit Types - 1B FlatsDM 5 14 P1 Unit Types - 1B FlatsDM 5 15 P1 Unit Types - 1B FlatsDM 5 20 P1 Unit Types - 2B FlatsDM 1 00 P4 Block F1, G, H & I Ground Floor PlanDM 1 02 P4 Block F1, G, H & I First Floor PlanDM 1 04 P4 Block F1, G, H & I Second Floor PlanDM 1 17 P3 Block F2, F3, F4 Tenth Floor PlanDM 1 16 P3 Block F2, F3, F4 Ninth Floor PlanDM 1 15 P3 Block F2, F3, F4 Eighth Floor PlanDM 1 14 P3 Block F2, F3, F4 Seventh Floor PlanDM 1 13 P3 Block F2, F3, F4 Sixth Floor PlanDM 1 12 P3 Block F1, G, H & I Roof Floor PlanDM 1 11 P3 Block F2, F3, F4 Fifth Floor PlanDM 1 10 P3 Block F1, G, H & I Fifth Floor PlanDM 1 18 P3 Block F2, F3, F4 Roof Floor PlanDM 6 17 D5 Balcony Study: Type 3 (2000mm Depth)DM 2 02 P2 Block F3 & F4: North & South Elevations DM 2 04 P2 Block H & I: ElevationsDM 4 24 P1 Block F3 & F4: Fourth Floor PlanDM 5 21 P1 Unit Types - 2B FlatsDM 5 22 P1 Unit Types - 2B FlatsDM 5 23 P1 Unit Types - 2B FlatsDM 5 24 P1 Unit Types - 2B FlatsDM 5 25 P1 Unit Types - 2B FlatsDM 5 26 P1 Unit Types - 2B FlatsDM 5 30 P1 Unit Types - 3B FlatsDM 5 31 P1 Unit Types - 3B FlatsDM 5 32 P1 Unit Types - 3B FlatsDM 5 33 P1 Unit Types - 3B Flats MA 8 02 P2 Block B balcony types along Sandow SquareMA 8 03 P2 Block BMA 8 05 P2 Block B corner accent balconiesMA 6 36 P2 Block B: Balcony Type F1MA 8 09 P2 Block B podium garden view facing NorthMA 8 10 P2 View from Coffee Park looking towards Block BMA 1 01 P4 Block B Ground & First Floor PlanMA 1 02 P4 Block B Second & Third Floor PlanMA 1 03 P4 Block B Fourth & Fifth Floor PlanMA 1 04 P4 Block B Sixth and Seventh Floor PlanMA 1 05 P4 Block B Eighth and Ninth Floor Plan


MA 1 06 P4 Block B Tenth & Roof Floor PlanMA 2 01 P4 Block B Elevations (1)MA 2 02 P4 Block B Elevations (2)MA 2 03 P4 Block B Perspective ElevationsMA 3 01 P4 Block B Sections (1)MA 6 13 P2 Block B: Bay Study (3)MA 6 16 P2 Block B: Bay Study ElevationsMA 5 52 P1 Block B: Unit Type - Accessible FlatsMA 5 53 P1 Block B: Unit Type - Accessible FlatsMA 5 54 P1 Block B: Unit Type - Accessible FlatsMA 6 12 P1 Block B: Bay Study (2)MA 6 03 P1 Block B: Entrance Lobby (3)MA 6 14 P1 Block B: Bay Study (4)MA 6 15 P1 Block B: Bay Study (5)MA 6 20 P1 Block B: Details (1)MA 6 30 P1 Block B: BalconiesMA 6 31 P1 Block B: Balcony Type A1-A2MA 6 32 P1 Block B: Balcony Type A3-B1MA 6 33 P1 Block B: Balcony Type B2-C1MA 6 34 P1 Block B: Balcony Type D1-D2MA 5 42 P1 Block B: Unit Type - 3 Bed DuplexesMA 5 51 P1 Block B: Unit Type - Accessible FlatsMA 5 41 P1 Block B: Unit Type - 3 Bed DuplexesMA 5 40 P1 Block B: Unit Type - 3 Bed DuplexesMA 5 32 P1 Block B: Unit Type - 3 Bed FlatsMA 5 31 P1 Block B: Unit Type - 3 Bed FlatsMA 5 30 P1 Block B: Unit Type - 3 Bed FlatsMA 5 24 P1 Block B: Unit Type - 2 Bed FlatsMA 5 25 P1 Block B: Unit Type - 2 Bed FlatsMA 5 50 P1 Block B: Unit Type - Accessible FlatsMA 6 05 P1 Block B: Entrance Podium (1)MA 6 06 P1 Block B: Entrance Podium (2) MA 6 41 P1 Block B: Bin StorageMA 6 40 P1 Block B: Typical Bin Storage MA 6 37 P1 Block B: Balcony Type F2-F3 MA 6 35 P1 Block B: Balcony Type D3-E1 MA 5 21 P1 Block B: Unit Type - 2 Bed FlatsMA 5 20 P1 Block B: Unit Type - 2 Bed FlatsMA 5 23 P1 Block B: Unit Type - 2 Bed FlatsMA 5 10 P1 Block B: Unit Type - 1 Bed FlatsMA 5 11 P1 Block B: Unit Type - 1 Bed FlatsMA 5 12 P1 Block B: Unit Type - 1 Bed FlatsMA 5 22 P1 Block B: Unit Type - 2 Bed FlatsMA 1 00 P2 Block B: Basement Floor PlanMA 6 01 P2 Block B: Entrance Lobby (1)MA 6 02 P2 Block B: Entrance Lobby (2)MA 6 11 P2 Block B: Bay Study (1)MA 6 39 P2 Block B: Waste & Cycle Diagrams MA 6 42 P2 Block B: Cycle StorageHB 1 00 P2 Block C & D Ground Floor PlanHB 1 16 P2 Block C and D Ninth Floor PlanHB 2 00 P3 Block C1 All Floor PlansHB 2 01 P3 Block C2 All Floor Plans


HB 2 02 P2 Block C3 All Floor PlansHB 2 03 P4 Block C4 All Floor PlansHB 2 04 P3 Block C5 All Floor PlansHB 2 05 P2 Block C6 All Floor PlansHB 2 06 P4 Block D1, D4 All Floor PlansHB 2 08 P1 Block D3_Ground, First & SecondHB 2 09 P4 Block E1 All Floor PlansHB 2 10 P4 Block E2, E3 All Floor PlansHB 5 06 P1 Bay Study - E1 BridgeHB 5 12 P1 Bay Study - C6 BlockHB 6 01 P1 Block C& D : Podium Deck and Accessible Roof TerracesHB 6 02 P1 Servicing StrategyHB 6 03 P1 Cycle StrategyHB 1 11 P1 Block E: Second & Third Floor Plan HB 3 02 P1 Unit Type - 1 Bed Flats HB 3 03 P1 Unit Type - 2 Bed FlatsHB 3 04 P1 Unit Type - 2 Bed DuplexesHB 3 05 P1 Unit Type - 3 Bed FlatsHB 3 06 P1 Unit Type - 3 Bed DuplexesHB 3 09 P1 Unit Type - 1 Bed Accessible FlatsHB 3 10 P1 Unit Type - 2 Bed Accessible FlatsHB 3 13 P1 Unit Type - 3 Bed Duplexes (2)HB 3 14 P1 Unit Type - 2 Bed Flats (2)HB 3 12 P1 Typical Entrance LobbiesHB 5 04 P1 Bay Study - E1 BlockHB 5 00 P1 Bay Study - Roof ExtensionHB 5 01 P1 Bay Study - Typical BlockHB 5 03 P1 Bay Study - C3 BlockHB 5 07 P2 Bay Study - 2 Bed StandardHB 5 08 P2 Bay Study - Energy CentreHB 7 00 P2 View along Milk Street along D1 and D2HB 7 01 P2 View towards Block C2 entranceHB 7 03 P2 Block C4 view from Canal Street and Sandow Square HB 7 04 P2 Block C podium garden viewHB 7 05 P2 Block C6 view along Nestles AvenueHB 7 07 P2 Block C3 view from Sandow SquareHB 7 08 P2 Block C2 corner balconiesHB 7 12 P2 View of Block C6 EntranceHB 4 03 P3 Elevation - Milk Street WestHB 4 05 P3 Elevation Canal Street EastHB 4 09 P2 Elevation - Nestles Avenue NorthHB 4 10 P2 Elevation - E1HB 4 07 P2 Section - Podium Garden SouthHB 4 08 P2 Section - Podium Garden North/East HB 5 02 P2 Bay Study - Entrance HB 5 13 P2 Bay Study - Sandow Square E3HB 0 00 P1 Site Overview Plan C151867/C/001 P6 Proposed Drainage Strategy Sheet 1C151867/C/002 P6 Drainage Layout Sheet 2C151867/C/100 P2 Existing Catchment AreasC151867/C/101 P10 Proposed Drainage Catchment Area to TWC151867/C/102 P10 Proposed SW AttenuationC151867/C/104 P6 Proposed Drainage Catchment Area to Canal


C151867/C/109 P3 SectionsC151867/C/110 P1 Exceedence Flood Water Storage LocationsC151867/C/111 P1 Ingress and Egress and Flood Water

FNF-A-D-MKWR-DR-06-300 Elevation Milk Street EastFNF-A-D-MKWR-DR-06-301 Milk Yard WestFNF-A-D-MKWR-DR-06-302 Sandow Square FNF-A-D-MKWR-DR-06-100 Ground Floor PlanFNF-A-D-MKWR-DR-06-101 First Floor PlanFNF-A-D-MKWR-DR-06-102 Second Floor PlanFNF-A-D-MKWR-DR-06-103 Third Floor PlanFNF-A-D-MKWR-DR-06-104 Fourth Floor PlanFNF-A-D-MKWR-DR-06-105 Fifth Floor PlanFNF-A-D-MKWR-DR-06-106 Sixth Floor PlanFNF-A-D-MKWR-DR-06-107 Seventh Floor PlanFNF-A-D-MKWR-DR-06-108 Eight Floor PlanFNF-A-D-MKWR-DR-06-109 Ninth Floor PlanFNF-A-D-MKWR-DR-06-110 Roof PlanFNF-A-D-MKWR-DR-02-005 Phased Site Parking Allocation Plan FNF-A-D-MKWR-DR-02-006 Phased Site Parking Allocation Plan FNF-A-D-MKWR-DR-02-007 Phased Site Parking Allocation Plan FNF-A-D-MKWR-DR-02-008 Phased Site Parking Allocation Plan FNF-A-D-MKWR-DR-02-009 Phased Site Parking Allocation Plan FNF-A-D-MKWR-DR-02-010 Phased Site Parking Allocation Plan FNF-A-D-MKWR-DR-02-011 Phased Site Parking Allocation Plan FNF-A-D-MKWR-DR-02-012 Phased Site Parking Allocation PlanFNF-A-E-MKWR-DR-06-300 Full Elevation Brick ChoicesFNF-A-E-MKWR-DR-06-301 Full Elevation Brick ChoicesFNF-A-E-MKWR-DR-06-302 Full Elevation Brick ChoicesFNF-A-E-MKWR-DR-06-303 Full Elevation Brick ChoicesFNF-A-E-MKWR-DR-06-100_C1 Ground Floor PlanFNF-A-E-MKWR-DR-06-101 First Floor PlanFNF-A-E-MKWR-DR-06-102 Second Floor PlanFNF-A-E-MKWR-DR-06-103 Third Floor PlanFNF-A-E-MKWR-DR-06-104 Fourth Floor PlanFNF-A-E-MKWR-DR-06-105 Fifth Floor PlanFNF-A-E-MKWR-DR-06-106 Sixth Floor PlanFNF-A-E-MKWR-DR-06-107 Seventh Floor PlanFNF-A-E-MKWR-DR-06-108 Eighth Floor PlanFNF-A-E-MKWR-DR-06-109 Ninth Floor PlanFNF-A-E-MKWR-DR-06-110 Tenth Floor PlanFNF-A-E-MKWR-DR-06-111 Eleventh Floor Roof PlanDM-2-00_P4 South ElevationDM-2-00_P4 West ElevationDM-2-01_P4 North ElevationDM 2 01 P4 Block F1, F2, F3 & F4 North & East ElevationsDM 2 03 P4 Block F1 East ElevationsDM 4 00 P6 Block F1 Ground Floor PlanDM 4 01 P5 Block F1 First Floor PlanDM 4 02 P5 Block F1 Second Floor PlanDM 4 03 P4 Block F1 Third Floor PlanDM 4 04 P4 Block F1 Fourth Floor PlanDM 4 05 P4 Block F1 Roof Floor Plan


NONSC

NONSC

Residential Land Retention of Railings

Canal Wall (Residential Land)

DM 2 03 P4 Block G West ElevationsDM 2 03 P4 Block G Rear East ElevationsDM 2 03 P4 Block G South ElevationDM 2 03 P4 Block G North ElevationDM 4 40 P6 Block G Ground Floor PlanDM 4 41 P3 Block G: First Floor PlanDM 4 42 P3 Block G: Second Floor PlanDM 4 43 P3 Block G: Third Floor PlanDM 4 44 P3 Block G: Fourth Floor PlanDM 4 45 P3 Block G: Roof Floor Plan




Notwithstanding the plans hereby approved, all locally listed boundary railings, gates,plinths, gate piers and lanterns shall be retained.

Prior to the commencement of Phase 1 (MP 7 60 Rev. 04) of the residential developmenta protection method statement for these retained structures within the residential landshall be submitted to and agreed in writing with the Local Planning Authority. NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/2496 dated 12th July 2019.

Prior to the commencement of any superstructure works of Phase 1 of the residentialdevelopment, a schedule of repairs and a management plan for future maintenance shallbe submitted to and agreed in writing with the Local Planning Authority.NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/2496 dated 12th July 2019.

REASONTo safeguard the special architectural and historic character and appearance of theBotwell Nestle Conservation Area and the locally listed front boundary treatment, inaccordance with Policies BE4 and BE8 of the Hillingdon Local Plan: Part Two Saved UDPPolicies (November 2012).


Prior to occupation of Phase 1c of the residential development hereby approved, asuitable assessment and confirmation that the Canal wall relating to land within theresidential land where defects and holes identified within the drainage strategy andsubsequent survey submitted have been rectified. This shall be submitted to, and approved in writing by the Local Planning Authority and

10

11


NONSC

NONSC

Residential Land Demolition Strategy

Tree Protection (Residential Land)

implemented as per the approved details.

REASON:To ensure that surface water run off is controlled appropriately on site to ensure thedevelopment does not increase the risk of flooding contrary to: · Policy EM6 Flood Risk Management in Hillingdon Local Plan: Part 1- Strategic Policies(Nov 2012), · Policy 5.12 Flood Risk Management of the London Plan (March 2016) andTo be handled as close to its source as possible in compliance with Policy 5.13· Sustainable Drainage of the London Plan (March 2016), and · National Planning PolicyFramework (March 2012), and the · Planning Practice Guidance (March 2014).


Prior to the commencement of development, including any works of site clearance anddemolition, details of the contracts for demolition works and the demolition strategyincluding phasing covering the conservation area and locally listed buildings on the entiresite (Residential Land) must be submitted to and approved in writing by the Local PlanningAuthority, details to include:

a) Evidence of the contracts or sub-contract(s) placed to demonstrate the timelycommencement and completion of demolition works for the Residential Land;NOTE: (a) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

b) A full programme of demolition works, including phasing as appropriate for theResidential Land to be submitted and agreed.NOTE: (b) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

c) The programme of works on the site shall be carried out in complete accordance withthe details approved unless otherwise agreed in writing with the Local Planning Authority;

d) No development shall take place on the Residential Land (including works of siteclearance and demolition to the locally listed buildings) until the Local Planning Authorityhas approved the Demolition Strategy.

e) No development shall take place on the Residential Land (including works of siteclearance and demolition to the locally listed buildings) until the approved Heritage AssetsRecording works in accordance with Condition 5 has been completed (phased) andapproved by the LPA.

REASONTo safeguard the recording of the conservation area and structural integrity of the retainedlocally listed buildings in accordance with Policy BE8 of the Hillingdon Local Plan: PartTwo Saved UDP Policies (November 2012).


No site clearance, demolition works or construction work shall take place on anyresidential phase identified on drawing no. MP760 rev 04, until the following details for that

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13


NONSC Rainwater harvesting and Water reuse for each phase

phase have been submitted to, and approved in writing by, the Local Planning Authoritywith respect to:

1. A method statement outlining the sequence of development on the site includingdemolition, building works and tree protection measures for that phase. NOTE: (1) has been discharged under Planning Permission Ref: 1331/APP/2018/2495dated 3rd October 2018.

2. Detailed drawings showing the position and type of fencing to protect the entire rootareas/crown spread of trees, hedges and other vegetation to be retained for that phaseshall be submitted to the Local Planning Authority for approval. No site clearance worksdemolition or development shall be commenced until these drawings have been approvedand the fencing has been erected in accordance with the details approved. Unlessotherwise agreed in writing by the Local Planning Authority such fencing should be aminimum height of 1.5 metres. NOTE: (2) has been discharged under Planning Permission Ref: 1331/APP/2018/2495dated 3rd October 2018.

Thereafter, the development on each phase shall be implemented in accordance with theapproved details for that phase. The fencing shall be retained in position until that phase ofdevelopment is completed.

The area within the approved protective fencing shall remain undisturbed during thecourse of the works and in particular in these areas:

2.a There shall be no changes in ground levels without suitable mitigation measuresapproved by the Local Planning Authority;2.b No materials or plant shall be stored without suitable mitigation measures approved bythe Local Planning Authority;2.c No buildings or temporary buildings shall be erected or stationed without suitablemitigation measures approved by the Local Planning Authority;2.d No materials or waste shall be burnt without suitable mitigation measures approvedby the Local Planning Authority; and2.e No drain runs or other trenches shall be dug or otherwise created, without the priorwritten consent of the Local Planning Authority.

REASONTo ensure that trees and other vegetation can and will be retained on site and notdamaged during construction work and to ensure that the development conforms withpolicy BE38 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Prior to the first occupation of each phase, new dwellings (Use Class C3), herebyapproved shall have been constructed to include water saving and efficiency measuresthat comply with Regulation 36(2)(b) of Part G 2 of the Building Regulations to ensure thata maximum of 110 litres (including a fixed factor of water for outdoor use of 5 litres/person/ day) of water is consumed per person per day. The development shall bemaintained as such in perpetuity thereafter.

REASONTo Conserve water supplies in accordance with Policy 5.15 Water use and supplies of the

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NONSC

NONSC

Ecology

Non Standard Condition

London Plan (March 2016).


Prior to the commencement of superstructure works for each residential phase ofdevelopment, a detailed ecology enhancement plan for that phase shall be submitted toand approved in writing by the Local Planning Authority. The scheme shall demonstratehow that phase of residential development will be best designed to deliver ecologicalimprovements, and shall demonstrate (but not limited to) the inclusion of specific plantingto improve conditions for wildlife; artificial habitats in the landscaped areas and the fabricof the buildings; areas of planting along or near to the canal to promote wildlife corridors;and habitat walls and refuge in strategically located positions.

The development of that phase must proceed in accordance with the approved planunless otherwise agreed in writing with the Local Planning Authority. NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/3868 dated 20th February 2019. In addition please note that more detailedplanting plans will be required for the discharge of each phase of residential developmentin accordance with Condition 51.

REASONTo ensure the development contributes to a positive gain in ecological value inaccordance with Policy EM8 of the Local Plan.


Prior to the commencement of development, including any works of site clearance anddemolition, details of the contracts for part-demolition works and the demolition strategycovering the Canteen Building on the Residential Land must be submitted to and approvedin writing by the Local Planning Authority, details to include:

a) Evidence of the contracts or sub-contract(s) placed to demonstrate the timelycommencement and completion of part-demolition works for the Canteen Building;NOTE: (a) has been discharged under Planning Permission Ref: 1331/APP/2018/2680dated 9th November 2018.

b) A full programme of part- demolition works, including phasing as appropriate topreserve the remaining Canteen Building to be submitted and agreed.NOTE: (b) has been discharged under Planning Permission Ref: 1331/APP/2018/2680dated 9th November 2018.

c) The locations and details of cut lines and propping, with scaled plans, sections anddetails would need to be submitted for the following to ensure that the remaining CanteenBuilding's stability will not be compromised;NOTE: (c) has been discharged under Planning Permission Ref: 1331/APP/2018/2680dated 9th November 2018.

d) Details as to how the retained Canteen Building will be protected to ensure its integrityover the duration of the construction period;NOTE: (d) has been discharged under Planning Permission Ref: 1331/APP/2018/2680dated 9th November 2018.

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NONSC

NONSC

Bird Hazard Management Plan

Secure By Design

e) The programme of works on the site shall be carried out in complete accordance withthe details approved unless otherwise agreed in writing with the Local Planning Authority;

f) No development shall take place on the Residential Land (including works of siteclearance and demolition to the locally listed buildings) until the Local Planning Authorityhas approved the Demolition Strategy.

g) No development shall take place on the Residential Land (including works of siteclearance, demolition to the locally listed buildings and Canteen Building) until theapproved Heritage Assets Recording works in accordance with Condition 5 has beencompleted (phased) and approved by the LPA..

REASON To safeguard the structural integrity of the remaining locally listed Canteen Building inaccordance with Policy BE8 of the Hillingdon Local Plan: Part Two Saved UDP Policies(November 2012).


Prior to the commencement of any superstructure works for each residential phase ofdevelopment, a Bird Hazard Management Plan for that phase shall be submitted to andapproved in writing by the Local Planning Authority in consultation with BAA safeguarding.The submitted plan shall include details of:

- Management of any flat/shallow pitched/green roofs on buildings within the site whichmay be attractive to nesting, roosting and "loafing" birds. The management plan shallcomply with Advice Note 8 'Potential Bird Hazards from Building Design' attached * Seepara below for further information *

The Bird Hazard Management Plan shall be implemented as approved for that phase andshall remain in force for the life of the building in that phase. No subsequent alterations tothe plan are to take place unless first submitted to and approved in writing by the LocalPlanning Authority.

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/3646 dated 28th December 2018.

REASONIt is necessary to manage the flat roofs in order to minimise its attractiveness to birdswhich could endanger the safe movement of aircraft and the operation of HeathrowAirport.


Prior to the commencement of any superstructure works for each residential phase ofdevelopment details of security measures to minimise the risk of crime and to meet thespecific security needs of that phase shall be submitted for that phase and approved inwriting by the Local Planning Authority, in consultation with the Metropolitan Police.

Any security measures to be implemented in compliance with this condition shall reachthe standard necessary to achieve the 'Secured by Design' accreditation awarded by the

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NONSC

NONSC

Radar Mitigation

BAA Landscaping Scheme

Hillingdon Metropolitan Police Crime Prevention Design Adviser (CPDA) on behalf of theAssociation of Chief Police Officers (ACPO). The approved measures shall beimplemented before the development in that phase is occupied and thereafter retained.

REASONIn pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 toconsider crime and disorder implications in excising its planning functions; to promote thewell being of the area in pursuance of the Council's powers under section 2 of the LocalGovernment Act 2000, to reflect the guidance contained in the Council's SPG onCommunity Safety By Design and to ensure the development provides a safe and secureenvironment in accordance with London Plan (2016) Policies 7.1 and 7.3


1. Prior to the commencement of development of any residential phase of development,the following shall be submitted to and approved in writing by the Local Planning Authorityand by the Radar Operator - NATS (En-route) plc and BAA Safeguarding either:- detailed plans for the proposed buildings in that individual phase, demonstrating thatthere would be no detrimental impact upon the operation of the Heathrow H10 SSR Radar;OR, - details of a 'Radar Mitigation Scheme' (including a timetable for its implementation duringconstruction) to mitigate any detrimental impact upon the Heathrow H10 SSR Radar. 2. Where a 'Radar Mitigation Scheme' has been required, no construction above 12mabove ground level shall take place on site, unless the 'Radar Mitigation Scheme' hasbeen implemented. Development shall not take place other than in complete accordancewith such a scheme as so approved unless the planning authority and NATS (En-route)plc have given written consent for a variation.

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/3111 dated 24th October 2018.

REASONTo ensure the development does not endanger the safe movement of aircraft or theoperation of Heathrow Airport through interference with communication, navigational aidsand surveillance equipment.


Prior to the commencement of any superstructure works for each residential phase ofdevelopment, full details of soft and water landscaping works for that phase shall besubmitted to and approved in writing by the Local Planning Authority in consultation withBAA safeguarding, details must comply with Advice Note 3, 'Potential Bird Hazards fromAmenity Landscaping & Building Design' available at www.aoa.org.uk/operations &safety/safeguarding. asp). These details shall include:

- The species, number and spacing of trees and shrubs.

No subsequent alterations to the approved landscaping schemes are to take place unlesssubmitted to and approved in writing by the Local Planning Authority. The schemes shallbe implemented as approved.

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20


NONSC

NONSC

NONSC

Cranes

Network Rail

Scheme for site noise control

REASONTo avoid endangering the safe movement of aircraft and the operation of Heathrow Airportthrough the attraction of birds and an increase in the bird hazard risk of the applicationsite.


Prior to the commencement of development within the residential development herebyapproved, full details of a "Crane Operation Plan" shall be submitted to and approved inwriting by the Local Planning Authority in consultation with the "Radar Operator" (NATS)and BAA Safeguarding. Construction at the site shall only thereafter be operated inaccordance with the approved "Crane Operation Plan".

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/3869 dated 25th February 2019.

REASONIn the interests of Air Traffic Safety and of the operations of NATS En-route PLC


1) Where vibro-compaction/displacement piling plant is to be used in any part of theresidential development, a method statement detailing the use of such machinery and amethod statement must be submitted to and approved in writing by the Local PlanningAuthority in consultation with Network Rail, prior to the commencement of works.Thereafter, the works shall only be carried out in accordance with the approved methodstatement.

2) All excavations / earthworks carried out in the vicinity of Network Rail's property /structures must be designed and executed such that no interference with the integrity ofthat property / structure can occur. If temporary compounds are to be located adjacent tothe operational railway, these should be included in a method statement for approval byNetwork Rail. Prior to commencement of works, full details of excavations and earthworksto be carried out near the railway undertaker's boundary fence should be submitted forapproval of the Local Planning Authority acting in consultation with the railway undertakerand the works shall only be carried out in accordance with the approved details. Wheredevelopment may affect the railway, consultation with the Asset Protection Engineershould be undertaken.

NOTE: the above has been partially discharged (Block E) under Planning Permission Ref:1331/APP/2018/4379 dated 24th June 2019.

REASONTo safeguard the operational requirements of Network Rail and the strategic railinfrastructure.


Prior to the commencement of superstructure works for each phase of development ascheme which specifies the provisions to be made for the control of noise emanating from

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22

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NONSC

NONSC

NONSC

Lighting

Noise Affecting residential Property

Noise Block F1

the site has been submitted to and approved in writing by the Local Planning Authority.The scheme shall include such combination of physical, administrative measures, and ornoise limits and other measures as may be approved by the Local Planning Authority.Thereafter, the scheme shall be implemented and maintained in full compliance with theapproved measures.

With specific reference to the Energy Centre located in Block D, in the event that noiselevels are exceeded, details shall be submitted to and approved by the Local PlanningAuthority of remediation measures to alleviate harm (removal of louvres and panelling).Approved details shall be implemented prior to the first occupation of any units withinBlock D and thereafter permanently retained.

REASON: To safeguard the amenity of the surrounding area in accordance with policy OE1 of theHillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Prior to the commencement of the superstructure, full details of all external lightingproposals for that phase shall be submitted and to and approved in writing by the LocalPlanning Authority, in consultation with the Canals and Rivers Trust and Network Rail. Thedetails shall include the location, height, type and direction of light sources and intensity ofillumination. The approved scheme for a phase shall not thereafter be altered without theprior consent in writing of the Local Planning Authority in consultation with the Canals andRivers Trust and Network Rail other than for routine maintenance which does not changeits details.

REASONTo safeguard the amenity of surrounding properties in accordance with policies BE13 andOE1 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012); and toprotect the ecological value of the area in accordance with Policy EC3.


The rating level of noise emitted from the plant and/or machinery hereby approved shall beat least 5 dB below the existing background noise level. The noise levels shall bedetermined at the nearest residential property. The measurements and assessment shallbe made in accordance with British Standard 4142:2014.

A post installation noise assessment shall be carried out where required to confirmcompliance with the noise criteria and additional steps to mitigate noise shall be taken, asnecessary. Approved details shall be implemented prior to occupation of the developmentand thereafter be permanently retained.

REASONTo safeguard the amenity of the surrounding area in accordance with policy OE1 of theHillingdon Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


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NONSC

NONSC

Noise Blocks D & E

CEMP

Prior to the commencement of superstructure works for Phase 1 of the residentialdevelopment a scheme for protecting Blocks F1 of the development from noise from theservice yards of Units 1 and 4 shall be submitted to and approved in writing by the LocalPlanning Authority and approved in writing. All works which form part of the scheme byvirtue of mitigation shall be fully implemented before the development is occupied andthereafter shall be retained and maintained in good working order for so long as thebuilding remains in use.

REASONTo ensure that the amenity of the occupiers of the proposed development is not adverselyaffected by (road traffic) (rail traffic) (air traffic) (other) noise in accordance with policyOE5 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012) and LondonPlan (2016) Policy 7.15.


Prior to the commencement of superstructure works for the relevant phase of theresidential development a scheme for protecting Blocks D and E of the development fromnoise from the Squirrels Industrial Estate shall be submitted to and approved in writing bythe Local Planning Authority and approved in writing. All works which form part of thescheme by virtue of mitigation shall be fully implemented before the development isoccupied and thereafter shall be retained and maintained in good working order for so longas the building remains in use.

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/4053 dated 8th March 2019.

REASONTo ensure that the amenity of the occupiers of the proposed development is not adverselyaffected by (road traffic) (rail traffic) (air traffic) (other) noise in accordance with policyOE5 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012) and LondonPlan (2016) Policy 7.15.


Prior to the commencement of any residential phase of development, a ConstructionEnvironmental Management Plan (CEMP) shall be submitted to, and approved in writingby, the Local Planning Authority in consultation with the Canals and Rivers Trust. TheCEMP shall comprise such combination of measures for controlling the effects ofdemolition, construction and enabling works associated with the development as may beapproved by the Local Planning Authority. The CEMP shall address issues including thephasing of the works, hours of work, noise and vibration, air quality, waste management,site remediation, plant and equipment, site transportation and traffic managementincluding routing, signage, permitted hours for construction traffic and constructionmaterials deliveries. It will ensure appropriate communication with, the distribution ofinformation to, the local community and the Local Planning Authority relating to relevantaspects of construction. Appropriate arrangement should be made for monitoring andresponding to complaints relating to demolition and construction. All demolition,construction and enabling work at the development shall be carried out in accordance withthe approved CEMP unless otherwise agreed in writing by the LPA.

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NONSC

NONSC

NONSC

Car Parking Allocation

Levels

Land Contamination

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/3107 dated 1st February 2019.

REASON To safeguard the amenity of surrounding areas in accordance with policy OE5 of theLocal Plan: Part Two Saved UDP Policies (November 2012).


Prior to the commencement of the superstructure, a residential parking allocation schemeshall be submitted to, and approved in writing by, the Local Planning Authority. The carparking shall remain allocated for the use of the units in accordance with the approvedscheme and remain under this allocation for the life of the development. There shall be nosale or rental of parking spaces to any third parties.

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/3870 dated 29th January 2019.

REASONTo ensure that an appropriate level of car parking provision is provided on site inaccordance with Policy AM14 Hillingdon Local Plan: Part Two Saved UDP Policies(November 2012) and Chapter 6 of the London Plan (2016).


Prior to the commencement of each residential phase of development, plans of the siteshowing the existing and proposed ground levels and the proposed finished floor levels ofall proposed buildings shall be submitted to and approved in writing by the Local PlanningAuthority. Such levels shall be shown in relation to a fixed and know datum point.Thereafter the development shall not be carried out other than in accordance with theapproved details.

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/2977 dated 7th March 2019.

REASONTo ensure that the development relates satisfactorily to adjoining properties in accordancewith policy BE13 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012)


(i) The development of each residential phase shall not commence until a scheme to dealwith contamination in that phase has been submitted to the Local Planning Authority (LPA)in accordance with the Supplementary Planning Guidance Document on LandContamination, and approved by the LPA. All works which form part of the remediationscheme shall be completed before any part of the development is occupied or brought intouse unless the Local Planning Authority dispenses with any such requirement specificallyand in writing.

The scheme shall include all of the following measures unless the Local Planning

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NONSC Risk Assessment CRT

Authority dispenses with any such requirement specifically and in writing:(a) A desk-top study carried out by a competent person to characterise the site andprovide information on the history of the site/surrounding area and to identify and evaluateall potential sources of contamination and impacts on land and water and all otheridentified receptors relevant to the site; b) A site investigation, including where relevant soil, soil gas, surface and groundwatersampling, together with the results of analysis and risk assessment shall be carried out bya suitably qualified and accredited consultant/contractor. The report should also clearlyidentify all risks, limitations and recommendations for remedial measures to make the sitesuitable for the proposed use; and(c) A written method statement providing details of the remediation scheme and how thecompletion of the remedial works for each phase will be verified shall be agreed in writingwith the LPA prior to commencement of each phase, along with the details of a watchingbrief to address undiscovered contamination. No deviation shall be made from thisscheme without the express agreement of the LPA prior to its implementation.

NOTE: (i) has been discharged under Planning Permission Ref: 1331/APP/2018/2988dated 11th March 2019.

(ii) If during remedial or development works contamination not addressed in the submittedremediation scheme is identified an addendum to the remediation scheme shall be agreedwith the LPA prior to implementation; and

(iii) Upon completion of the approved remedial works, this condition will not be dischargedfor each phase until a comprehensive verification report has been submitted to andapproved by the LPA. The report shall include the details of the final remediation worksand their verification to show that the works for each phase have been carried out in fulland in accordance with the approved methodology.

(iv) No contaminated soils or other materials shall be imported to the site. All importedsoils for landscaping purposes shall be clean and free of contamination. Before any part ofthe development is occupied, all imported soils shall be independently tested for chemicalcontamination, and the results of this testing shall be submitted and approved in writing bythe Local Planning Authority. All soils used for gardens and/or landscaping purposes shallbe clean and free of contamination.

REASONTo ensure that risks from land contamination to the future users of the land andneighbouring land are minimised, together with those to controlled waters, property andecological systems and the development can be carried out safely without unacceptablerisks to workers, neighbours and other offsite receptors in accordance with policy OE11 ofthe Hillingdon Unitary Development Plan Saved Policies (September 2007).


Prior to the commencement of any residential development hereby approved a RiskAssessment and Method Statement outlining all works to be carried out adjacent to thecanal must be submitted and approved in writing by the Local Planning Authority inconsultation with the Canals and Rivers Trust. This will include any work to, or likely toaffect, the waterway wall and a survey of the condition of the wall.

REASON

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NONSC

NONSC

NONSC

NONSC

CRT

Cycle Parking

Wheelchair Units

Accessible Parking Spaces

To ensure the proposed construction works do not have any adverse impact on the safetyof waterway users and the integrity of the canal, in accordance with policies 7.24, 7.25,7.26, 7.27, and 7.28 of the London Plan (2016).


Prior to the commencement of any superstructure works for each residential phase ofdevelopment full details of the proposed hard and soft landscaping, including groundlevels, planting plans, materials and maintenance arrangements within that phase, shallbe submitted to and approved in writing by the Local Planning Authority in consultation withthe Canals and Rivers Trust. The landscaping shall be carried out in accordance with theapproved details.

REASON In the interests of visual amenity and biodiversity of the Blue Ribbon Network and theadjacent public realm.


Each residential phase of the development hereby approved shall not be occupied until thecycle parking spaces for that phase are provided in accordance with the approved plansfor use by future occupiers of the residential units. In addition details of a minimum 4visitor spaces for the residential accommodation and a minimum 9 cycle spaces for thecommercial use shall be submitted in writing and approved by the Local PlanningAuthority. Thereafter, these cycle parking spaces shall be permanently retained, unlessotherwise agreed in writing by the Local Planning Authority.

REASONTo ensure that the development provides a quantum of cycle parking in accordance withpolicy 6.9 of the London Plan (2016).


Prior to the occupation of any residential phases of the development hereby approved,10% of the units shall meet the standards for M4(3) 'wheelchair user dwellings' and theremainder shall meet the standards for M4(2) 'Accessible and adaptable dwellings' as setout in Approved Document M to the Building Regulations (2015). REASONTo ensure an appropriate standard of housing stock is achieved and maintained whichmeet the needs of disabled and elderly people in accordance with policies 3.1, 3.8, and7.2 of the London Plan (2016) and the National Planning Policy Framework (2012).


Prior to the occupation of any phase of the residential development details showing thelocation of 10% of accessible parking spaces serving the affordable housing units withinthat phase shall be submitted to and approved in writing by the LPA.

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NONSC

NONSC

Energy Strategy

Energy Centre

Details showing the location of 4% of accessible parking spaces serving the markethousing shall be submitted to and approved in writing by the LPA.

All approved accessible bays should be located in close proximity to the accessible unitsthey serve and shall be marked out prior to first occupation. These disabled bays shall bemarked out and in place prior to occupation of any given residential phase and shallremain in place in perpetuity.

Details of the drop off points for door-to door service providers (such as Dial-A-Ride)

Full details of a review of accessible parking demand shall be submitted and approved bythe Local Planning Authority prior to first occupation of any residential unit. This review willassess the need to increase accessible parking provision to 10% for market housingunits.

REASONTo meet the objectives of policy AM14 of the Hillingdon Local Plan: Part 2 - Saved UDPPolicies (2012) and Chapter 6 of the London Plan (2016).


Prior to the commencement of any superstructure works for each residential phase ofdevelopment, full details of the carbon reduction measures that conform to the energystrategy (Energy Statements, Sep 2017, ESC54738 Issue 4) shall be submitted andapproved in writing by the Local Planning Authority. These shall include:

1 - Full details of the baseline energy and carbon performance of each phase of thedevelopment2 - Full details of the passive energy savings measures (Be Lean - London Plan)3 - Full details of the combined heat and power systems including: a - full plans and specifications of the technologyb - the phasing of the installation of the network which includes the delivery of mainnecessary energy centre in phase onec - the input and output (annual KgCO2 and KwHr) of the CHP systemd - the onsite network connectione - the future proofing for offsite connectionsf - monitoring, reporting and maintenance regimes. 4 - Full details and specifications, including relevant plans and elevations of any additionallow or zero carbon technology to be utilised in the site.

The development must proceed in accordance with the approved details unless otherwiseagreed in writing with the Local Planning Authority.

REASONTo ensure the development contributes a CO2 reduction in accordance with the LondonPlan Policy 5.2.


Prior to commencement of superstructure works within Block D of the residentialdevelopment, a detailed scheme for the Energy Centre within Block D shall be submitted

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NONSC

NONSC

NONSC

Delivery & Servicing Management Plan

Waste Management

Overlooking Mitigation

to and approved by the Local Planning Authority. The scheme shall provide fullspecifications for the technology to be used as well as details of the piping networkthroughout the site (including allowances for offsite connections for future developments).It shall also include specifications of the CHP unit to be installed, when it will come online,and how this will be linked to the rest of the development site including calculationsshowing the impacts on CO2 and energy reduction. Finally the scheme shall includedetails for maintenance of the operation of the energy centre as well as methods formeasuring and reporting its performance. The development must proceed in accordancewith the approved scheme and accompanying plans.


REASONTo ensure the development contributes a minimum reduction in CO2 emissions in orderto mitigate against climate change in accordance with London Plan 2016 Policy 5.2.


Prior to the commencement of superstructure works on any phase of the residentialdevelopment, a Delivery and Servicing Plan shall be submitted and approved in writing bythe Council. Thereafter, the proposed works shall be implemented and carried out in accordance withthe approved details.

REASONTo ensure that appropriate mitigation is provided to the surrounding highway network as aresult of the proposed development in accordance with policy AM14 of the Hillingdon LocalPlan: Part Two Saved UDP Policies (November 2012) and Chapter 6 of the London Plan(2016).


Prior to the commencement of superstructure works for each phase of the residentialdevelopment a Waste Management Plan for the development shall be submitted andapproved in writing by the Council. Thereafter, the proposed works shall be implementedand carried out in accordance with the approved details.

REASONTo comply with the Hillingdon Design & Accessibility Statement (HDAS) SupplementaryPlanning Document: "Residential Layouts" (May 2006) and for the convenience ofresidents in accordance with Policy OE3 of the Hillingdon Local Plan: Part Two SavedUDP Policies (November 2012).


Notwithstanding the details submitted, prior to the commencement of superstructureworks for each residential phase of development, full details including the height, colourand materials shall be submitted for the following: - Balcony privacy screens

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NONSC

NONSC

Block F1 (new structure, retained facade & tower)

Block F1 (new structure, retained facade & tower)

- Louvres to be provided on windows in corner locations to mitigate overlooking betweenhabitable rooms (Block G, F1, F3, F4, B3, B4, B5, B7, B8, B9, E3, E4, D4, D1, D2, D3,C2, C3, C4, C6, C1). - Or other design solution.

The approved details shall be implemented prior to first occupation of the flats in eachphase hereby approved and shall be retained thereafter.

REASONTo safeguard the amenity of future occupiers in accordance with policy BE24 of theHillingdon Local Plan: Part 2 Saved UDP Policies (November 2012).


Prior to the commencement of relevant works associated with Block F1 on the ResidentialLand, the following details shall be submitted to and approved in writing by the LocalPlanning Authority:a. Notwithstanding drawings DM-2-03 rev P3 and DM-2-01 Block F1, F2, F3 & F4 north &east elevations rev P3, full details and a schedule of all materials, external finishes andcolours to the building, including samples of ceramic 'pistachio' tiles.b. Schedule of repairs, methodology and internal insulation details for retained facade andtower, with a conservation maintenance, repair and management plan c. Detail of connection between new structure and retained facade for all floors, includingthe additional storey.d. Scaled details for all windows and doors, in elevation and section at 1:20, includinglouvred windows e. Notwithstanding the floor plan which shows this wall removed, reinstatement of the warmemorial on its original wall within the tower building or agreed position within the towerbuilding, with the local planning authority, if the wall is removedf. Details and samples of materials proposed for the external finish of the 5th storeyScaled details for the balconies and parapet in elevation and section at 1:20g. Details of rainwater goods, external pipes, flues and rooftop plant h. Notwithstanding the submitted floor plans, retention of the original doors (internal,external and fanlights), interior walls, stair handrails and internal finishes to floors andceilings to the toweri. Details of vehicle access way and refuse doors j. Retention and repair of existing flag poles

REASONTo safeguard the architectural and historic interest of the tower and facades of the buildingin accordance with Policy BE8 of the Hillingdon Local Plan: Part Two Saved UDP Policies(November 2012).


The construction of the new building comprising of Block F1 behind the retained facadesshall be entirely completed in accordance with approved plans and details, prior to theoccupation of Phases 4 of the Residential Land.

REASONTo safeguard the structure of the retained facades and tower of the locally listed factory in

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NONSC

NONSC

NONSC

Block F2 (Sandow Building)

Block F3

Block G

accordance with Policy BE8 of the Hillingdon Local Plan: Part Two Saved UDP Policies(November 2012).


Prior to the commencement of relevant works associated with Block F2 on the ResidentialLand, the following details shall be submitted to and approved in writing by the LocalPlanning Authority:a. Notwithstanding drawings DM-2-03 rev P3 and DM-2-01 Block F1, F2, F3 & F4 north &east elevations rev P3, full details, including a schedule of all materials and samples ofexternal finishes and colours to the buildingb. A brick panel, demonstrating bonding and mortar mix, to be built on site and agreedprior to the commencement of the construction work.c. Detailed drawings at 1:20 scale of windows, doors, parapet, plinth, capitals and letteringd. Details of rainwater goods, external pipes and flues and plantse. Details of junction of Block F2 with Block F1 and Block F3, in elevation and section at1:20 scale.

REASONTo safeguard the character and appearance of the locally listed factory in accordance withPolicy BE8 of the Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Prior to the commencement of relevant works associated to Block F3 on the ResidentialLand, the following details shall be submitted to and approved in writing by the LocalPlanning Authority:a. A brick panel, demonstrating polychromatic brick bonding design and mortar mix, to bebuilt on site and agreed prior to the commencement of the construction work. b. Notwithstanding drawings DM-2-03 rev P3 and DM-2-01 Block F1, F2, F3 & F4 north &east elevations rev P3, full details, including a schedule of all materials and samples ofexternal finishes and colours to the buildingc. Detailed drawings, in elevation and section, of window and door types, at 1:20d. Details of rainwater goods, external pipes and flues and plante. Details of photovoltaics, including location, type, appearance, etc.

REASONTo safeguard the character and appearance of the locally listed factory in accordance withPolicy BE8 of the Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Prior to the commencement of relevant works associated with Block G on the ResidentialLand, the following details shall be submitted to and approved in writing by the LocalPlanning Authority:a. Full details and a schedule of all materials, external finishes and colours to the buildingb. Scaled drawings for all windows and doors, in elevation and section at 1:20, includinglouvred windows c. Detailed drawing of rear elevation of the northern section of Block G, visible from theCanal.

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NONSC

NONSC

Block H

Canteen Building

d. Details of rainwater goods, external pipes, flues, locations, types and appearance ofphotovoltaic panels and any rooftop plant. e. Scaled drawings of balconies, in elevation and section at 1:20.f. Detailed drawing of connection between Block F1 & G at all floor levelsg. Sectional detail of 'defensible' space between Block G and Wallis Gardensh. Detail of gap between the Industrial Land boundary and rear Block G (North and East)i. Detailed drawings of finish to the retained facade between the Industrial Land and theResidential Land boundary (rear of Blocks F1 & G and Unit 4).

REASONTo safeguard the special architectural and historic character and appearance of theBotwell Nestle Conservation Area and the locally listed tower and factory facade, inaccordance with Policies BE4 and BE8 of the Hillingdon Local Plan: Part Two Saved UDPPolicies (November 2012).


Prior to the commencement of relevant works associated with Block H on the ResidentialLand, the following details shall be submitted to and approved in writing by the LocalPlanning Authority:a. Notwithstanding elevational drawings, detailed drawings required showing omission ofthe balcony in conflict with the loggia at first floor. b. Scaled drawings, including cross sections, for all windows, doors and signage,including ground floor commercial unit, to be provided at 1:20.c. Notwithstanding the uses annotated on the floor plans, B8 use to be removed from therange of permitted uses at ground floor. d. Full details and a schedule of all materials, external finishes and colours to the buildinge. Details of works to adjacent colonnade, including elevational and sectional drawings ofthe new/refurbished colonnade at a suitable scale.

REASONTo safeguard the special architectural and historic character and appearance of theBotwell Nestle Conservation Area and the locally listed factory facade and canteenbuilding in accordance with Policies BE4 and BE8 of the Hillingdon Local Plan: Part TwoSaved UDP Policies (November 2012).


Prior to the commencement of part demolition works to the Canteen Building, inpreparation for the construction of Block H, the following details shall be submitted to andapproved in writing by the Local Planning Authority:a. Structural condition survey to be undertaken of the Canteen building.b. Schedule and methodology of repairs required to the Canteen building. c. Detailed information regarding the protection of the remaining Canteen Building prior to,during and after demolition works and construction of Block H.d. Detailed elevational and sectional drawings of the new colonnade at a suitable scale. e. Notwithstanding the uses annotated on the floor plans, B8 use to be removed from therange of permitted uses at ground floor. f. Full details and a schedule of all materials, external finishes and colours to the building.g. Scaled drawings for all windows and doors, in elevation and section at 1:20.

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NONSC

NONSC

NONSC

Wind Mitigation

Estate Management Plan

Landscaping

REASONTo safeguard the architectural and historic character and appearance of the BotwellNestle Conservation Area and the locally listed factory facade and canteen building inaccordance with Policies BE4 and BE8 of the Hillingdon Local Plan: Part Two Saved UDPPolicies (November 2012).


Prior to the commencement of superstructure works of the relevant residential phase ofthe development, wind mitigation measures for that phase shall be submitted andapproved by the local planning authority. These mitigation measure shall include:a. Passageways through Block D and Block E requires semi-mature trees of at least 3min height or solid or porous screens no less than 1.5m in height located to the west of thepassageways, or restricted pedestrian access; b. Entrances through C1 and C2 from the west will required recessing no less than 1.5mor have side screens at least 1.5m in height and width;c. Viveash Square requires 5-7m trees along the south-western boundary of the amenityspace or landscaping such as trees or solid or porous screens no less than 2m in heightdistributed over Viveash Square; d. Facade balconies require increasing balustrade height from 1.1m to 1.5m in height andcorner balconies require full height screens on the southern and western ends of thebalcony, or screens spanning the balcony no less than 1.5m in height located in thevicinity of the building corner.

REASONTo safeguard the amenity of the occupants of surrounding properties in accordance withpolicy OE1 of the Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Prior to the first occupation of any residential units, details of an Estate Management Planshall be submitted and approved in writing by the LPA. Details shall include, but not belimited to the control of parking on Canal and Milk Street, Maintenance of the publiclyaccessible areas, maintenance of all blocks within the estate.

REASONTo safeguard the amenity of the occupants of surrounding properties in accordance withpolicy OE1 of the Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Prior to the commencement of superstructure works of the relevant residential phase ofthe development, a landscape scheme shall be submitted to and approved in writing bythe Local Planning Authority. The scheme shall include: -

1. Details of Soft Landscaping1.a Planting plans (at not less than a scale of 1:100),1.b Written specification of planting and cultivation works to be undertaken,1.c Schedule of plants giving species, plant sizes, and proposed numbers/densitieswhere appropriate

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NONSC Play Areas

2. Details of Hard Landscaping2.a Refuse Storage2.b Cycle Storage2.c Means of enclosure/boundary treatments2.d Car Parking Layouts (including demonstration that 20% of all spaces are served byelectrical charging points with an additional 20% passive provision for electric vehicles inthe future).2.e Motor Cycle Parking Layouts (to provide 1 motor cycle parking space for every 20 carparking spaces)2.f Hard Surfacing Materials2.g External Lighting2.h Other structures (such as play equipment and furniture)

3. Living Walls and Roofs3.a Details of the inclusion of living walls and roofs3.b Justification as to why no part of the development can include living walls and roofs

4. Details of Landscape Maintenance4.a Landscape Maintenance Schedule for a minimum period of 5 years.4.b Proposals for the replacement of any tree, shrub, or area of surfing/seeding within thelandscaping scheme which dies or in the opinion of the Local Planning Authority becomesseriously damaged or diseased.

5. Schedule for Implementation

6. Other6.a Existing and proposed functional services above and below ground6.b Proposed finishing levels or contours

Thereafter the development shall be carried out and maintained in full accordance with theapproved details.

REASONTo ensure that the proposed development will preserve and enhance the visualamenities of the locality and provide adequate facilities in compliance with policies BE13,BE38 and AM14 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012)and Policies 5.11 (living walls and roofs) and 5.17 (refuse storage) of the London Plan(2016).


Prior to the commencement of superstructure works of the relevant residential phase ofthe development, details of play areas for children within that phase shall be submitted toand approved in writing by the Local Planning Authority. Thereafter, the play areas shallbe provided prior to the occupation of any unit within the development and maintained forthis purpose.

REASONTo ensure that the development makes adequate provision of children's play space inaccordance with Policy R1 Hillingdon Local Plan: Part Two Saved UDP Policies(November 2012) and London Plan (2016) Policy 3.16.

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NONSC

NONSC

NONSC

NONSC

Canteen Building Use Restriction

Material Samples

Electric Vehicle charging Points

Imported soils


The Canteen Building shall not be used for a Place of Worship or banqueting hall.

REASONTo ensure that an appropriate level of car parking provision is provided on site inaccordance with Policy AM14 Hillingdon Local Plan: Part Two Saved UDP Policies(November 2012) and Chapter 6 of the London Plan (2016).


Prior to the commencement of superstructure works of the relevant residential phase ofthe development, details of all materials and external surfaces, including details ofbalconies shall be submitted to and approved in writing by the Local Planning Authority.Thereafter the development shall be constructed in accordance with the approved detailsand be retained as such.

Details should include information relating to make, product/type, colour andphotographs/images.

REASONTo ensure that the development presents a satisfactory appearance in accordance withPolicy BE13 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012)


Prior to the commencement of the superstructure a plan showing provision for electriccharging points to serve 20% active and 20% passive car parking spaces should besubmitted to and approved in writing by the Local Planning Authority. The plan shall set outthe location of the charging points, the chosen technology and clear presentation of howthe bays will be marked. The development shall proceed in accordance with the approvedplan.

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/3871 dated 31st January 2019.

REASONTo provide car parking for electric vehicles to help tackle air quality impacts and meet theclimate change challenges in accordance with Policy 6.13 of the London Plan (2016).


Before any part of the development is occupied, site derived soils and imported soils shallbe tested for chemical contamination, and the results of this testing shall be submittedand approved in writing by the Local Planning Authority. All soils used for gardens and/orlandscaping purposes shall be clean and free of contamination. Before any part of thedevelopment is occupied, site derived soils and imported soils shall be tested for chemicalcontamination, and the results of this testing shall be submitted and approved in writing bythe Local Planning Authority. All soils used for gardens and/or landscaping purposes shall

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NONSC

NONSC

NONSC

Car Club Bays

Studio unit Layouts

Archaeology

be clean and free of contamination.

REASONTo ensure that the occupants of the development are not subject to any risks from soilcontamination in accordance with policy OE11 of the Hillingdon Unitary Development PlanSaved Policies (September 2007 of the Hillingdon Local Plan: Part 2 - Saved UDP Policies(November2012).


Prior to the commencement of the superstructure of the residential development, a planshowing the proposed location of 5 car club bays shall be submitted to and approved inwriting.

Thereafter these car club bays shall be implemented and retained in perpetuity.


REASONTo ensure suitable parking provision is provided on the site, in accordance with policiesAM2 and AM7 of the Hillingdon Local Plan: Part Two Saved UDP Policies (November2012) and Chapter 6 of the London Plan (2016).


Notwithstanding the plans hereby approved, details shall be submitted of all studio unitlayouts and approved in writing by the Local Planning Authority. Each studio unit shall belaid out as a studio flat and not as a one bedroom self contained flat.

NOTE: the above has been partially discharged for Blocks D & E under PlanningPermission Ref: 1331/APP/2018/3199 dated 31st January 2019; and for Block G underPlanning Permission Ref: 1331/APP/2018/2984 dated 27th March 2019.

REASONTo ensure that the development provides a satisfactory level of accommodation andamenity for future occupiers in accordance with the National Technical Standards 2015Policy 3.5 of the London Plan (2016).


Prior to the commencement of any phase, excluding demolition, Phase 1 (MP 7 60 Rev.04) of the residential development, a stage 1 written scheme of investigation (WSI) for thatphase shall be submitted to and approved in writing by the local planning authority inconsultation with GLAAS. For land that is included within the WSI, no development on thatphase shall take place other than in accordance with the agreed WSI, and the programmeand methodology of site geo-archaeological evaluation and the nomination of a competentperson(s) or organisation to undertake the agreed works. If archaeological potential isconfirmed by stage 1 then for those phases which have archaeological interest a stage 2WSI shall be submitted to and approved by the local planning authority in writing. For land

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NONSC

NONSC

Accessibility

Accordance with Approved Industrial Plans

that is included within the stage 2 WSI, no development within a phase shall take placeother than in accordance with the agreed stage 2 WSI which shall include:

a. The statement of significance and research objectives, the programme andmethodology of site investigation and recording and the nomination of a competentperson(s) or organisation to undertake the agreed works.

NOTE: (a) has been discharged under Planning Permission Ref: 1331/APP/2018/4299dated 15th March 2019.

b. The programme for post-investigation assessment and subsequent analysis,publication & dissemination and deposition of resulting material. This part of the conditionshall not be discharged until these elements have been fulfilled in accordance with theprogramme set out in the stage 2 WSI.

Written schemes of investigation need to be prepared and implemented by a suitablyprofessionally accredited archaeological practice in accordance with Historic England'sGuidelines for Archaeological Projects in Greater London. REASONThe site is of archaeological interest and it is considered that all evidence of the remainsshould be recorded in accordance with Policy BE 3 of the Hillingdon Local Plan: Part TwoSaved UDP Policies (November 2012).


Prior to the commencement of the residential development hereby approved, excludingdemolition, details of the pedestrian/vehicular gates/barriers into the Residential Land,incorporating facilities for the operation of gates/barriers by disabled persons, and manualoperation of any gates/barriers in the event of power failure shall be submitted to andapproved in writing by the Local Planning Authority.

Thereafter the gates/barriers shall be installed in accordance with the approved detailsand maintained for so long as the development remains on site.

NOTE: the above has been partially discharged for Blocks D & E under PlanningPermission Ref: 1331/APP/2018/2987 dated 12th March 2019.

REASONIn order to ensure the development achieves an appropriate level of accessibility inaccordance with Policy 3.8 of the London Plan (March 2016) and the Council's HDAS -Accessible Hillingdon.

INDUSTRIAL CONDITION


MP 7 61 Rev. 01 Industrial Phasing PlanMP 7 63 Rev. 01 Industrial Demolition Phasing PlanMS 0 01 P1 Block U1, U2, U3 & U4: Employment Location Plan

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61


NONSC General Compliance with Industrial SupportingDocumentation

MS 0 02 P1 Block U1, U2, U3 & U4: Constraints PlanMS 0 03 P1 Block U1, U2, U3 & U4: Demolition PlanMS 2 06 P1 Block U4: Demolition ElevationMS 4 00 P1 Block U4: Section Through Retained FacadeMS 4 01 P1 Block U1: Floor plansMS 4 02 P1 Block U2: Floor plansMS 4 03 P1 Block U3: Floor plansMS 4 04 P1 Block U4: Floor plansMS 5 00 P1 Block U4: Detailed SectionMS 2 03 P3 Elevations Unit 1MS 2 00 P3 Illustrative Elevations Unit 1MS 2 07 P2 Block U1: Illustrative Elevations-Data CentreMS 2 10 P2 Block U1: Roof planMS 2 11 P2 Block U2: Roof planMS 2 12 P2 Block U3: Roof planMS 9 04 P2 Perspectives 5MS 9 00 P2 Perspectives 1MS 2 12 P2 Roof Plan Unit 4MS 2 11 P2 Roof Plans Units 2&3MS 2 10 P2 Roof Plan Unit 1MS 2 07 P2 Illustrative Elevations Unit 1 Data CentreMS 1 02 P2 Illustrative Site Layout Unit 1 Data CentreMS100 rev. P6 Illustrative Site Layout PlanMS101 rev. P6 Site layout planMS103 rev. P6 External Finishes Plan - Permeable Paving in Car Park AreasMS201 rev. P6 Illustrative Elevations Unit 2 & 3MS202 rev. P6 Illustrative Elevations Unit 4MS204 rev. P6 Elevations Unit 2 & 3MS205 rev. P6 Elevations Unit 4MS908 rev. P6 Secured by Design StrategyMS909 rev. P6 Cycle and Refuse StorageF10949 - Steel Barriers Elevation642.19.02 rev. C - Planting Layout (Sheet 1 of 6)642.29.03 rev. C - Planting Layout (Sheet 2 of 6)642.39.03 rev. C - Planting Layout (Sheet 3 of 6)642.49.02 rev. C - Planting Layout (Sheet 4 of 6)642.59.03 rev. E - Planting Layout (Sheet 5 of 6)642.69.03 rev. E - Planting Layout (Sheet 6 of 6)




The Industrial Land development hereby permitted shall not be occupied until the followinghas been completed in accordance with the specified supporting plans and/or documents:· Energy Statement (WPP) Issue 7;

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NONSC Industrial Land Retention of Railings

· Lighting and CCTV Report (WPP);· Flood Risk/Drainage Assessment (CS-075666-PE-16-121-R Rev. H) addressed viaresponse from LBH drainage on 11/11/2017 and 13/11/2017 Segro/Capita Flows andVolumes proforma submitted 29/11/2017; Capita Letter ref CS075666-PE-17-198-L dated24 Nov 2017 and CS/075666; Capita Drainage Calculations Rev D dated 29/11/17;· Site Waste Management Plan (Segro);· Arboricultural Impact Assessment and Tree Survey (Tala);· Construction Management Plan (Segro);· Ecological Report (Richard Kilshaw Survey);· Sustainability Statements (including Overheating Reports) (WPP);· Utilities Assessments (WPP);· Ventilation & Extraction Report (WPP); - Secured By Design Principles' dated July 2017 - CS-075666-PE-16-121-R Rev. H Flood Risk Assessment and Drainage Strategy- CS/075666 Drainage Strategy - Rev. E (27 March 2018)- SuDS Flows and Volumes - LLFA Technical Assessment Proforma Rev. C (27March 2018)- Drainage Layout and External Levels 1 of 2 - 075666-CA-0-GF-DR-S-010-P05- Drainage Layout and External Levels 2 of 2 - 075666-CA-0-GF-DR-S-011-P05- Percentage Runoff Calculation- Hydrock Correspondence dated 10 November and 24 November 2017- CS075666 Technical Design Note (12 March 2018)

Thereafter the relevant parts of the Industrial Land Development shall beretained/maintained in accordance with these details for as long as the developmentremains in existence, unless otherwise agreed in writing with the local planning authority.



Notwithstanding the plans hereby approved, all locally listed boundary railings, gates,plinths, gate piers and lanterns shall be retained.

Prior to the commencement of the industrial phase (MP 7 61 Rev. 01) a protection methodstatement for these retained structures within the industrial land shall be submitted to andagreed in writing with the Local Planning Authority.

Prior to the commencement of any superstructure works of the industrial phase, aschedule of repairs and a management plan for future maintenance shall be submitted toand agreed in writing with the Local Planning Authority.

NOTE: the above has been partially discharged for the 'Retention of Railings' underPlanning Permission Ref: 1331/APP/2018/2538 dated 7th January 2019.

REASONTo safeguard the special architectural and historic character and appearance of theBotwell Nestle Conservation Area and the locally listed front boundary treatment, inaccordance with Policies BE4 and BE8 of the Hillingdon Local Plan: Part Two Saved UDPPolicies (November 2012).

63


NONSC

NONSC

Canal Wall (Industrial Land)

Tree Protection (Industrial Land)


Prior to occupation of the industrial development hereby approved, a suitable assessmentand confirmation that the Canal wall relating to land within the industrial land wheredefects and holes identified within the drainage strategy and subsequent survey submittedhave been rectified. This shall be submitted to, and approved in writing by the Local Planning Authority andimplemented as per the approved details.

REASON:To ensure that surface water run off is controlled appropriately on site to ensure thedevelopment does not increase the risk of flooding contrary to: · Policy EM6 Flood Risk Management in Hillingdon Local Plan: Part 1- Strategic Policies(Nov 2012), · Policy 5.12 Flood Risk Management of the London Plan (March 2016) andTo be handled as close to its source as possible in compliance with Policy 5.13· Sustainable Drainage of the London Plan (March 2016), and · National Planning PolicyFramework (March 2012), and the · Planning Practice Guidance (March 2014).


No site clearance, demolition works or construction work shall take place on the IndustrialLand until the following details have been submitted to, and approved in writing by, theLocal Planning Authority with respect to:

1. A method statement outlining the sequence of development on the site includingdemolition, building works and tree protection measures. 2. Detailed drawings showing the position and type of fencing to protect the entire rootareas/crown spread of trees, hedges and other vegetation to be retained shall besubmitted to the Local Planning Authority for approval. No site clearance works demolitionor development shall be commenced until these drawings have been approved and thefencing has been erected in accordance with the details approved. Unless otherwiseagreed in writing by the Local Planning Authority such fencing should be a minimumheight of 1.5 metres. Thereafter, the development shall be implemented in accordance with the approveddetails. The fencing shall be retained in position until development is completed.

The area within the approved protective fencing shall remain undisturbed during thecourse of the works and in particular in these areas: 2.a There shall be no changes in ground levels;2.b No materials or plant shall be stored;2.c No buildings or temporary buildings shall be erected or stationed.2.d No materials or waste shall be burnt; and.2.e No drain runs or other trenches shall be dug or otherwise created, without the priorwritten consent of the Local Planning Authority.

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/2683 dated 3rd October 2018.

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NONSC

NONSC

Non Standard Condition

No Extensions

REASONTo ensure that trees and other vegetation can and will be retained on site and notdamaged during construction work and to ensure that the development conforms withpolicy BE38 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Prior to the commencement of development, including any works of site clearance anddemolition, details of the contracts for demolition works and the demolition strategyincluding phasing covering the conservation area and locally listed buildings on the entiresite (Industrial Land) must be submitted to and approved in writing by the Local PlanningAuthority, details to include:

a) Evidence of the contracts or sub-contract(s) placed to demonstrate the timelycommencement and completion of demolition works for the Industrial Land;NOTE: (a) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

b) A full programme of demolition works, including phasing as appropriate for theIndustrial Land to be submitted and agreed.NOTE: (b) has been discharged under Planning Permission Ref: 1331/APP/2018/2662dated 16th November 2018.

c) The programme of works on the site shall be carried out in complete accordance withthe details approved unless otherwise agreed in writing with the Local Planning Authority;

d) No development shall take place on the Industrial Land (including works of siteclearance and demolition to the locally listed buildings) until the Local Planning Authorityhas approved the Demolition Strategy.

e) No development shall take place on the Industrial Land (including works of siteclearance and demolition to the locally listed buildings) until the approved Heritage AssetsRecording works in accordance with Condition 5 has been completed (phased) andapproved by the LPA.

REASONTo safeguard the recording of the conservation area and structural integrity of the retainedlocally listed buildings in accordance with Policy BE8 of the Hillingdon Local Plan: PartTwo Saved UDP


Notwithstanding the provisions of Part 8, Schedule 2 of the Town and Country Planning(General Permitted Development) Order 2015 (as amended) (or any order revoking andre-enacting that Order with or without modification), the building(s) shall not be extendedwithout the prior written consent of the Local Planning Authority.

REASONTo enable the Local Planning Authority to assess all the implications of the developmentand in accordance with policies AM14 and OE1 of the Hillingdon Local Plan: Part TwoSaved UDP Policies (November 2012).

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NONSC

NONSC

NONSC

NONSC

No Mezzanines

External Storage

Data Centre Use Restriction

Car Parking Use


Notwithstanding the provisions of Part 8, Schedule 2 of the Town and Country Planning(General Permitted Development) Order 2015 (as amended)(or any order revoking and re-enacting that Order with or without modification), no additional internal floorspace ormezzanines shall be created in excess of that area expressly authorised by thispermission.

REASONTo enable the Local Planning Authority to assess all the implications of the developmentand in accordance with policies AM14 and OE1 of the Hillingdon Local Plan: Part TwoSaved UDP Policies (November 2012).


Notwithstanding the provisions of Part 8, Schedule 2 of the Town and Country Planning(General Permitted Development) Order 2015 (as amended) (or any order revoking andre-enacting that Order with or without modification), external storage associated with theuse of any part of the site shall not exceed 2 metres in height within any part of thedevelopment hereby approved.

REASONTo enable the Local Planning Authority to assess all the implications of the developmentand to ensure the development does not detrimentally impact upon the adjoining GreenBelt and Nature Reserve designations, in accordance with Policy BE13 and OL1Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Notwithstanding the provisions of Part 8, Schedule 2 of the Town and Country Planning(General Permitted Development) Order 2015 (as amended) (or any order revoking andre-enacting that Order with or without modification), unit 2, 3 and 4 of the industrialdevelopment shall not be used as a data centre.

REASONTo ensure compliance with the energy and sustainability details hereby approved and toaccord with policies 4.4, 5.2, 5.7 and 5.9, of the London Plan 2011.


The car parking facilities provided within all industrial areas of this development shall befor the sole use of the future occupiers and employees of the industrial developmenthereby approved.

REASONTo ensure suitable parking provision is provided on the site, in accordance with policiesAM2 and AM7 of the Hillingdon Local Plan: Part Two Saved UDP Policies (November2012) and Chapter 6 of the London Plan (July 2011).

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NONSC

NONSC

Archaeology

Ecology


Prior to the commencement of any works within the Industrial Land Phase 1 (MP 7 61Rev. 01) of the development excluding demolition, a stage 1 written scheme ofinvestigation (WSI) shall be submitted to and approved in writing by the local planningauthority in consultation with GLAAS. For land that is included within the WSI, nodevelopment shall take place other than in accordance with the agreed WSI, and theprogramme and methodology of site geo-archaeological evaluation and the nomination ofa competent person(s) or organisation to undertake the agreed works. If archaeologicalpotential is confirmed by stage 1 then for those parts of the site which have archaeologicalinterest a stage 2 WSI shall be submitted to and approved by the local planning authorityin writing. For land that is included within the stage 2 WSI, no development shall takeplace other than in accordance with the agreed stage 2 WSI which shall include:

a. The statement of significance and research objectives, the programme andmethodology of site investigation and recording and the nomination of a competentperson(s) or organisation to undertake the agreed works b. The programme for post-investigation assessment and subsequent analysis,publication & dissemination and deposition of resulting material. This part of the conditionshall not be discharged until these elements have been fulfilled in accordance with theprogramme set out in the stage 2 WSI.

Written schemes of investigation need to be prepared and implemented by a suitablyprofessionally accredited archaeological practice in accordance with Historic England'sGuidelines for Archaeological Projects in Greater London. This condition is exempt fromdeemed discharge under schedule 6 of The Town and Country Planning (DevelopmentManagement Procedure) (England) Order 2015.

NOTE: the above has been partially discharged for Stage 1 Written Scheme ofInvestigation under Planning Permission Ref: 1331/APP/2018/2562 dated 9th October2018.

REASONThe site is of archaeological interest and it is considered that all evidence of the remainsshould be recorded in accordance with Policy BE 3 of the Hillingdon Local Plan: Part TwoSaved UDP Policies (November 2012).


Prior to the commencement of any superstructure works within Phase 1 of thisdevelopment a detailed ecology enhancement plan shall be submitted to and approved inwriting by the Local Planning Authority. The scheme shall demonstrate how the Industrialdevelopment will be best designed to deliver ecological improvements, and shalldemonstrate (but not limited to) the inclusion of specific planting to improve conditions forwildlife; artificial habitats in the landscaped areas within the curtilage of the industrial land;areas of planting along or near to the canal to promote wildlife corridors; and habitat wallsand refuge in strategically located positions.

The development must proceed in accordance with the approved plan and schemesunless otherwise agreed in writing with the Local Planning Authority.

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NONSC

NONSC

Materials

Unit 4 facade Retention


REASONTo ensure the development contributes to a positive gain in ecological value inaccordance with Policy EM8 of the Local Plan.


Prior to the commencement of any superstructure works within the IndustrialDevelopment the following details shall be submitted to and approved in writing, detailsshould include information relating to make, product/type, colour and photographs/images:a. Details and sample panels of materials, external finishes and colours;b. security railingsc. canopy overhang details to office blocksd. Roof plans showing details and location of proposed roof lights and positioning,placement and types of photovoltaic panels. e. Details of windows and doors, including sectional details at 1:20 and manufacturerdetails

Thereafter the development shall be constructed in accordance with the approved detailsand be retained as such.

REASONTo safeguard the special architectural and historic character and appearance of theBotwell Nestle Conservation Area and the locally listed tower and factory facade, inaccordance with Policies BE4 and BE8 of the Hillingdon Local Plan: Part Two Saved UDPPolicies (November 2012).


Prior to the commencement of works for Unit 4, the following details shall be submitted toand approved in writing by the Local Planning Authority:a. Schedule of repairs and methodology for retained facade including painted finish -including conservation maintenance, repair and management plan b. Scaled details for all windows and doors, in elevation and section at 1:20, includinglouvred windowsc. Notwithstanding the submitted drawings, detailed drawing to show the numbers ofretained bays (drawings inconsistent) d. Scaled drawings to show the detail of the connection between the new structure andthe retained facadee. Scaled drawings at a suitable scale of the canal front office elevationf. Scaled drawings of roof profile and overhang details. g. Notwithstanding the submitted plans, detailed drawings of the retained facade showingthe existing fenestration/walling pattern.

Thereafter, the approved details shall be implemented as approved.

REASONTo safeguard the special architectural and historic character and appearance of theBotwell Nestle Conservation Area and the locally listed tower and factory facade, in

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NONSC

NONSC

NONSC

Bird Hazard Management Plan

Secure By Design

Radar Mitigation

accordance with Policies BE4 and BE8 of the Hillingdon Local Plan: Part Two Saved UDPPolicies (November 2012).


Prior to the commencement of any superstructure works within the Industrialdevelopment, a Bird Hazard Management Plan has been submitted to and approved inwriting by the Local Planning Authority in consultation with BAA safeguarding. Thesubmitted plan shall include details of:

- Management of any flat/shallow pitched/green roofs on buildings within the site whichmay be attractive to nesting, roosting and "loafing" birds. The management plan shallcomply with Advice Note 8 'Potential Bird Hazards from Building Design' attached * Seepara below for further information *

The Bird Hazard Management Plan shall be implemented as approved and shall remain inforce for the life of the building. No subsequent alterations to the plan are to take placeunless first submitted to and approved in writing by the Local Planning Authority.


REASONIt is necessary to manage the flat roofs in order to minimise its attractiveness to birdswhich could endanger the safe movement of aircraft and the operation of HeathrowAirport.


The industrial development hereby approved shall be completed in accordance with theSecure By Design Principles agreed within 'Secured By Design Principles' dated July2017 and drawing Secured by Design Strategy MS908 rev P1.

The measures shall be implemented and operational prior to the first occupation of anyindustrial unit hereby approved and maintained thereafter for the life of the development.

REASONIn pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 toconsider crime and disorder implications in excising its planning functions; to promote thewell being of the area in pursuance of the Council's powers under section 2 of the LocalGovernment Act 2000, to reflect the guidance contained in the Council's SPG onCommunity Safety By Design and to ensure the development provides a safe and secureenvironment in accordance with London Plan (2016) Policies 7.1 and 7.3


1. Prior to the commencement of development of any industrial phase of development, thefollowing shall be submitted to and approved in writing by the Local Planning Authority andby the Radar Operator - NATS (En-route) plc and BAA Safeguarding either:- detailed plans for the proposed buildings in that individual phase, demonstrating that

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NONSC

NONSC

BA Landscaping Scheme

Crane Operation Plan

there would be no detrimental impact upon the operation of the Heathrow H10 SSR Radar;OR, - details of a 'Radar Mitigation Scheme' (including a timetable for its implementation duringconstruction) to mitigate any detrimental impact upon the Heathrow H10 SSR Radar.

2. Where a 'Radar Mitigation Scheme' has been required, no construction above 12mabove ground level shall take place on site, unless the 'Radar Mitigation Scheme' hasbeen implemented. Development shall not take place other than in complete accordancewith such a scheme as so approved unless the planning authority and NATS (En-route)plc have given written consent for a variation.

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/2996 dated 24th October 2018.

REASONTo ensure the development does not endanger the safe movement of aircraft or theoperation of Heathrow Airport through interference with communication, navigational aidsand surveillance equipment.


Prior to the commencement of any superstructure works within the industrialdevelopment, full details of soft and water landscaping works have been submitted to andapproved in writing by the Local Planning Authority in consultation with BAA safeguarding,details must comply with Advice Note 3, 'Potential Bird Hazards from AmenityLandscaping & Building Design' available at www.aoa.org.uk/operations &safety/safeguarding. asp ).These details shall include: - The species, number and spacing of trees and shrubs No subsequent alterations to the approved landscaping scheme are to take place unlesssubmitted to and approved in writing by the Local Planning Authority. The scheme shall beimplemented as approved.

NOTE: the above has been discharged under Planning Permission Ref:1331/APP/2018/4218 dated 3rd July 2019.

REASONTo avoid endangering the safe movement of aircraft and the operation of Heathrow Airportthrough the attraction of birds and an increase in the bird hazard risk of the applicationsite.


Prior to the commencement of development within the Industrial development herebyapproved, full details of a "Crane Operation Plan" shall be submitted to and approved inwriting by the Local Planning Authority in consultation with the "Radar Operator" (NATS)and BAA Safeguarding. Construction at the site shall only thereafter be operated inaccordance with the approved "Crane Operation Plan".

NOTE: the above has been discharged under Planning Permission Ref:

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NONSC

NONSC

Network Rail

Lighting

1331/APP/2018/2879 dated 23rd October 2018.

REASON:In the interests of Air Traffic Safety and of the operations of NATS En-route PLC.


1) Where vibro-compaction/displacement piling plant is to be used in any part of theindustrial development, a method statement detailing the use of such machinery and amethod statement must be submitted to and approved in writing by the Local PlanningAuthority in consultation with Network Rail, prior to the commencement of works.Thereafter, the works shall only be carried out in accordance with the approved methodstatement.

NOTE: (1) has been discharged under Planning Permission Ref: 1331/APP/2018/2967dated 15th October 2018.

2) All excavations / earthworks carried out in the vicinity of Network Rail's property /structures must be designed and executed such that no interference with the integrity ofthat property / structure can occur. If temporary compounds are to be located adjacent tothe operational railway, these should be included in a method statement for approval byNetwork Rail. Prior to commencement of works, full details of excavations and earthworksto be carried out near the railway undertaker's boundary fence should be submitted forapproval of the Local Planning Authority acting in consultation with the railway undertakerand the works shall only be carried out in accordance with the approved details. Wheredevelopment may affect the railway, consultation with the Asset Protection Engineershould be undertaken.

REASON To safeguard the operational requirements of Network Rail and the strategic railinfrastructure.


Prior to the commencement of superstructure works within the industrial development, fulldetails of all lighting proposals shall be submitted and to and approved in writing by theLocal Planning Authority, in consultation with the Canals and Rivers Trust and NetworkRail. The details shall include the location, height, type and direction of light sources andintensity of illumination.

The approved scheme shall not thereafter be altered without the prior consent in writing ofthe Local Planning Authority in consultation with the Canals and Rivers Trust and NetworkRail other than for routine maintenance which does not change its details.

NOTE: The above has been discharged under Planning Permission Ref:1331/APP/2018/4219 dated 3rd July 2019.

REASON To safeguard the amenity of surrounding properties in accordance with policies BE13 andOE1 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012); and toprotect the ecological value of the area in accordance with Policy EC3.

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NONSC

NONSC

NONSC

Noise Affecting residential Property

Construction & Environmental Management Plan (CEMP)

Car Parking Allocation


The rating level of noise emitted from the plant and/or machinery hereby approved shall beat least 5 dB below the existing background noise level. The noise levels shall bedetermined at the nearest residential property. The measurements and assessment shallbe made in accordance with British Standard 4142:2014.

A post installation noise assessment shall be carried out where required to confirmcompliance with the noise criteria and additional steps to mitigate noise shall be taken, asnecessary. Approved details shall be implemented prior to occupation of the developmentand thereafter be permanently retained

REASON: To safeguard the amenity of the surrounding area in accordance with policy OE1 of theHillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Prior to the commencement of the industrial development, a Construction EnvironmentalManagement Plan (CEMP) shall be submitted to, and approved in writing by, the LocalPlanning Authority in consultation with the Canals and Rivers Trust. The CEMP shallcomprise such combination of measures for controlling the effects of demolition,construction and enabling works associated with the development as may be approved bythe Local Planning Authority. The CEMP shall address issues including the phasing of theworks, hours of work, noise and vibration, air quality, waste management, siteremediation, plant and equipment, site transportation and traffic management includingrouting, signage, permitted hours for construction traffic and construction materialsdeliveries. It will ensure appropriate communication with, the distribution of information to,the local community and the Local Planning Authority relating to relevant aspects ofconstruction. Appropriate arrangement should be made for monitoring and responding tocomplaints relating to demolition and construction. All demolition, construction andenabling work at the development shall be carried out in accordance with the approvedCEMP unless otherwise agreed in writing by the LPA.

NOTE: The above has been discharged under Planning Permission Ref:1331/APP/2018/2845 dated 31st October 2018.

REASONTo safeguard the amenity of surrounding areas in accordance with policy OE5 of theLocal Plan: Part Two Saved UDP Policies (November 2012).


The car parking, cycle parking, motorcycle bays, access arrangements and yard areashereby approved within the industrial development shall be laid out as per the plans herebyapproved and fully marked out, prior to the first occupation of each industrial unit, unlessotherwise agreed in writing.

REASONTo ensure that an appropriate level of car parking provision is provided on site in

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NONSC

NONSC

Levels

Land Contamination

accordance with Policy AM14 Hillingdon Local Plan: Part Two Saved UDP Policies(November 2012) and Chapter 6 of the London Plan (2016).


Prior to the commencement of superstructure works within the industrial developmenthereby approved, plans of the site showing the existing and proposed ground levels andthe proposed finished floor levels of all proposed buildings shall be submitted to andapproved in writing by the Local Planning Authority. Such levels shall be shown in relationto a fixed and know datum point. Thereafter the development shall not be carried out otherthan in accordance with the approved details.


REASONTo ensure that the development relates satisfactorily to adjoining properties in accordancewith policy BE13 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012)


The scheme to remediate any contamination in relation to the industrial development is tobe completed in accordance with the following Environmental Reports prepared by Capitaand as submitted with the Planning Application:

Remediation Report, dated 11 July 2016Further Geo-environmental Assessment, dated 6 June 2016

These reports set out site investigation and remediation strategies. All works which formpart of the remediation scheme for the industrial development shall be completed beforeany part of the industrial development is occupied or brought into use.

If during remedial or development works contamination not addressed in the submittedremediation scheme is identified an addendum to the remediation scheme shall besubmitted to and approved in writing by the LPA prior to implementation; and Upon completion of the approved remedial works, this condition will not be dischargeduntil a comprehensive verification report has been submitted to and approved by the LPA.The report shall include the details of the final remediation works and their verification toshow that the works have been carried out in full and in accordance with the approvedmethodology.

No contaminated soils or other materials shall be imported to the site. All imported soilsfor landscaping purposes shall be clean and free of contamination. Before any part of thedevelopment is occupied, all imported soils shall be independently tested for chemicalcontamination, and the results of this testing shall be submitted and approved in writing bythe Local Planning Authority. All soils used for gardens and/or landscaping purposes shallbe clean and free of contamination.

REASON To ensure that risks from land contamination to the future users of the land andneighbouring land are minimised, together with those to controlled waters, property and

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NONSC

NONSC

NONSC

Risk Assessment CRT

Details of Landscaping - CRT

Energy

ecological systems and the development can be carried out safely without unacceptablerisks to workers, neighbours and other offsite receptors in accordance with policy OE11 ofthe Hillingdon Unitary Development Plan Saved Policies (September 2007).


Prior to the commencement of any industrial development hereby approved a RiskAssessment and Method Statement outlining all works to be carried out adjacent to thecanal must be submitted and approved in writing by the Local Planning Authority inconsultation with the Canals and Rivers Trust. This will include any work to, or likely toaffect, the waterway wall and a survey of the condition of the wall.

NOTE: The above has been discharged under Planning Permission Ref:1331/APP/2018/2682 dated 31st October 2018.

REASONTo ensure the proposed construction works do not have any adverse impact on the safetyof waterway users and the integrity of the canal, in accordance with policies 7.24, 7.25,7.26, 7.27, and 7.28 of the London Plan (2016).


Prior to the commencement of any superstructure works within the industrial developmentfull details of the proposed hard and soft landscaping, including ground levels, plantingplans, materials and maintenance arrangements, shall be submitted to and approved inwriting by the Local Planning Authority in consultation with the Canals and Rivers Trust.The landscaping shall be carried out in accordance with the approved details.


REASON In the interests of visual amenity and biodiversity of the Blue Ribbon Network and theadjacent public realm.


Prior to the commencement of any superstructure works within the industrialdevelopment, full details of the carbon reduction measures that conform to the energystrategy (Energy Statements, August 2017, ESC54738 Issue 7) shall be submitted andapproved in writing by the Local Planning Authority. These shall include:

1 - Full details of the baseline energy and carbon performance of each phase of thedevelopment2 - Full details of the passive energy savings measures (Be Lean - London Plan)3 - Full details and specifications, including relevant plans and elevations of any additionallow or zero carbon technology to be utilised in the site.

The development must proceed in accordance with the approved details unless otherwiseagreed in writing with the Local Planning Authority.

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NONSC

NONSC

NONSC

NONSC

Plant & Machinery

Servicing & Delivery plan

Waste Management

Landscaping

ReasonTo ensure the development contributes a CO2 reduction in accordance with the LondonPlan Policy 5.2.


Prior to the commencement of superstructure works within the industrial development,details of all plant and machinery, including mechanical ventilation systems to be used onthe premises shall be submitted to and approved in writing by the LPA. This will include ascheme for the control of noise and/or odour emanating from the site to include suchcombination of measures as may be approved by the LPA. Thereafter, the scheme shallbe implemented and maintained in full compliance with the approved measures.


REASON To safeguard the amenity of the occupants of surrounding properties in accordance withpolicy OE1 of the Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).


Prior to the commencement of superstructure works within the industrial development, aDelivery and Servicing Plan shall be submitted and approved in writing by the Council. Thereafter, the proposed works shall be implemented and carried out in accordance withthe approved details.

REASONTo ensure that appropriate mitigation is provided to the surrounding highway network as aresult of the proposed development in accordance with policy AM14 of the Hillingdon LocalPlan: Part Two Saved UDP Policies (November 2012) and Chapter 6 of the London Plan(2016).


The industrial development hereby approved shall be carried out in accordance with thedetails set out in the Site Waste Management Plan dated May 2017, unless otherwiseagreed in writing.

Prior to the occupation of each industrial unit, all refuse areas must be in-situ.

REASONTo comply Policy OE3 of the Hillingdon Local Plan: Part Two Saved UDP Policies(November 2012).


No development shall take place until a landscape scheme has been submitted to andapproved in writing by the Local Planning Authority. The scheme shall include: -

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NONSC Restriction

1. Details of Soft Landscaping1.a Planting plans (at not less than a scale of 1:100),1.b Written specification of planting and cultivation works to be undertaken,1.c Schedule of plants giving species, plant sizes, and proposed numbers/densitieswhere appropriate

2. Details of Hard Landscaping2.a Refuse Storage2.b Cycle Storage2.c Means of enclosure/boundary treatments2.d Car Parking Layouts (including demonstration that 20% of all spaces are served byelectrical charging points with an additional 20% passive provision for electric vehicles inthe future).2.e Motor Cycle Parking Layouts (to provide 1 motor cycle parking space for every 20 carparking spaces)2.f Hard Surfacing Materials2.g External Lighting2.h Other structures (such as play equipment and furniture)

3. Details of Landscape Maintenance3.a Landscape Maintenance Schedule for a minimum period of 5 years.3.b Proposals for the replacement of any tree, shrub, or area of surfing/seeding within thelandscaping scheme which dies or in the opinion of the Local Planning Authority becomesseriously damaged or diseased.

4. Schedule for Implementation

5. Other5.a Existing and proposed functional services above and below ground5.b Proposed finishing levels or contours

Thereafter the development shall be carried out and maintained in full accordance with theapproved details.

REASONTo ensure that the proposed development will preserve and enhance the visualamenities of the locality and provide adequate facilities in compliance with policies BE13,BE38 and AM14 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012)and Policies 5.11 (living walls and roofs) and 5.17 (refuse storage) of the London Plan(2015).


No new openings shall be inserted into Unit 1 and Unit 4 of the industrial developmenthereby approved.

REASONTo ensure that the development presents a satisfactory appearance in accordance withPolicy BE13 Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012) andsafeguards amenity of future occupiers in accordance with policy OE1 of Hillingdon LocalPlan: Part Two Saved UDP Policies (November 2012)

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Compulsory Informative (1)

Compulsory Informative (2)

1

2

INFORMATIVES

The decision to GRANT planning permission has been taken having regard to all relevantplanning legislation, regulations, guidance, circulars and Council policies, including TheHuman Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to actincompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8(right to respect for private and family life); Article 1 of the First Protocol (protection ofproperty) and Article 14 (prohibition of discrimination).

The decision to GRANTplanning permission has been taken having regard to the policiesand proposals in the Hillingdon Unitary Development Plan Saved Policies (September2007) as incorporated into the Hillingdon Local Plan (2012) set out below, includingSupplementary Planning Guidance, and to all relevant material considerations, includingThe London Plan - The Spatial Development Strategy for London consolidated withalterations since 2011 (2016) and national guidance.

PT1 PoliciesPT1.BE1(2012) Built EnvironmentPT1.CI1 (2012) Community Infrastructure Provision PT1.CI2 (2012) Leisure and RecreationPT1.CI3 (2012) CulturePT1.E1 (2012) Managing the Supply of Employment LandPT1.EM1 (2012) Climate Change Adaptation and MitigationPT1.EM2 (2012) Green Belt, Metropolitan Open Land and Green ChainsPT1.EM3 (2012) Blue Ribbon NetworkPT1.EM4 (2012) Open Space and Informal RecreationPT1.EM5 (2012) Sport and LeisurePT1.EM6 (2012) Flood Risk ManagementPT1.EM7 (2012) Biodiversity and Geological ConservationPT1.EM8 (2012) Land, Water, Air and Noise PT1.EM11(2012) Sustainable Waste ManagementPT1.H1 (2012) Housing GrowthPT1.H2 (2012) Affordable HousingPT1.HE1 (2012) HeritagePT1.T1 (2012) Accessible Local DestinationPT1.T2 (2012) Public Transport InterchangesPart 2 Local Plan PoliciesAM1 Developments which serve or draw upon more than a walking distance based catchment area - public transport accessibility and capacity considerationsAM10 Incorporation in new developments of additions to the proposed cycle networkAM11 Improvement in facilities and promotion of safety and security at bus andrail interchanges; use of planning agreements to secure improvement in public transport servicesAM13 Increasing the ease of movement for frail and elderly people and people with disabilities in development schemes.AM14 New development and car parking standards.AM15 Provision of reserved parking spaces for disabled personsAM2 Development proposals - assessment of traffic generation, impact on congestionand public transport availability and capacityAM3 Proposals for new roads or widening of existing roadsAM7 Consideration of traffic generated by proposed developments


AM8 Priority consideration to pedestrians in the design and implementation of road construction and traffic management schemesAM9 Provision of cycle routes, consideration of cyclists' needs in design of highway improvement schemes, provision of cycle parking facilitiesBE3 Investigation of sites of archaeological interest and protection of archaeologicalremainsBE4 New development within or on the fringes of conservation areasBE8 Planning application for alteration/extension of listed buildingsBE12 Proposals for the alternative use of statutory listed buildingBE13 New development must harmonise with the existing street scene.BE18 Design considerations - pedestrian security and safetyBE19 New development must improve or complement the character of the area.BE20 Daylight and sunlight considerations.BE21 Siting, bulk and proximity of new buildings/extensionsBE23 External amenity space and new residential developmentBE24 Design of new buildings - protection of privacyBE28 Shop fronts - design and materialsBE29 Advertisement displays on business premisesBE35 Major developments visible from road and rail connections to HeathrowBE36 Proposals for high buildings/structures in identified sensitive areasBE38 Retention of topographical and landscape features and provision of new plantingand landscaping in development proposals. BE39 Protection of trees and woodland - tree preservation ordersEC2 Nature conservation considerations and ecological assessmentsEC3 Potential effects of development on sites of nature conservation importanceEC5 Retention of ecological features and creation of new habitatsH4 Mix of housing unitsH5 Dwellings suitable for large familiesH6 DensityOE1 Protection of the character and amenities of surrounding properties and the localareaOE2 Assessment of environmental impact of proposed developmentOE3 Buildings or uses likely to cause noise annoyance - mitigation measuresOE7 Development in areas likely to flooding - requirement for flood protection measuresOE8 Development likely to result in increased flood risk due to additional surface waterrunoff - requirement for attenuation measures OE11 Development involving hazardous substances a requirement for ameliorative measuresOL5 Development proposals adjacent to the Green BeltR1 Development proposals in or near areas deficient in recreational open spaceR3 Indoor sports, leisure and entertainment facilitiesR16 Accessibility for elderly people, people with disabilities, women and childrenR17 Use of planning obligations to supplement the provision of recreation, leisure and community facilitiesLondon Plan 2016 policiesLPP 1.1 (2016) Delivering the strategic vision and objectives for LondonLPP 2.1 (2016) London in its global, European and UK contextLPP 2.2 (2016) London and the wider metropolitan areaLPP 2.3 (2016) Growth areas and co-ordination corridorsLPP 2.6 (2016) Outer London: vision and strategyLPP 2.7 (2016) Outer London: economy


LPP 2.8 (2016) Outer London: transportLPP 2.13 (2016) Opportunity Areas and Intensification AreasLPP 2.18 (2016) Green Infrastructure: The Multi Functional Network of Green and Open SpacesLPP 3.1 (2016) Ensuring equal life chances for allLPP 3.2 (2016) Improving health and addressing health inequalitiesLPP 3.3 (2016) Increasing housing supplyLPP 3.4 (2016) Optimising housing potentialLPP 3.5 (2016) Quality and design of housing developmentsLPP 3.6 (2016) Children and young people's play and informal recreational facilitiesLPP 3.7 (2016) Large residential developmentsLPP 3.8 (2016) Housing choiceLPP 3.9 (2016) Mixed and Balanced CommunitiesLPP 3.10 (2016) Definition of affordable housingLPP 3.11 (2016) Affordable housing targetsLPP 3.12 (2016) Negotiating affordable housing on individual private residential and mixeduse schemesLPP 3.13 (2016) Affordable housing thresholdsLPP 3.15 (2016) Co-ordination of housing development and investmentLPP 3.16 (2016) Protection and enhancement of social infrastructureLPP 4.1 (2016) Developing London's economyLPP 4.2 (2016) OfficesLPP 4.3 (2016) Mixed-use development and officesLPP 4.4 (2016) Managing industrial land and premises LPP 4.8 (2016) Supporting a successful and diverse retail sector and related facilities and servicesLPP 4.9 (2016) Small shopsLPP 5.1 (2016) Climate Change MitigationLPP 5.3 (2016) Sustainable design and constructionLPP 5.7 (2016) Renewable energyLPP 5.10 (2016) Urban greeningLPP 5.11 (2016) Green roofs and development site environsLPP 5.12 (2016) Flood risk managementLPP 5.13 (2016) Sustainable drainageLPP 5.14 (2016) Water quality and wastewater infrastructureLPP 5.17 (2016) Waste capacityLPP 5.18 (2016) Construction, excavation and demolition wasteLPP 6.1 (2016) Strategic approachLPP 6.10 (2016) WalkingLPP 6.11 (2016) Smoothing traffic flow and tackling congestionLPP 6.12 (2016) Road Network CapacityLPP 6.13 (2016) ParkingLPP 6.3 (2016) Assessing effects of development on transport capacityLPP 6.5 (2016) Funding crossrail and other strategically important transport infrastructureLPP 6.9 (2016) CyclingLPP 7.1 (2016) Lifetime NeighbourhoodsLPP 7.2 (2016) An inclusive environmentLPP 7.3 (2016) Designing out crimeLPP 7.4 (2016) Local characterLPP 7.5 (2016) Public realmLPP 7.6 (2016) ArchitectureLPP 7.7 (2016) Location and design of tall and large buildings


LPP 7.8 (2016) Heritage assets and archaeologyLPP 7.13 (2016) Safety, security and resilience to emergencyLPP 7.14 (2016) Improving Air QualityLPP 7.16 (2016) Green beltLPP 7.18 (2016) Protecting open space and addressing deficiencyLPP 7.19 (2016) Biodiversity and access to natureLPP 7.24 (2016) Blue ribbon networkLPP 7.30 (2016) London's canals and other rivers and waterspacesLPP 8.2 (2016) Planning obligationsLPP (2016) Community Infrastructure LevyLPP (2016) Monitoring and reviewSupplementary DocumentsSPD - NoiseSPD - Planning ObligationsSPG - LayoutsSPG - Air QualitySPG - Community SafetyDAS - ShopfrontsHDAS - Residential LayoutsNational Planning Policy FrameworkNPPF1 Building a strong, competitive economyNPPF4 Promoting sustainable transportNPPF6 Delivering a wide choice of high quality homesNPPF7 Requiring good designNPPF8 Promoting healthy communitiesNPPF9 Protecting Green Belt land NPPF10 Meeting the challenge of climate change, flooding and coastal changeNPPF11 Conserving and enhancing the natural environmentNPPF12 Conserving and enhancing the historic environment

LPP 1.1AM1

AM10

AM11

AM13

AM14AM15AM2

AM3AM7

(2016)Delivering the strategic vision and objectives for LondonDevelopments which serve or draw upon more than a walkingdistance based catchment area - public transport accessibility andcapacity considerationsIncorporation in new developments of additions to the proposedcycle networkImprovement in facilities and promotion of safety and security at busand rail interchanges; use of planning agreements to secureimprovement in public transport servicesAM13 Increasing the ease of movement for frail and elderly peopleand people with disabilities in development schemes through (whereappropriate): - (i) Dial-a-ride and mobility bus services(ii) Shopmobility schemes(iii) Convenient parking spaces(iv) Design of road, footway, parking and pedestrian and streetfurniture schemesNew development and car parking standards.Provision of reserved parking spaces for disabled personsDevelopment proposals - assessment of traffic generation, impacton congestion and public transport availability and capacityProposals for new roads or widening of existing roadsConsideration of traffic generated by proposed developments.


AM8

AM9

BE12

BE13BE18BE19

BE20BE21BE23BE24

BE28BE29BE35

BE36BE38

BE39BE4BE8DAS-SF

H4H5H6

HDAS-LAY

OE1

OE11

OE2OE3

OE7

OE8

OL5R1

R16

R17

Priority consideration to pedestrians in the design andimplementation of road construction and traffic managementschemesProvision of cycle routes, consideration of cyclists' needs in designof highway improvement schemes, provision of cycle parkingfacilitiesProposals for alternative use (to original historic use) of statutorilylisted buildingsNew development must harmonise with the existing street scene.Design considerations - pedestrian security and safetyNew development must improve or complement the character of thearea.Daylight and sunlight considerations.Siting, bulk and proximity of new buildings/extensions.Requires the provision of adequate amenity space.Requires new development to ensure adequate levels of privacy toneighbours.Shop fronts - design and materialsAdvertisement displays on business premisesMajor development proposals adjacent to or visible from major roadand rail connections to Heathrow and central LondonProposals for high buildings/structures in identified sensitive areasRetention of topographical and landscape features and provision ofnew planting and landscaping in development proposals.Protection of trees and woodland - tree preservation ordersNew development within or on the fringes of conservation areasPlanning applications for alteration or extension of listed buildingsShopfronts, Hillingdon Design & Access Statement, SupplementaryPlanning Document, adopted July 2006Mix of housing unitsDwellings suitable for large familiesConsiderations influencing appropriate density in residentialdevelopment.Residential Layouts, Hillingdon Design & Access Statement,Supplementary Planning Document, adopted July 2006Protection of the character and amenities of surrounding propertiesand the local areaDevelopment involving hazardous substances and contaminatedland - requirement for ameliorative measuresAssessment of environmental impact of proposed developmentBuildings or uses likely to cause noise annoyance - mitigationmeasuresDevelopment in areas likely to flooding - requirement for floodprotection measuresDevelopment likely to result in increased flood risk due to additionalsurface water run-off - requirement for attenuation measuresDevelopment proposals adjacent to the Green BeltDevelopment proposals in or near areas deficient in recreationalopen spaceAccessibility for elderly people, people with disabilities, women andchildrenUse of planning obligations to supplement the provision of recreation


R3SPD-NOSPD-PO

SPGSPG-AQSPG-CS

LPP 2.1LPP 2.13LPP 2.18

LPP 2.2LPP 2.3LPP 2.6LPP 2.7LPP 2.8LPP 3.10LPP 3.11LPP 3.12

LPP 3.13LPP 3.15LPP 3.16LPP 3.19LPP 3.2LPP 3.3LPP 3.4LPP 3.5LPP 3.6

LPP 3.7LPP 3.8LPP 3.9LPP 4.1LPP 4.2LPP 4.3LPP 4.4LPP 4.8


leisure and community facilitiesIndoor sports, leisure and entertainment facilitiesNoise Supplementary Planning Document, adopted April 2006Planning Obligations Supplementary Planning Document, adoptedJuly 2008Residential layouts and house design.Air Quality Supplementary Planning Guidance, adopted May 2002Community Safety by Design, Supplementary Planning Guidance,adopted July 2004(2016) London in its global, European and United Kingdom context(2016) Opportunity Areas and Intensification Areas(2016) Green Infrastructure: the multi functional network of open andgreen spaces(2016) London and the wider metropolitan region(2016) Growth Areas and Co-ordination Corridors(2016) Outer London: vision and strategy(2016) Outer London: Economy(2016) Outer London: Transport(2016) Definition of affordable housing(2016) Affordable housing targets(2016) Negotiating affordable housing on individual private residentiaand mixed-use schemes(2016) Affordable housing thresholds(2016) Co-Ordination of Housing Development and Investment(2016) Protection and enhancement of social infrastructure(2016) Sports Facilities(2016) Improving health and addressing health inequalities(2016) Increasing housing supply(2015) Optimising housing potential(2016) Quality and design of housing developments(2016) Children and young people's play and informal recreationfacilities(2016) Large residential developments(2016) Housing Choice(2016) Mixed and Balanced Communities(2016) Developing London's economy(2016) Offices(2016) Mixed use development and offices(2016) Managing Industrial Land and Premises(2016) Supporting a Successful and Diverse Retail Sector andrelated facilities and services(2016) Small Shops(2016) Climate Change Mitigation(2016) Urban Greening(2016) Green roofs and development site environs(2016) Flood risk management(2016) Sustainable drainage(2016) Water quality and wastewater infrastructure(2016) Waste capacity(2016) Construction, excavation and demolition waste


3

4

The development of this site is likely to damage heritage assets of archaeological interest. The applicant should therefore submit detailed proposals in the form of an archaeologicalproject design. The design should be in accordance with the appropriate English Heritage guidelines. Should significant archaeological remains be encountered in the course of theinitial field evaluation, an appropriate mitigation strategy, which may include archaeologicalexcavation, is likely to be necessary.

Care should be taken during the building works hereby approved to ensure no damageoccurs to the verge or footpaths during construction. Vehicles delivering materials to this


LPP 6.9LPP 7.1LPP 7.13LPP 7.14LPP 7.16LPP 7.18LPP 7.19LPP 7.2LPP 7.24LPP 7.3LPP 7.30LPP 7.4LPP 7.5LPP 7.6LPP 7.7LPP 7.8LPP 8.2LPP 8.3LPP 8.4NPPF- 12NPPF- 14

NPPF- 15NPPF- 16NPPF- 2NPPF- 5NPPF- 8NPPF- 9

(2016) Sustainable design and construction(2016) Renewable energy(2016) Strategic Approach(2016) Walking(2016) Smoothing Traffic Flow and Tackling Congestion(2016) Road Network Capacity(2016) Parking(2016) Assessing effects of development on transport capacity(2016) Funding Crossrail and other strategically important transportinfrastructure(2016) Cycling(2016) Lifetime Neighbourhoods(2016) Safety, security and resilience to emergency(2016) Improving air quality(2016) Green Belt(2016) Protecting open space and addressing deficiency(2016) Biodiversity and access to nature(2016) An inclusive environment(2016) Blue Ribbon Network(2016) Designing out crime(2016) London's canals and other rivers and waterspaces(2016) Local character(2016) Public realm(2016) Architecture(2016) Location and design of tall and large buildings(2016) Heritage assets and archaeology(2016) Planning obligations(2016) Community infrastructure levy(2016) Monitoring and reviewNPPF-12 2018 - Achieving well-designed placesNPPF-14 2018 - Meeting the challenge of climate change, floodingand coastal changeNPPF-15 2018 - Conserving and enhancing the natural environmentNPPF-16 2018 - Conserving & enhancing the historic environmentNPPF-2 2018 - Achieving sustainable developmentNPPF-5 2018 - Delivering a sufficient supply of homesNPPF-8 2018 - Promoting healthy and safe communitiesNPPF-9 2018 - Promoting sustainable transport


5

6

7

8

9

development shall not override or cause damage to the public footway. Any damage willrequire to be made good to the satisfaction of the Council and at the applicant's expense.For further information and advice contact - Highways Maintenance Operations, CentralDepot - Block K, Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB33EU (Tel: 01895 277524).

You are advised this permission is based on the dimensions provided on the approveddrawings as numbered above.

For compliance with the DDA please refer to the following guidance: -· The Disability Discrimination Act 1995. Available to download from www.opsi.gov.uk · Disability Rights Commission (DRC) Access statements. Achieving an inclusiveenvironment by ensuring continuity throughout the planning, design and management ofbuilding and spaces, 2004. Available to download from www.drc-gb.org. · Code of practice. Rights of access. Goods, facilities, services and premises. Disabilitydiscrimination act 1995, 2002. ISBN 0 11702 860 6. Available to download from www.drc-gb.org.· Creating an inclusive environment, 2003 & 2004 - What it means to you. A guide forservice providers, 2003. Available to download from www.drc-gb.org.This is not a comprehensive list of Building Regulations legislation. For further informationyou should contact Building Control on 01895 250804/5/6 and 8.

Nuisance from demolition and construction works is subject to control under The Controlof Pollution Act 1974, the Clean Air Acts and other related legislation. In particular, youshould ensure that the following are complied with:-A. Demolition and construction workswhich are audible at the site boundary shall only becarried out between the hours of 08.00 and 18.00 hours Monday to Friday and betweenthe hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out onSundays, Bank or Public Holidays.B. All noise generated during such works shall be controlled in compliance with BritishStandard Code of Practice BS 5228:2009.C. Dust emissions shall be controlled in compliance with the Mayor of London's BestPractice Guidance' The Control of dust and emissions from construction and demolition.D. No bonfires that create dark smoke or nuisance to local residents.You are advised to consult the Council's Environmental Protection Unit(www.hillingdon.gov.uk/noise Tel. 01895 250155) or to seek prior approval under Section61 of the Control of Pollution Act if you anticipate any difficulty in carrying out constructionother than within the normal working hours set out in (A) above, and bymeans that would minimise disturbance to adjoining premises.

The Council's Waste Service should be consulted about refuse storage and collectionarrangements. Details of proposals should be included on submitted plans. For furtherinformation and advice, contact - the Waste Service Manager, Central Depot -Block A,Harlington Road Depot, 128 Harlington Road, Hillingdon, Middlesex, UB8 3EU Tel. 01895277505 / 506).

You should contact Thames Water Utilities and the Council's Building Control Service


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regarding any proposed connection to a public sewer or any other possible impact that thedevelopment could have on local foul or surface water sewers, including building over apublic sewer. Contact: - The Waste Water Business Manager, Thames Water Utilities plc,Kew Business Centre, Kew Bridge Road, Brentford, Middlesex, TW8 0EE. BuildingControl Service - 3N/01, Civic Centre, High Street, Uxbridge, UB8 1UW (tel. 01895 250804/ 805 / 808).

You are advised that if any part of the development hereby permitted encroaches by eitherits roof, walls, eaves, gutters, or foundations, then a new planning application will have tobe submitted. This planning permission is not valid for a development that results in anyform of encroachment.

All proposed new street names must be notified to and approved by the Council. Buildingnames and numbers, and proposed changes of street names must also be notified to theCouncil. For further information and advice, contact - The Street Naming and NumberingOfficer, Planning & Community Services, 3 North Civic Centre, High Street, Uxbridge,UB8 1UW (Tel. 01895 250557).

You are advised by London Borough of Hillingdon, Highways Management, that any workson the Highway, in relation to the reinstatement of any existing vehicle access, must becarried out with approval from the Highway Authority. Failure to reinstate an existingvehicle access will result in the Highway Authority completing the works, and thedeveloper may be responsible for the costs incurred. Enquiries should be addressed to:Highways Maintenance, 4W/07, Civic Centre, Uxbridge, UB8 1UW.

A licence must be obtained from the Highway Authority before any works are carried outon any footway, carriageway, verge or other land forming part of the public highway. Thisincludes the erection of temporary scaffolding, hoarding or other apparatus in connectionwith the development for which planning permission is hereby granted. For furtherinformation and advice contact: - Highways Maintenance Operations, 4W/07,Civic Centre, Uxbridge, UB8 1UW

You are advised that care should be taken during the building works hereby approved toavoid spillage of mud, soil or related building materials onto the pavement or publichighway. You are further advised that failure to take appropriate steps to avoid spillage oradequately clear it away could result in action being taken under the Highways Act 1980.

The applicant is reminded of the duties set out in the Disability Discrimination Act 1995,with regard to employment and service provision. Whilst an employer's duty to makereasonable adjustment is owed to an individual employee or job applicant, theresponsibility of service providers is to disabled people at large, and the duty isanticipatory. The failure to take reasonable steps at this stage to facilitate access willtherefore count against the service provider, if/when challenged by a disabled person. It is therefore recommendedthat the applicant takes full advantage of the opportunity that this development offers, tomaximise accessibility to, around, and within the buildings of this proposed development.


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The applicant/developer is advised to review the Canal & River Trust's "Code of Practicefor Works affecting the Canal & River Trust and contact the Trust's Works Engineer([email protected]) in order to ensure that any necessary consents areobtained and that the works are compliant. (https://canalrivertrust.org.uk/business-andtrade/undertaking-works-on-ourpropertyandour-code-of-practice)".

The applicant/developer is advised that surface water discharge to the Grand Union Canalwill require prior consent from the Canal & River Trust and should contact Liz Murdoch inthe Canal & River Trust's Utilities team regarding such an agreement([email protected]).

The applicant/developer is advised that any oversail, encroachment or access to thewaterway requires written consent from the Canal & River Trust, and they should contactthe Canal & River Trust ([email protected]) regarding therequired access agreement.

Nuisance from demolition and construction work is subject to control under the Control ofPollution Act 1974, the Clean Air Act 1993 and the Environmental Protection Act 1990.You should ensure that the following are complied with:(i) Demolition and construction works should only be carried out between the hours of0800 and 1800 on Monday to Friday and between the hours of 0800 and 1300 onSaturday. No works should be carried out on Sundays, Public or Bank Holidays; (ii) All noise generated during such works should be controlled in compliance with BritishStandard 5228, and use "best practicable means" as defined in section 72 of the Controlof Pollution Act 1974;(iii) Measures should be taken to eliminate the release of dust, odours and otheremissions caused by the works that may create a public health nuisance. Guidance oncontrol measures is given in "The control of dust and emissions from construction anddemolition: best practice guidelines", Greater London Authority, November 2006; and(iv) No bonfires that create dark smoke or cause nuisance to local residents should beallowed at any time.

You are advised to consult the Council's Environmental Protection Unit to seek priorapproval under Section 61 of the Control of Pollution Act 1974 if you anticipate anydifficulty in carrying out the works other than within the normal working hours set outabove, and by means that would minimise disturbance to adjoining premises. For furtherinformation and advice, contact the Environmental Protection Unit, 3S/02 Civic Centre,High Street, Uxbridge, Middlesex UB8 1UW (tel. 01895 250155).

If not already in place, the Developer/applicant must provide at their expense a suitabletrespass proof fence (of at least 1.8m in height) adjacent to Network Rail's boundary andmake provision for its future maintenance and renewal without encroachment uponNetwork Rail land.

It is recommended that soakaways/attenuation tanks should not be constructed within 20metres of Network Rail's boundary. Any surface water run-off from the site must drainaway from the railway boundary and must NOT drain in the direction of the railway as this


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could import a risk of flooding and / or pollution onto Network Rail land.

In view of the close proximity of these proposed works to the railway boundary thedeveloper should contact Richard Selwood at Network Rail [email protected] before works begin.

Children's play areas, open spaces and amenity areas must be protected by a securefence along the boundary of one of the following kinds, concrete post and panel, ironrailing, steel palisade or such other fence approved by the Local Planning Authority actingin consultation with the railway undertaker to a minimum height of 2 metres and the fenceshould be not able to be climbed.

The developer should adhere to Network Rail's advice guide on acceptable tree/plantspecies.

Any scaffold which is to be constructed adjacent to the railway must be erected in such amanner that, at no time will any poles or cranes over-sail or fall onto the railway. All plantand scaffolding must be positioned, that in the event of failure, it will not fall on to NetworkRail land.

Stands of trees with the potential to provide canopy's for bird species such as Rooks,Crows should be planted at 4 metre centres or greater.

Tree species such as Oak (Quercus sp., Scots Pine (Pinus Sylvestris), and Beech(Fagus Slyvatica) should be excluded from the planting scheme.

Large quantities of berry bearing species should be avoided. If they are essential to theintegrity of the proposed planting scheme, low numbers of berry bearing plants may bedispersed amongst other non berry species to reduce the total food supply for birds. Inthis location, berry bearing species should be kept below 5% of the total planting palette.

The Bird Hazard Management Plan must ensure that flat/shallow pitched roofs beconstructed to allow access to all areas by foot using permanent fixed access stairsladders or similar. The owner/occupier must not allow gulls, to nest, roost or loaf on thebuilding. Checks must be made weekly or sooner if bird activity dictates, during thebreeding season. Outside of the breeding season gull activity must be monitored and theroof checked regularly to ensure that gulls do not utilise the roof. Any gulls found nesting,roosting or loafing must be dispersed by the owner/occupier when detected or whenrequested by BAA Airside Operations staff. In some instances it may be necessary tocontact BAA Airside Operations staff before bird dispersal takes place. Theowner/occupier must remove any nests or eggs found on the roof.

The breeding season for gulls typically runs from March to June. The owner/occupiermust obtain the appropriate licences where applicable from Natural England before theremoval of nests and eggs.

The developer to supply copies to the LPA of electrical and other test certificates, whereappropriate, and the operation and maintenance manuals for the drainage system prior toadoption.


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The developer is obliged to maintain the drainage system in accordance with the approveddesign prior to adoption.

Any defects are rectified prior to handover of the drainage system by the developer. Allworks which are intended to be offered for handover shall be subject to the following, oncethe developer has sought written approval from the LPA to the works being satisfactorilycompleted;a 12 month functioning period where the developer is responsible during thisperiod for a rainfall event to occur where the system functions as approved.

Written schemes of investigation will need to be prepared and implemented by a suitablyprofessionally accredited archaeological practice in accordance with Historic England'sGuidelines for Archaeological Projects in Greater London. This condition is exempt fromdeemed discharge under schedule 6 of The Town and Country Planning (DevelopmentManagement Procedure) (England) Order 2015.

On this decision notice, policies from the Council's Local Plan: Part 1 - Strategic Policiesappear first, then relevant saved policies (referred to as policies from the Hillingdon UnitaryDevelopment Plan - Saved Policies September 2007), then London Plan Policies.On the8th November 2012 Hillingdon's Full Council agreed the adoption of the CouncilsLocalPlan: Part 1 - Strategic Policies. Appendix 5 of this explains which saved policiesfrom the old Unitary Development (which was subject to a direction from SecretaryofState in September 2007 agreeing that the policies were 'saved') still apply fordevelopment control decisions

Your attention is drawn to the fact that the planning permission does not override propertyrights and any ancient rights of light that may exist. This permission does not empoweryou to enter onto land not in your ownership without the specific consent of the owner. Ifyou require further information or advice, you should consult a solicitor.

In accordance with the provisions of the NPPF, the Local Planning Authority has activelyengaged with the applicant both at the pre application and application stage of the planningprocess, in order to achieve an acceptable outcome. The Local Planning Authority hasworked proactively with the applicants to secure a development that improves theeconomic, social and environmental conditions of the area. In assessing and determiningthe development proposal, the Local Planning Authority has applied the presumption infavour of sustainable development Accordingly, the planning application has beenrecommended for approval.

26.Nuisance from demolition and construction works is subject to control under TheControl of Pollution Act 1974, the Clean Air Acts and other related legislation. In particular,you should ensure that the following are complied with:-Demolition and construction works which are audible at the site boundary shall only becarried out between the hours of 08.00 and 18.00 hours Monday to Friday and betweenthe hours of 08.00 hours and 13.00 hours on Saturday. No works shall be carried out onSundays, Bank or Public Holidays.- All noise generated during such works shall be controlled in compliance with BritishStandard Code of Practice BS 5228:2009.


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3.1 Site and Locality

The site is located at the former Nestle factory, Nestles Avenue, Hayes. It is locatedapproximately 500 metres to the south-east of Hayes Town Centre, bounded to the northby the Great Western Rail Line and Grand Union Canal and to the south by NestlesAvenue. To the west is the existing Squirrels Industrial Estate, accessed from ViveashClose which comprises a number of small commercial premises and to the east is NorthHyde Gardens, which is a public road which has historically served as the single vehicularentrance point to the former Nestle factory building. To the north east of the site is Hayesand Harlington Railway Station. A residential area lies immediately south of the site, on theopposite side of Nestles Avenue.

The site is 12.28 ha in area and contains a number of existing buildings and structuresamounting to approximately 91,000 sq m (GEA) that form part of its previous factory use.The buildings were used for a range processes in relation to the production of coffee and

- Dust emissions shall be controlled in compliance with the Mayor of London's BestPractice Guidance' The Control of dust and emissions from construction and demolition.- No bonfires that create dark smoke or nuisance to local residents.

You are advised to consult the Council's Environmental Protection Unit(www.hillingdon.gov.uk/noise Tel. 01895 250155) or to seek prior approval under Section61 of the Control of Pollution Act if you anticipate any difficulty in carrying out constructionother than within the normal working hours set out in (A) above, and by means that wouldminimise disturbance to adjoining premises.

The Council will recover from the applicant the cost of highway and footway repairs,including damage to grass verges.

The Masterplan and Heritage Architects should be retained for the duration of thedevelopment and discharge of conditions, until such time that is it is fully constructed andhas received the requisite completion certificates in order, to ensure the design integrity iscarried from conception through to completion in order to safeguard the specialarchitectural and historic character and appearance of the Botwell Nestle ConservationArea.

DEFINITIONS:

JOINT CONDITIONS: Details must be submitted to and approved for all land within the redline boundary.

RESIDENTIAL CONDITIONS: Details must be submitted to and approved for all landwithin the residential phase of the development (land to the west of the site) site.

INDUSTRIAL CONDITIONS: Details must be submitted to and approved for all land withinthe industrial phase of the development (land to the east of the site) site.

3. CONSIDERATIONS


chocolate production and vary in size and scale and associated staff facilities, with thetallest elements rising up to 75 metres AOD.

Railings enclose the site, with mature trees along the southern frontage on Nestles Avenueand green spaces that were once part of the site 's "factory in a garden" setting. Otherparts of the site are characterised as storage areas, service yards and car parking areas.The topography of the site is generally flat, ranging between 25-35m Above OrdnanceDatum (AOD).

The site is accessed from North Hyde Gardens to the east with other historic accessesfrom Nestles Avenue to the south and is well served by public transport. The current PublicTransport Accessibility Level (PTAL) varies across the site, ranging from 2 in the east and3 in the west, however, this will rise to a maximum of 4 (on the cusp of 5) at the westernpart of the site when the new Crossrail service opens at Hayes and Harlington Station.

The site is located within the Botwell: Nestles, Hayes Conservation Area which was firstdesignated by LBH on 19 June 1988. The boundary of the application site coordinates withthat of the conservation area and comprises the whole of the former Nestle factory site.There are four locally listed buildings and structures on-site which form part of the formerNestle Factory. These are :

i) Nestle Works (Nestle UK Ltd) which is described as the 1930s factory by Wallis Gilbert;ii) Nestle Works: former canteen (Nestle UK Ltd);iii) Nestle Works gates/railings (Nestle UK Ltd); andiv) Nestle Works: lodge (Nestle UK Ltd).

Hayes is a key area of strategic growth and forms part of the London Plan HeathrowOpportunity Area, which covers an area of approximately 700 ha. Hayes Town Centre isone of 31 new Housing Zones in London. Housing Zones are initiatives undertaken inpartnership with London boroughs and their development partners as part of the GLA'sHousing Strategy.

3.2 Proposed Scheme

This Section 73 application seeks to vary Condition 9 of Planning Permission Ref.1331/APP/2017/1883, to allow minor changes to Blocks D, E, F1 and G involving, theaddition of two residential units in Block E, one additional residential unit in Block G, thereorganisation of 8 residential units in Block G, including internal and external alterationsinvolving minor facade changes, the addition of a number of balconies; and the increase inthe refuse and cycle storage area in Block D.

In summary, the main changes include:

Block D

· Addition of expressed brick detail around windows on east return of south elevation· Addition of balconies· Amenity space increased· Lowered overall building height by 1 brick course· Change to parapet frame expression· Addition of an acoustic louvred ventilation panel to energy centre· Columns added and change of shape from square to round in the courtyard· Increase in bin storage


· Addition of cycle stores and bulky storage on ground floor· Chimneys increased in height to comply with building regulations· Change of windows· Change of doors· Change of rear lobby entrance area· Change of energy centre facade, position and type of windows, external doors, amount ofglazing· Balcony sizes reduced· Reorganisation of units 593, 594 and 595 to comply with fire safety regulations and keepthe length of corridor to escape stair to 30m max. 1-bedroom unit 593 changed to studio toimprove the unit layout· Reorganisation of units 604, 605 and 606 to comply with fire safety regulations and keepthe length of corridor to escape stair to 30m max. 1-bedroom unit 604 changed to studio toimprove the unit layout· Additional motorcycle spaces

Block E

· Removal of stair window· Double height driveway reduced to single storey driveway with additional 2 flats at firstfloor level with balcony and new windows.· Amendments to windows, entrance doors and canopies to provide natural ventilation andavoids overheating. Columns added and change of shape from square to round in the courtyard· Lowered overall building height by 1 brick course· Balconies relocated· Balcony sizes reduced from 8.8sqm to 5sqm

Block F1

· Adjustments to windows / brick panel arrangements· Setback handrail detail developed further· Lift overrun height increased by 395mm · Entrance canopy design developed · Indicative location of building wayfinding· White painted render frame changed to white brick to mitigate concerns aboutdeterioration or greening of north facing (rear) elevation· Rear walkway frame changed to open steel 'i' beams - to be finished/clad in brick orsuitable alternative and to be controlled by condition· A1/A3/A4/B1/D1/D2 use space reduced to accommodate plant rooms· Minor changes to roof.

Block G

· Adjustments to windows and brick details· Changes to balconies· Ground floor level balconies changed to terraces - ground floor levels raised locally toaccommodate change· Roof access door added for maintenance only· White brick frame introduced with grey brick infill


The site is the former Nestle factory and surroundings at Nestles Avenue in Hayes.Planning permission ref. 1331/APP/2017/1883 was granted on 28 June 2018 for:

Part demolition of existing factory buildings and associated structures, and redevelopmentto provide 1,386 dwellings (Use Class C3). office, retail, community and leisure uses (UseClass A1/A3/A4/B1/B8/D1/D2), 22,663sq.m (GEA) of commercial floorspace (Use ClassesB1c/B2/B8 and Data Centre (sui generis)), amenity and playspace, landscaping,allotments, access, service yards, associated car parking and other engineering works.

Numerous applications to discharge planing conditions to the extant planning permissionhave already been determined and are incorporated into this proposed decision notice toavoid duplication.

4. Planning Policies and Standards

Local Plan - Saved UDP Policies (2007):

Policy H4;

· Minor amendments to building envelope with height of building dropped by 2 brick courses· Cycle store relocated to provide cycle allocation to Block G. building line extended to alignwith north elevation on ground floor only. Area increased from 41sqn to 81sqm· 2b3p unit layout revised to include hallway space due to fire escape distance andchanged to a 3b5p unit· Core area rationalised with 2nd lift relocated to Core G2· Two studio units increase in area to become 1b2p units· Internal corridor removed and incorporated into apartment, changed from 2b3p to 1b2pfrom 69sqm to 57.8sqm· Internal corridor removed and incorporated into two 2b3p apartments, changing from2b3p to 2b4p (69sqm to 86sqm and 71sqm to 96.4sqm)· 2b3p unit increased in size to a 3b5p unit. Area increased from 69.3sqm to 96.1sqm· 2b3p unit increased in size to a 3b5p unit. Area increased from 69.3sqm to 96.1sqm· Reduced area of PV panels

In summary, 3 additional units would be gained overall in Blocks E and G. In Block E twoadditional 3b units would be gained along with eight 2b units changing to 1b units. In BlockG two studio units and four 2b units would be lost and three 1b units and four 3b unitswould be created, resulting in the overall addition of one unit. Although some larger unitshave been created, the housing mix remains largely the same in overall terms and thechange of mix of the units has resulted from internal configurations and moving internalwalls to accommodate larger units.

1331/APP/2017/1883 Former Nestle Factory Nestles Avenue Hayes

Part demolition of existing factory buildings and associated structures, and redevelopment toprovide 1,386 dwellings (Use Class C3). office, retail, community and leisure uses (Use ClassA1/A3/A4/B1/B8/D1/D2), 22,663sq.m (GEA) of commercial floorspace (Use Classes B1c/B2/B8and Data Centre (sui generis)), amenity and playspace, landscaping, allotments, access, serviceyards, associated car parking and other engineering works.

13-12-2017Decision: Approved

3.3 Relevant Planning History

Comment on Relevant Planning History


Policy BE4;Policy AM2;Policy BE14;Policy BE19;Policy BE20;Policy BE21;Policy BE22;Policy BE23; and Policy BE24.

Local Plan Part 1 (2012):

Policy NPPF1 'Housing Planning Policy Framework - Presumption in Favour of SustainableDevelopment';Policy H1 'Housing Growth';Policy H2 'Affordable Housing';Policy BE1 'Built Environment';Policy EM1 'Climate Change Adaptation and Mitigation';Policy EM6 'Flood Risk Management';Policy EM7 'Biodiversity and Geological Conservation';Policy EM8 'Land, Water, Air and Noise'; andPolicy T1 'Accessible Local Destinations'.

Emerging Local Plan Part 2 (Main Modifications, 2019):

Policy SA5 Site Allocation;Policy DMH2 'Housing Mix';Policy DMH4 'Residential Conversions and Redevelopment ';Policy DMH7 'Affordable Housing';Policy DMHB1 'Heritage Assets';Policy DMHB2 'Locally Listed Buildings';Policy DMHB4 'Conservation Areas';Policy DMHB11 'Design of New Development';Policy DMHB14 'Trees and Landscaping';Policy DMHB16 'Housing Standards';Policy DMHB17 'Residential Density';Policy DMHB18 'Private Outdoor Amenity Space';Policy DMHB19 'Play Space';Policy DMEI2 'Reducing Carbon Emissions';Policy DMEI7 'Biodiversity Protection and Enhancement';Policy DMEI9 'Management of Flood Risk';Policy DMEI14 'Air Quality';Policy DMCI3 'Public Open Space Provision';Policy DMCI4 'Open Spaces in New development';Policy DMCI5 'Children's Play Areas';Policy DMT2 'Highways Impact';Policy DMT5 'Pedestrians and Cyclists'; andPolicy DMT6 'Vehicle Parking'.

London Plan (2016)

Policy 1.1 'Delivering the Strategic Vision and Objectives for London';Policy 2.6 'Outer London: Vision and Strategy';


Policy 2.7 'Outer London: Economy';Policy 2.8 'Outer London: Transport';Policy 2.13 'Opportunity Areas and Intensification Areas';Policy 2.18 'Green Infrastructure: The Multi-Functional Network of Green and OpenSpaces';Policy 3.3 'Increasing Housing Supply';Policy 3.4 'Optimising Housing Potential';Policy 3.5 'Quality and Design of Housing Development 'Policy 3.6 'Children and Young People's Play and Informal Recreation Facilities';Policy 3.8 'Housing Choice';Policy 3.9 'Mixed and Balanced Communities';Policy 3.11 'Affordable Housing Targets';Policy 3.12 'Negotiating Affordable Housing on Individual Private Residential and Mixed-useSchemes';Policy 3.13 'Affordable Housing Threshold';Policy 5.2 'Minimising Carbon Dioxide Emissions';Policy 5.3 'Sustainable Design and Construction';Policy 5.5 'Decentralised Energy Networks';Policy 5.7 'Renewable Energy';Policy 5.9 'Overheating and Cooling';Policy 5.10 'Urban Greening';Policy 5.12 'Flood Risk Management';Policy 5.13 'Sustainable Drainage';Policy 6.1 'Strategic Approach';Policy 6.3 'Assessing Effects of Development on Transport Capacity';Policy 6.9 'Cycling';Policy 6.13 'Parking';Policy 7.1 'Lifetime Neighbourhoods';Policy 7.4 'Local Character';Policy 7.5 'Public Realm';Policy 7.6 'Architecture';Policy 7.7 'Location and Design of Tall and Large Buildings';Policy 7.8 'Heritage Assets and Archaeology';Policy 7.19 'Biodiversity and Access to Nature'; andPolicy 7.21 'Trees and Woodlands'.

Draft London Plan (Consolidated Suggested Changes Version, July 2019)

Policy GG1 'Building Strong and Inclusive Communities';Policy GG2 'Making the Best Use of Land';Policy GG4 'Delivering the Homes Londoners Need';Policy D2 'Delivering Good Design';Policy D3 'Inclusive Design';Policy D4 'Housing Quality and Standards';Policy D5 'Accessible Housing';Policy D13 'Noise';Policy H1 'Increasing Housing Supply';Policy H5 'Delivering Affordable Housing';Policy H12 'Housing Size and Mix';Policy HC1 'Heritage Conservation and Growth';Policy G6 'Biodiversity and Access to Nature';Policy G7 'Trees and Woodlands';Policy SI2 'Minimising Greenhouse Gas Emissions';


Policy SI12 'Flood Risk Management';Policy SI13 'Sustainable Drainage';Policy T1 'Strategic Approach to Transport';Policy T2 'Healthy Streets';Policy T5 'Cycling'; andPolicy T6 'Car Parking'.

Supplementary Documents

SPD - NoiseSPD - Planning ObligationsSPG - LayoutsSPG - Air QualitySPG - Community SafetyDAS - ShopfrontsHDAS - Residential Layouts

National Planning Policy Framework

Chapter 2 - Achieving Sustainable DevelopmentChapter 5 - Delivering a Sufficient Supply of HousingChapter 8 - Promoting Health and Safe CommunitiesChapter 9 - Promoting Sustainable TransportChapter 11 - Making Effective use of LandChapter 12 - Achieving a Well designed PlaceChapter 15 - Conserving and Enhancing the Natural EnvironmentChapter 16 - Conserving and Enhancing the Historic Environment

PT1.BE1

PT1.CI1

PT1.CI2

PT1.CI3

PT1.E1

PT1.E3

PT1.EM1

PT1.EM11

PT1.EM2

PT1.EM3

PT1.EM4

PT1.EM5

(2012) Built Environment

(2012) Community Infrastructure Provision

(2012) Leisure and Recreation

(2012) Culture

(2012) Managing the Supply of Employment Land

(2012) Strategy for Heathrow Opportunity Area

(2012) Climate Change Adaptation and Mitigation

(2012) Sustainable Waste Management

(2012) Green Belt, Metropolitan Open Land and Green Chains

(2012) Blue Ribbon Network

(2012) Open Space and Informal Recreation

(2012) Sport and Leisure

UDP / LDF Designation and London Plan

The following UDP Policies are considered relevant to the application:-

Part 1 Policies:


PT1.EM6

PT1.EM7

PT1.EM8

PT1.H1

PT1.H2

PT1.HE1

PT1.T1

PT1.T2

(2012) Flood Risk Management

(2012) Biodiversity and Geological Conservation

(2012) Land, Water, Air and Noise

(2012) Housing Growth

(2012) Affordable Housing

(2012) Heritage

(2012) Accessible Local Destinations

(2012) Public Transport Interchanges

LPP 1.1

AM1

AM10

AM11

AM13

AM14

AM15

AM2

AM3

AM7

AM8

AM9

BE12

BE13

BE18

BE19

(2016)Delivering the strategic vision and objectives for London

Developments which serve or draw upon more than a walking distance basedcatchment area - public transport accessibility and capacity considerations

Incorporation in new developments of additions to the proposed cycle network

Improvement in facilities and promotion of safety and security at bus and railinterchanges; use of planning agreements to secure improvement in publictransport services

AM13 Increasing the ease of movement for frail and elderly people and people withdisabilities in development schemes through (where appropriate): - (i) Dial-a-ride and mobility bus services(ii) Shopmobility schemes(iii) Convenient parking spaces(iv) Design of road, footway, parking and pedestrian and street furniture schemes

New development and car parking standards.

Provision of reserved parking spaces for disabled persons

Development proposals - assessment of traffic generation, impact on congestionand public transport availability and capacity

Proposals for new roads or widening of existing roads

Consideration of traffic generated by proposed developments.

Priority consideration to pedestrians in the design and implementation of roadconstruction and traffic management schemes

Provision of cycle routes, consideration of cyclists' needs in design of highwayimprovement schemes, provision of cycle parking facilities

Proposals for alternative use (to original historic use) of statutorily listed buildings

New development must harmonise with the existing street scene.

Design considerations - pedestrian security and safety

New development must improve or complement the character of the area.

Part 2 Policies:


BE20

BE21

BE23

BE24

BE28

BE29

BE35

BE36

BE38

BE39

BE4

BE8

DAS-SF

H4

H5

H6

HDAS-LAY

OE1

OE11

OE2

OE3

OE7

OE8

OL5

R1

R16

R17

R3

SPD-NO

SPD-PO

SPG

SPG-AQ

Daylight and sunlight considerations.

Siting, bulk and proximity of new buildings/extensions.

Requires the provision of adequate amenity space.

Requires new development to ensure adequate levels of privacy to neighbours.

Shop fronts - design and materials

Advertisement displays on business premises

Major development proposals adjacent to or visible from major road and railconnections to Heathrow and central London

Proposals for high buildings/structures in identified sensitive areas

Retention of topographical and landscape features and provision of new plantingand landscaping in development proposals.

Protection of trees and woodland - tree preservation orders

New development within or on the fringes of conservation areas

Planning applications for alteration or extension of listed buildings

Shopfronts, Hillingdon Design & Access Statement, Supplementary PlanningDocument, adopted July 2006

Mix of housing units

Dwellings suitable for large families

Considerations influencing appropriate density in residential development.

Residential Layouts, Hillingdon Design & Access Statement, SupplementaryPlanning Document, adopted July 2006

Protection of the character and amenities of surrounding properties and the localarea

Development involving hazardous substances and contaminated land -requirement for ameliorative measures

Assessment of environmental impact of proposed development

Buildings or uses likely to cause noise annoyance - mitigation measures

Development in areas likely to flooding - requirement for flood protection measures

Development likely to result in increased flood risk due to additional surface waterrun-off - requirement for attenuation measures

Development proposals adjacent to the Green Belt

Development proposals in or near areas deficient in recreational open space

Accessibility for elderly people, people with disabilities, women and children

Use of planning obligations to supplement the provision of recreation, leisure andcommunity facilities

Indoor sports, leisure and entertainment facilities

Noise Supplementary Planning Document, adopted April 2006

Planning Obligations Supplementary Planning Document, adopted July 2008

Residential layouts and house design.

Air Quality Supplementary Planning Guidance, adopted May 2002


SPG-CS

LPP 2.1

LPP 2.13

LPP 2.18

LPP 2.2

LPP 2.3

LPP 2.6

LPP 2.7

LPP 2.8

LPP 3.10

LPP 3.11

LPP 3.12

LPP 3.13

LPP 3.15

LPP 3.16

LPP 3.19

LPP 3.2

LPP 3.3

LPP 3.4

LPP 3.5

LPP 3.6

LPP 3.7

LPP 3.8

LPP 3.9

LPP 4.1

LPP 4.2

LPP 4.3

LPP 4.4

LPP 4.8

LPP 4.9

LPP 5.1

LPP 5.10

LPP 5.11

LPP 5.12

LPP 5.13

LPP 5.14

Community Safety by Design, Supplementary Planning Guidance, adopted July2004

(2016) London in its global, European and United Kingdom context

(2016) Opportunity Areas and Intensification Areas

(2016) Green Infrastructure: the multi functional network of open and green spaces

(2016) London and the wider metropolitan region

(2016) Growth Areas and Co-ordination Corridors

(2016) Outer London: vision and strategy

(2016) Outer London: Economy

(2016) Outer London: Transport

(2016) Definition of affordable housing

(2016) Affordable housing targets

(2016) Negotiating affordable housing on individual private residential and mixed-use schemes

(2016) Affordable housing thresholds

(2016) Co-Ordination of Housing Development and Investment

(2016) Protection and enhancement of social infrastructure

(2016) Sports Facilities

(2016) Improving health and addressing health inequalities

(2016) Increasing housing supply

(2015) Optimising housing potential

(2016) Quality and design of housing developments

(2016) Children and young people's play and informal recreation facilities

(2016) Large residential developments

(2016) Housing Choice

(2016) Mixed and Balanced Communities

(2016) Developing London's economy

(2016) Offices

(2016) Mixed use development and offices

(2016) Managing Industrial Land and Premises

(2016) Supporting a Successful and Diverse Retail Sector and related facilitiesand services

(2016) Small Shops

(2016) Climate Change Mitigation

(2016) Urban Greening

(2016) Green roofs and development site environs

(2016) Flood risk management

(2016) Sustainable drainage

(2016) Water quality and wastewater infrastructure


LPP 5.17

LPP 5.18

LPP 5.3

LPP 5.7

LPP 6.1

LPP 6.10

LPP 6.11

LPP 6.12

LPP 6.13

LPP 6.3

LPP 6.5

LPP 6.9

LPP 7.1

LPP 7.13

LPP 7.14

LPP 7.16

LPP 7.18

LPP 7.19

LPP 7.2

LPP 7.24

LPP 7.3

LPP 7.30

LPP 7.4

LPP 7.5

LPP 7.6

LPP 7.7

LPP 7.8

LPP 8.2

LPP 8.3

LPP 8.4

NPPF- 12

NPPF- 14

NPPF- 15

NPPF- 16

NPPF- 2

NPPF- 5

NPPF- 8

NPPF- 9

(2016) Waste capacity

(2016) Construction, excavation and demolition waste

(2016) Sustainable design and construction

(2016) Renewable energy

(2016) Strategic Approach

(2016) Walking

(2016) Smoothing Traffic Flow and Tackling Congestion

(2016) Road Network Capacity

(2016) Parking

(2016) Assessing effects of development on transport capacity

(2016) Funding Crossrail and other strategically important transport infrastructure

(2016) Cycling

(2016) Lifetime Neighbourhoods

(2016) Safety, security and resilience to emergency

(2016) Improving air quality

(2016) Green Belt

(2016) Protecting open space and addressing deficiency

(2016) Biodiversity and access to nature

(2016) An inclusive environment

(2016) Blue Ribbon Network

(2016) Designing out crime

(2016) London's canals and other rivers and waterspaces

(2016) Local character

(2016) Public realm

(2016) Architecture

(2016) Location and design of tall and large buildings

(2016) Heritage assets and archaeology

(2016) Planning obligations

(2016) Community infrastructure levy

(2016) Monitoring and review

NPPF-12 2018 - Achieving well-designed places

NPPF-14 2018 - Meeting the challenge of climate change, flooding and coastalchange

NPPF-15 2018 - Conserving and enhancing the natural environment

NPPF-16 2018 - Conserving & enhancing the historic environment

NPPF-2 2018 - Achieving sustainable development

NPPF-5 2018 - Delivering a sufficient supply of homes

NPPF-8 2018 - Promoting healthy and safe communities

NPPF-9 2018 - Promoting sustainable transport


Not applicable11th July 2019

Advertisement and Site Notice5.

5.1 Advertisement Expiry Date:-

Not applicable 5.2 Site Notice Expiry Date:-


24th July 2019

6. Consultations

External Consultees

The application has been advertised under Article 8 of the Town and Country Planning GeneralDevelopment Procedure Order 1995 as a Major Development. 1480 surrounding propertyowners/occupiers have been consulted during the course of this application.

No objections have been received.

GREATER LONDON AUTHORITY (GLA):The GLA have confirmed there are no strategic issues arising from this application and that they donot need to be consulted further, stating:" I have assessed the details of the application and, given the scale and nature of the proposals,conclude that the amendments do not give rise to any new strategic planning issues.Therefore, under article 5(2) of the above Order the Mayor of London does not need to be consultedfurther on this application. Your Council may, therefore, proceed to determine the application withoutfurther reference to the GLA."

TRANSPORT FOR LONDON (TFL):Having reviewed the case from a strategic highways perspective TfL make the following comments:

· A total of 6 cycle parking spaces should be provided to serve the additional units. All cycle parkingspaces should be designed and laid out in accordance with the London Cycle Design Standards(LCDS).

Subject to the above, TfL have no objection to the application.

OFFICER COMMENTS:The architects have confirmed that an additional 6 additional cycle spaces have already beenincluded in Block G and an additional 3 cycle spaces in Block E can be accommodated.

MINISTRY OF DEFENCE (MOD):The MOD has no safeguarding objections to this proposal.

HEATHROW AIRPORT LTD - AIRSIDE SAFETY & ASSURANCE OPERATIONS:We have now assessed the proposed variations to Condition 9 ( Residential Condition - ApprovedPlans) for the above application against safeguarding criteria and can confirm that we have nosafeguarding objections to these variations.

However, we would like to make the following observation:

CranesGiven the nature of the proposed development it is possible that a crane may be required during itsconstruction. We would, therefore, draw the applicant's attention to the requirement within the BritishStandard Code of Practice for the safe use of Cranes, for crane operators to consult the aerodromebefore erecting a crane in close proximity to an aerodrome. This is explained further in Advice Note4, 'Cranes and Other Construction Issues' (available at http://www.aoa.org.uk/policy-


Internal Consultees

PLANNING POLICY:No comments.

HIGHWAY, TRAFFIC AND TRANSPORTATION COMMENTS: This planning application seeks to make changes to Condition 9 of a previous planning permissionfor the redevelopment of the Nestles Factory in Hayes (Ref.1331/APP/2017/1883). They key changebeing an uplift in the number of residential units to be built from 1,386 to 1,389, a net increase of 3units. There would be no increase in the number of parking spaces to be provided.The main highway, traffic and transportation considerations of this development relate to Policy AM7of the Hillingdon Local Plan: Part 2 - Saved UDP Policies (November 2012), this requires that trafficgenerated by a development is acceptable in terms of the local highway and junction capacity, trafficflows and conditions of general highway or pedestrian safety; and Policy AM14, which seeks toensure that all development is in accordance with the Councils adopted Car Parking Standards.The previously approved planning application was for 1,386 residential units with 857 car parkingspaces; this represents a ratio of units to parking spaces of 0.6. This new application seekspermission to build an extra 3 units increasing the overall to total to 1,389 units still with 857 spaces.With the extra 3 units the units to parking spaces ratio would fall to 0.599. The application site is on the edge of Hayes town centre which is well connected to both the localand regional transport networks. Hayes and Harlington station is on the Great Western Mainline andfrom 2021 Hayes will also be served by the new Elizabeth Line (Crossrail) currently underconstruction. Hayes is also well connected to the local bus network; eight different bus servicespick up and set down in the town centre. Transport for London use a system called PTAL (PublicTransport Access Level) to measure access to the public transport network. For any given location,PTAL assesses walk times to the public transport network taking into account service frequency.The location is then scored between 0 and 6b where 0 is the worst and 6b is best. The applicationsite has a PTAL of between 2 and 4 which is low/ moderate to good. Hayes town centre also offersa wide range of services and facilities presenting local residents with the opportunity to satisfy theirdaily travel needs without being dependant on the private car. Taking into account that this development would generate just marginally more trips than theconsented development which itself already has measures in place to mitigate its transport impactsthere are no highway, traffic or transportation objections to this application. The increase in theoverall total number of units is small and that the units to parking spaces ratio changes only veryslightly to that already consented. The Highway Authority would however like assurances from thedeveloper that the additional 3 units are included in the sustainable/active travel initiatives secured as

campaigns/operations-safety/

OFFICER COMMENTS:This matter is already controlled by Condition 21 and will be carried through to any new decisionnotice.

HISTORIC ENGLAND (GLAA):We do not consider that it is necessary for this application to be notified to Historic England'sGreater London Archaeological Advisory Service under their consultation criteria.

NATURAL ENGLAND:Natural England currently has no comment to make on the variation of condition 9.

CANAL & RIVER TRUST:The Trust has no comments to make on the proposal.


part of the earlier planning permission reference 1331/APP/2017/1883. This could be secured byway of a suitably worded condition.Parking along Nestles Avenue is controlled by a Residents Parking Management Scheme, to ensureparking linked to the development is controlled there should be a condition requiring the developer toenter into a S106 agreement that makes the occupiers of the 3 new houses ineligible from joiningthis Parking Management Scheme.In addition, there are no highway, traffic or transportation objections to the uplift in the number ofcycle and motorcycle parking spaces to be provided

ACCESS OFFICER: No concerns are raised from an accessibility standpoint regarding the Variation of Condition 9.Conclusion: acceptable.

TREES/LANDSCAPE:This does not appear to affect the external layout or previously approved landscape details. Recommendation: No objection subject to previous landscape conditions.

OFFICER COMMENTS:All the original planning conditions to the extant planning permission have been retained.

FLOOD AND WATER MANAGEMENT:"There are no objection to this proposals as alterations are focused on internal unit alterations andbalconies which have no impact on drainage proposals. Conditions applied to this site previously should be brought forward to any permission given."

REFUSE AND WASTE STRATEGY:"Blocks D & E have seen an improvement to the waste and recycling storage and as such areacceptable.Blocks F & G are acceptable subject to the amended ground floor plans which have been providedand the original condition reinstated. The plan to rotate bins within bins stores is consideredacceptable as this was already approved elsewhere on the site."

OFFICER COMMENTS:Following discussions between officers and the applicant, amended ground floor plans for Blocks F1and G, highlighting the 1500mm turning circle and 3 bins accessible in each store at any one time,have been provided. The applicant has also confirmed that these bins would be fully managed andwould be swapped as and when required by the site management team to ensure that full bins arereplaced when necessary. The collection points remain the same as previously approved.

There will be a substantial number of properties and a large amount of waste will be generated onceoccupied. Some of the bin stores are relying on a regular attendance from the facilities managementteam to ensure they are suitable and if managed poorly, the waste may not be recycled. Thereforethe waste management plan would consider this and explain how they plan for it to be managedsuccessfully.

Accordingly officers have agreed with the applicant to reimpose Condition 40 'Waste ManagementPlan' in order to confirm that a revised waste management plan needs to be submitted to thecouncil.

CONTAMINATED LAND OFFICER:" I have conducted a further overview of the available information contained within the followingreports and documentation:

i) Geosyntec Consultants Limited; Phase I Environmental Assessment of the Nestle UK Ltd Facility


in Hayes, Middlesex; Ref. GCU0124020; dated September 2013.ii) Geosyntec Consultants Limited; Phase 2 Environmental Assessment of the Nestle UK Ltd Facilityin Hayes, Middlesex (Final); ref. GCU0124024; dated June 2014.iii) Geosyntec Consultants Limited; Subsurface Asbestos Investigation: main Building Undercroft &South-Eastern Surrounding Area, Nestle Hayes, Middlesex; ref. GCU0124025; dated July 2014iv) Capita Property and Infrastructure Limited; Project Lightning, Geo-environmental Investigation andAssessment; Revision A; dated 24 November 2014.v) Capita Property and Infrastructure Limited; Former Nestle Factory, Hayes Proposed CommercialDevelopment; Further Geo-environmental Assessment; Ref CS-075666-PE-16-113-R, Revision A;dated 6/6/2016.vi) Capita Property and Infrastructure Limited. Former Nestle Factory, Hayes Proposed CommercialDevelopment. Remediation Strategy. CS-075666-PE-16-131-R, dated 11 July 2016.

vii) Hydrock Consultants Limited; Former Nestle Factory, Hayes Middlesex Desk Study and GroundInvestigation. R/151867/001, dated June 2016viii) Hydrock Consultants Limited, Former Nestle Factory, Hayes Middlesex, Desk Study and GroundInvestigation. R/151867/002, dated April 2017ix) Hydrock Consultants Limited, Remediation Method Statement; NES-HYD-XX-REM-RP-GE-3000,dated 21/03/2018.x) Hydrock Consultants Limited; Letter titled, Former Nestle Factory, Hayes - S73 Application - DeskStudy and Ground Investigation; Ref. 01669-HYD-XX-XX-CO-G-5002; dated 9 May 2019.

The above reports, which outline details to assess and address land affected by contamination atthe site, are considered to remain applicable. Therefore, the proposed design changes should haveno impact on the assessment, recommendations or conclusions provided within the reports."

CONSERVATION & URBAN DESIGN:" The proposed amendments to Bock D are minor in scope and will not detract from the approvedscheme.

The proposed amendments to Block E are generally acceptable. The only concern would be thechange of the distinctive mural to an 'industrial pipework' sculpture. This would detract from thebuilding and appear as discordant elements that would not relate to the flats. The mural should bereinstated back into the scheme as this was one of the more distinct elements of the consentedscheme that celebrated the heritage of the Nestle site.

The proposed alterations to the principal facades of block F1 are minor in nature and would notdetract from the consented scheme. There are concerns, however, with the exposed I-beamwalkways to the rear which are not considered to respect the architectural language of the locallylisted factory building. There would be no objection to the use of a suitable white brick at the rear andit is considered that this white brick could also be uses for the walkways (framing) as this wouldbetter reflect the character of the locally listed building.

No objections are raised to the minor elevational alterations to Block G.

ENERGY & SUSTAINABILITY:" Energy - The additional 3 units will have a negligible impact on the overall scheme. In general, 3units are treated as a non major development and would not therefore trigger the need for higherthan building regulation compliant energy standards; there would be no additional CO2 reductionrequirements.

EIA - The Council considers these additional 3 units will have a negligible impact in the context of the


7.01 The principle of the development

The principle of development has already been established under planning permission Ref.1331/APP/2017/1883.

The Development Plan for the London Borough of Hillingdon currently consists of thefollowing documents: - The Local Plan: Part 1 - Strategic Policies (2012) - The Local Plan: Part 2 - Saved UDP Policies (2012) - The London Plan - Consolidated With Alterations (2016)

The National Planning Policy Framework (NPPF) (2019) is also a material consideration inplanning decisions, as well as relevant supplementary planning documents and guidance.

Emerging Local Plan: Part 2:

The Local Plan Part 2 Draft Proposed Submission Version (2015) was submitted to theSecretary of State on 18th May 2018. This comprises of a Development ManagementPolicies document, a Site Allocations and Designations document and associated policiesmaps. This will replace the current Local Plan: Part 2 - Saved UDP Policies (2012) onceadopted.The document was submitted alongside Statements of Proposed Main and MinorModifications (SOPM) which outline the proposed changes to submission version (2015)that are being considered as part of the examination process. Submission to the Secretary of State on 18th May 2018 represented the start of theExamination in Public (EiP). The public examination hearings concluded on the 9th August2018. The Inspector submitted a Post Hearing Advice Note outlining the need to undertakea final consultation on the updated SOPM (2019) only. The Council commenced thisconsultation on the 27th March 2019 and was concluded on 8th May 2019. All consultationresponses will be provided to the Inspector for review, before the Inspector's Final Reportis published to conclude the EiP process. This final report is yet to be received.

Paragraph 48 of the NPPF (2019) outlines that local planning authorities may give weight torelevant policies in emerging plans according to: a) The stage of preparation of the emerging plan (the more advanced its preparation, thegreater the weight that may be given); b) The extent to which there are unresolved objections to relevant policies (the lesssignificant the unresolved objections, the greater the weight that may be given); and c) The degree of consistency of the relevant policies in the emerging plan to thisFramework (the closer the policies in the emerging plan to the policies in the Framework,the greater the weight that may be given).

On the basis that the public hearings have concluded and the Council is awaiting the finalInspector's Report on the emerging Local Plan: Part 2, the document is considered to be inthe latter stages of the preparation process. The degree to which weight may be attachedto each policy is therefore based on the extent to which there is an unresolved objectionbeing determined through the EiP process and the degree of consistency to the relevantpolicies in the NPPF (2019).

Environmental Statement and the Environmental Impact Assessment Regulations (2017). TheCouncil does not therefore consider there to be new or additional information to support thesubmitted Environmental Statement. For avoidance of doubt, the changes would not result in newlikely significant effects not previously reported on."

MAIN PLANNING ISSUES7.


Local Designations:

In the adopted Local Plan: Part 2 - Saved UDP Policies (2012), the site is located within anIndustrial and Business Area (IBA). The site is also located within Strategic Industrial Land(SIL), referred to as the Hayes Industrial Area, which is designated within Policy 2.17 of theLondon Plan (2016). Policy 2.17 states that boroughs should identify the exact SILboundaries on proposals maps. In the interim period to the adoption of the Local Plan: Part2, the existing IBA boundaries have been utilised as the SIL boundaries within the HayesIndustrial Area.

In the SOPM (2019) to the Local Plan: Part 2 - Site Allocations (2015), the site is proposedto be released under Policy SA5 - Land to the South of the Railway, including Nestle Site.The site is allocated for development and is known as Site A with two adjacent sites to thewest: Site B which is known as Squirrels Industrial Estate; and Site C which is beingpromoted by Access Self Storage and Precis.

It is anticipated that the Local Plan Part 2 is to be adopted in autumn 2019.

Therefore given that the Emerging Local Plan and Emerging Local Policy are now at anadvanced stage they now carry greater weight and thus strengthen the support for thedevelopment proposals in policy terms.

SUPPORTING USES

Saved policy LE3 of the UDP 2012 seeks to provide small units to provide accommodationfor the growing number of small and medium enterprises (SMEs). This principle issupported by London Plan policies 4.1 and 4.2 of the London Plan 2016.

The extant planing permission proposed to provide 3 office/business suites. One of these,Unit 2 is for general use by residents and the other two located within the former Canteenbuilding at Wallis Gardens will be let out at commercial rates. Provision of these uses,supports the need to deliver smaller business units for start up businesses and accordswith local and regional planning policies.

A range of other commercial, retail and community uses are proposed as part of themasterplan proposals, with these uses predominately proposed within the refurbishedformer canteen building and the rebuilt main factory building. The majority of these useshave an intended end use, however, in order to maintain flexibility across the masterplan, arange of uses are proposed for each of the units, so that potential tenants could occupyany of the units within the scheme.

Whilst flexibility is proposed to be maintained for all of the supporting commercial andcommunity uses, at the time of the submission of the planning application the intended usefor Unit 2 is as a Business Suite: This is located off the lobby to the entrance of the rebuiltmain factory building. It is proposed to be a common area that can be used by residents forbusiness purposes. The proposal would see a reduction in the floorspace retaining a unit ofaround 300m2. The applicant has now also confirmed that given the circumstances of thecanteen building it would be better to have the residential management office located in therefurbished factory building. Given the approved use the reduction would not hinder theproposed use and the provision of a range of business uses on site.

The proposals under this application are modest and do not impact on the nature, scale of


7.02

7.03

Density of the proposed development

Impact on archaeology/CAs/LBs or Areas of Special Character

the development or use and are therefore acceptable in planning policy terms.

UNIT MIX

There is no significant change between the unit mix approved under the extant planningpermission and that proposed under this application, as demonstrated by the table set outbelow:

Approved s73 Proposed

Unit Type # units % mix # units % mix

Studio 104 7.4% 102 7.3%1 Bed 585 41.9% 589 42.1%2 Bed 563 40.6% 559 40.2%3 Bed 134 9.7% 139 10.0%Total Units 1386 1389

Therefore given the marginal changes in the overall figures and percentages it isconsidered that the proposal is acceptable.

London Plan Policies 3.4, 3.7 and 7.1 (2016) seek to maximise the potential of sites,compatible with local context, design principles and public transport accessibility.Boroughs are encouraged to adopt the residential density ranges set out in the Densitymatrix (habitable rooms and dwellings per hectare) and which are compatible withsustainable residential quality.

This was assessed under the original planning application, reference 1331/APP/2017/1883and it was considered acceptable and has only marginally changed.

The total area of the site is 12.28 ha, split between the residential area (8.11 ha) and theindustrial area (4.17 ha). The extant planning permission had a density of 171 units perhectare or 431 habitable rooms per hectare. The proposed scheme would have a densityof 171.2 units per hectare or 434.5 habitable rooms per hectare.

Based on the sites existing PTAL of 2 and 3, the proposal as before, is at the top end of thedensity range which the London Plan states should be 200-450 habitable rooms perhectare, however the development remains within the London Plan density range for thesite. Therefore this is considered acceptable.

ARCHAEOLOGY:Under the extant planning permission, a desk-based assessment was undertaken toassess the archaeological interest of the site. There are no designated or non-designatedarchaeological assets on the site and none in the vicinity of the site; the proposeddevelopment will therefore not have an impact on any designated or non-designatedarchaeology assets.

Accordingly this proposal will comply with the mitigation measures already approved underplanning permission Ref. 1331/APP/2017/1883.

HERITAGE:


Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 sets out theobligation on local planning authorities to pay special regard to preserving or enhancing thecharacter or appearance of conservation areas. There are, however, no statutory dutiesrelating to the setting of conservation areas.

A Heritage Statement was prepared in accordance with the requirements of theFramework 2012, now superseded by the Framework 2019. The Framework 2019 doesnot comprise significant changes to previous national policy in relation to the historicenvironment.

Paragraph 193 requires that great weight should be given to the conservation of thesignificance of heritage assets - where conservation remains defined as the process ofmaintaining and managing change to a heritage asset in a way that sustains and, andwhere appropriate, enhances its significance. This reflects the requirements of the relevantstatutory duties of the Planning Act 1990 and the paragraph further reflects the affirmationprovided by recent case law that great weight must be given, irrespective of the degree ofharm to significance.

Paragraph 194 requires that harm to or loss of significance of a designated heritage assetshould have clear and convincing justification. It confirms that substantial harm to or loss ofa designated heritage asset should be exceptional in the case of grade II listed buildings orpark and gardens; and, be wholly exceptional in the case of more highly graded heritageassets.

Paragraph 196 deals with instances of where development proposals will lead to less thansubstantial harm to the significance of a designated heritage asset. Harm in this categoryshould be weighed against the public benefits of the proposal.

Paragraph 197 relates to the effect of an application on the significance of a non-designated heritage asset and states that they should be taken into account in determiningthe application. Furthermore, in weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to thescale of any harm or loss and the significance of the heritage asset.

Paragraph 200 relates to opportunities for new development within (inter alia) the setting ofheritage assets to enhance or better reveal their significance - noting that proposals thatpreserve or better reveal elements that contribute positively to the asset should be treatedfavourably.

Adopted local policies HE1 of the Local Plan Part 1 and saved policies BE4 and BE 8 andBE12 of the UDP 2012, seek to secure the preservation or enhancement of theconservation area and locally listed buildings and structures.

The adopted Local Plan Part 2 Policies will be replaced with emerging policy whichcontinue with the same aims: Emerging Policy DMHB 3: Locally Listed Buildings confirmsthe general presumption in favour of the retention of buildings, structures and features; andPolicy DMHB 4: Conservation Areas.

The site lies within the Botwell Nestle Conservation Area, designated in 1988, and has anumber of buildings with the application site which are locally listed and have been formallyidentified by the Council as making a positive contribution to the special architectural andhistoric character of that Conservation Area. The Conservation Area is included on Historic


England's Heritage at Risk Register and is identified as being in a poor and deterioratingcondition.The locally listed buildings are non statutory heritage assets. The Nestle Factorybuilding itself is locally listed.

The minor nature of the proposed amendments relating to previously approved newbuildings such as Blocks D, E and G, do not materially change the previously assessedheritage impacts. Furthermore the external/elevation changes to Block G have alreadybeen submitted under a non-material amendment application, ref: 1331/APP/2019/1040which is recommended for approval. Therefore the principal heritage considerations in regards to the proposal are the impactsarising from the amendments to Block F1 (the Main Factory Building) on the significance ofthe Botwell: Nestles, Hayes Conservation Area and the particular heritage significance ofthe locally listed building.

The proposed amendments to the approved design of Block F1 are comparatively minor innature. There are no proposed changes to the approved principles relating to the height,mass and form of the new structure interfacing with the retained facade. There are noamendments to the extent of approved demolition.

In regards to the Rear (North and East) Elevation:The proposed changes to the materiality of the rear elevation of the new structure locatedbehind the retained facade of the Main Factory Building are consistent with its rationaleindustrial character and materiality. The use of white brick will reinforce the legibility of theproposed rear elevation as a subsidiary element to the retained facades. Whilst there is no objection for the proposed use of a steel frame for the rear walkway inthe form of open I beams, the finish would need to be controlled by way of a suitablecondition as exposed I beams is not considered acceptable, given the proposed brick finishto the majority of the elevation and block in general.

The minor changes to the fenestration pattern to the rear elevation provide enhancedresidential layouts and retain the legibility of the strongly defined structural grid, as do therefined location of the proposed balconies, an enhancement upon the approved design.The proposed increased width of the stairwell and the correct siting of the plantroom/substation door will not materially alter the architectural quality or character of the rearelevation.

Front (South and West) Elevation:The proposed amendments at roof level retain the subservient character and scale of theroof addition to the retained facade. The bay division remain aligned with the structural gridof the retained facade below, thereby integrating with the character of the locally listedbuilding and maintaining their role as a roof level addition. The proposed increase in liftoverruns will not materially alter an appreciation of the architectural quality of the retainedfacades from within the conservation area, nor the strong group value of the related locallylisted buildings, due to their disposition, set well back from the front elevation.The remaining amendments to the southern elevation are refinements to the approvedelevations and respond to the industrial, rationale character of the retained facade and arein the spirit of the parent permission to provide complementary, high-quality modificationsto facilitate the new residential use.

Summary:It is considered that the minor amendments are consistent with the scheme established bythe extant planning permission. Officers consider the proposed alterations are high-quality


7.04

7.05

7.06

7.07

Airport safeguarding

Impact on the green belt

Environmental Impact

Impact on the character & appearance of the area

refinements, consistent with the industrial architectural character and materials of theretained facade of the Main Factory Building and the prevailing character of the positiveretained elements of the historic layout and operation of the conservation area. In their ownterms, the works will sustain the particular significance of the relevant heritage assets andwould not change the previously established heritage impacts. The overall level of heritageharm and the positive planning balance of the application remain unchanged, such thatany less than substantial harm to the significance of the Botwell: Nestle HayesConservation Area and harm to the particular heritage significance of the locally listedbuildings, will be outweighed by the public benefits of the scheme.

Therefore inline with the extant planning permission, taking all matters into considerations,the revised scheme would accord with the relevant statutory duty of the Planning (ListedBuildings and Conservation Areas) Act 1990, national policy contained with the Frameworkand supported by the NPPG, and other relevant regional and local policy and guidance.

The site is located within the London Heathrow (LHR) Aviation Safeguarding Zone andtherefore the maximum building height on the site should be no greater than 67.93m AOD.

The proposed development does not result in the increase in height of any buildings andwhilst the height of the chimneys on Block D have increased, they still remain within thesafeguarding limits at AOD 65.511m. Furthermore Heathrow Airport Ltd, Airside Safety &Assurance Operations have assessed the application and have stated that they have noobjections.

Not applicable to this application.

The proposal has been reviewed by the council's energy and sustainability officer who hasconfirmed there are no objections to the proposal, stating,

" Energy - The additional 3 units will have a negligible impact on the overall scheme. Ingeneral, 3 units are treated as a non major development and would not therefore trigger theneed for higher than building regulation compliant energy standards; there would be noadditional CO2 reduction requirements.

EIA - The Council considers these additional 3 units will have a negligible impact in thecontext of the Environmental Statement and the Environmental Impact AssessmentRegulations (2017). The Council does not therefore consider there to be new or additionalinformation to support the submitted Environmental Statement. For avoidance of doubt,the changes would not result in new likely significant effects not previously reported on."

The proposal is therefore considered acceptable.


The proposals under this application are modest and do not impact on the nature, scale ofthe development or use and are therefore acceptable in planning policy terms. The overallconcept and design of the Former Nestle Factory development is supported and continuesto accord with local, regional and national policy requirements. Furthermore the impact ofthe proposed external alterations to the buildings and in particular to Block F1 areconsidered in detail in Section 7.03 of this report.


7.08

7.09

Impact on neighbours

Living conditions for future occupiers

No changes are proposed along the Canal frontage or on Nestles Avenue, therefore theappearance of the vicinity around the site remains as per the consented scheme.

The initial proposed changes to the mural on the north elevation of Block E to a 'pipesculpture' was not considered acceptable and therefore has been removed to revert backto the originally approved scheme.


There are no material changes to the extant planning permission under this proposal whichcould have any significant and unacceptable impact to neighbouring amenity.

Saved Policies BE20 and BE21 of the UDP 2012 seek to prevent developments whichwould be detrimental to the amenity of nearby occupiers by way of their siting, bulk,proximity or loss of light.

Saved Policy BE24 of the UDP 2012 seeks to ensure that new developments do not haveadverse impacts on the amenity of existing residential properties due to loss of privacy.

The design guide 'Residential Layouts' advises that for two or more storey buildings,adequate distance should be maintained to avoid over dominance. A minimum distance of15 metres is required, although this distance will be dependent on the extent and bulk of thebuildings. The Council's HDAS further provides guidance in respect of privacy, in particular,that the distance between habitable room windows should not be less than 21 metres.

There are no residential properties that directly abut the site. The nearest residentialproperties to the south of the site comprise dwellings on Nestles Avenue and to the north, arelatively modern flatted development called Highpoint Village.To the South, the development would be separated from residential properties by NestlesAvenue itself. As a result of setting the development back into the application site itself,there is a separation distance of over 34m between the proposed development and theNestles Avenue properties, which is adequate to ensure the development does not haveadverse impacts on the amenity of residential occupiers in respect of outlook, dominanceand any potential loss of light.

To the north, Highpoint Village is located on the opposite side of the railway line and has aseparation distance of over 70metres from any of the proposed new units on theapplication site. Again, this separation is adequate to ensure the development does nothave adverse impacts on the amenity of residential occupiers in respect of outlook,dominance and any potential loss of light.

Accordingly, the proposal would continue to comply with saved policies BE20, BE21 andBE24 of the UDP 2012 and adopted policy BE1 of the Local Plan Part 1; 2012.


There are no material changes to the extant planning permission under this proposal whichcould have any significant and unacceptable impact to the living conditions for futureoccupiers.


Saved Policies BE20, BE23 and BE24 of the UDP 2012 seek to protect the amenity of newresidents by requiring adequate daylight, access, external amenity space and theprotection of resident's privacy.

UNIT SIZES

The London Plan (2016) and national technical standards set out minimum room sizes forresidential units. The proposed residential units have been designed to be of the highestquality and comply with (and where possible to exceed) the National Technical Standardsand the Mayor of London's Housing Design Standards.

The internal layouts of the dwellings have been designed to provide living spaces thatmaximise views, ventilation and access to daylight and sunlight. Each dwelling is providedwith private amenity space, either as a balcony, a terrace or internalised amenity space.Although some of the proposed balcony areas have been reduced the revised balconiesare compliant with London Plan Standards.

INTERNAL LAYOUT AND ACCOMMODATION

Policy 3.5 of the London Plan (2016) requires the design of new housing developments toconsider elements that enable the home to become a comfortable place of retreat.

Standard 28 of the London Plan Housing SPG (2016) requires the developments todemonstrate how habitable rooms within each dwelling are provided with an adequate levelof privacy in relation to neighbouring property, the street and other public spaces.

Paragraph 4.7 of the HDAS (2006) notes consideration will be given to the ability ofresidential developments to provide high standards of interior qualities to guaranteesatisfactory indoor living space and amenities. Significant thought has been given to thedesign of all units located in corner positions, to ensure the future occupiers receiveadequate light and privacy. To this end, louvres and balcony screens are proposed insensitive locations to ensure a high and good quality habitable accommodation.

DAYLIGHT/SUNLIGHT

A daylight/sunlight assessment was submitted in support of the extant planningpermission. The report assessed daylight and sunlight to the windows of habitable roomswithin the proposed flats.

The report also considered the impact of the development on the proposed amenityspaces, both public and private. The BRE guide (2011) recommends that at least 50% ofthe area of each amenity space should receive at least two hours of sunlight on 21 March.The results showed that all of the proposed amenity areas which are deemed to formpublic and communal amenity space, will receive at least two hours of sunlight on 21March, this is principally due to the orientation of the site and the stepped formation of theproposed blocks which allows adequate light to the proposed communal amenity areasand open spaces. The proposed development therefore passed the BRE and open spacestest.


The proposed additional units in Block E on the first floor reflect the approved layout for theunits above on the second floor. The additional unit created in Block G is as a result ofalterations to the internal arrangements of the existing units and sizes. The principles ofwindows and habitable room locations remains unchanged. Therefore it is considered thatthere would be no significant change to the circumstances in the proposed developmentthat would merit an objection to justify a refusal of planning permission.

PRIVACY/OVERLOOKING/OUTLOOK

The Council's HDAS provides further guidance in respect of privacy, in particular, that thedistance between habitable room windows should not be less than 21m. In thisregard,separation distances between habitable room windows within the approved schemeare a minimum of 21m in the vast majority. Some of the residential blocks are set at rightangles in a square formation, such as Block B and Block G and therefore offer obliqueangles and views. The use of appropriate balcony screening and louvre panels applied towindows ensures that even at pinch-points within the development, no overlooking issueswould arise. Officers were satisfied that the imposition of appropriate conditions in somespecific locations would also overcome any potential overlooking that could arise from theapproved development.

Block B does not form part of this submission. Block G does however remains consistentin terms of layout in regards to outlook and privacy. Thus whilst changes to the internallayout are proposed it is considered that these would not result in any adverse impact overand above from that which was previously approved and which could therefore meritgrounds for refusal in this instance.

Planning policy requirements seek to achieve a 15 metre separation distance to ensureadequate outlook is provided to all habitable rooms. In the vast majority of the approvedunits, these separation distances are met and exceeded, however there are 2 locations inwhich these standards are breached, Blocks F1 and H. The latter does not form part of thissubmission.

The arrangement remains unchanged for Block F1 from that which was previouslyapproved under the extant planning permission and therefore remains acceptable with thecurrent proposal.

AMENITY SPACE

Saved Policy BE23 of the UDP 2012 requires the provision of external amenity space,sufficient to protect the amenity of the occupants of the proposed and surroundingbuildings and which is usable in terms of its shape and siting. The Hillingdon Design andAccessibility Statement (HDAS) Supplementary Planning Document specifies the followingamenity space requirements for flats and maisonettes is provided on site:

Studio flat - 20 m2 per flat1 bedroom flat - 20 m2 per flat2 bedroom flat - 25 m2 per flat3+ bedroom flat - 30 m2 per flat

Based on the approved accommodation schedule, the required amenity space provision


for the approved 1386 units was 31,875 m2.

The proposed accommodation schedule would require amenity space provision for theproposed 1389 units as follows:

Studio/1 bed flat: 691 x 20 = 13,820 m22 bed flat: 559 x 25 = 13,975 m23 bed flat: 139 x 30 = 4,170 m2

Total required = 31,965 m2

Therefore it is noted that there is a marginal increase in the total provision of amenity spacerequired which totals 90 m2.

For flatted developments, the Council accepts that whilst balconies can provide whollyprivate amenity space, any shortfall arising is required to be delivered throughshared/communal amenity space provision.

Within the development approved under the extant planning permission, the vast majority ofunits are served by a balcony and there is provision for communal amenity space atpodium level within Blocks B and Blocks C. Whilst some communal amenity space isproposed at ground level for Blocks D and E, the amenity space is located adjacent to thecar parking area and therefore was not deemed to provide an adequate quality space,which can be counted towards the communal amenity space requirements.

In addition as the previous officer report highlighted for the approved scheme, Block Fcomprises the former factory building facade retention and in order to ensure the integrityof this retained locally listed facade, no balconies will be added to the most prominentfacades, which has resulted in some units within this block having no private amenityspace. Whilst this would otherwise be deemed unacceptable, when weighed in thebalance, there is a greater need to safeguard the significance of this key heritage asset andtherefore the provision of some units within no private amenity space is considered to beacceptable.

As a result of these circumstances, the proposed development results in an overallshortfall in the provision of private and shared amenity space, when assessed against localplanning policy requirements.

In order to mitigate this shortfall, the Council secured a financial contribution towardsimprovement works to Cranford Park, which is the closest public park to the applicationsite, with a pedestrian access into Cranford Park located off North Hyde Road. Thisproposal involves a pro-rata uplift in the Cranford Park contribution to reflect the slightincrease in unit numbers. The calculation was based on 25 additional habitable rooms (andtherefore does take into account of their being more 3 bed units). In addition to this financialcontribution, the proposal continues to deliver on-site public open space. Therefore aspreviously considered and on balance, the combination of on-site private amenity space,areas of on-site public open space and a contribution towards improvements to CranfordPark is again deemed to be acceptable and in accordance with local policy requirements.

CHILDREN'S PLAY SPACE

Under the approved scheme, a total of eight children's play areas are also provided within


7.10 Traffic impact, car/cycle parking, pedestrian safety

the development and are located in various locations around the residential portion of thedevelopment. The development provides opportunities for play and was considered toconform to the Development Plan and the Mayor's Shaping Neighbourhoods: Play andInformal Recreation SPG. The amount of play space was calculated in line with the childyield calculator in the SPG. Overall, the total play space proposed is set out below, which iscompliant with the SPG:

- Ages 0-5 1,150 sq m- Ages 5-11 530 sq m- Ages 12+ 310 sq m- Total 1,990 sq m

Natural play features have been integrated into the design thereby encouraging imaginativeand diverse play for younger children. This was considered to be compliant with LondonPlan Policy 3.6, saved Policy BE23 of the Local Plan and the Hillingdon Design andAccessibility Statement (HDAS) Residential Layouts.

A play space document (prepared by Cameo) has been submitted as part of thisapplication. The document confirms that the 3 additional units in Block E and G do not haveany impacts on the play requirements for the scheme.


RESIDENTIAL PARKING

A total of 852 residential parking spaces on the site have been approved which includes, 20spaces to serve the community uses only and a further 5 parking spaces are proposed tobe located on Milk Street and Canal Streetto serve the proposed car club.The approved scheme provided a total of 832 residential parking spaces on the site,equivalent to a ratio of 0.6 parking spaces per residential unit. The proposed car parkingprovision does not change and and with the additional 3 units the car parking ratio ismarginally reduced to 0.59. Given the only marginal reduction the car parking provision isstill considered acceptable.

TRIP GENERATION ASSESSMENT

An addendum to the approved Transport Statement has been submitted in support of thisSection 73 application.

The Transport Assessment submitted with the consented application assumed the sitewould be occupied by 1400 residential units and the trip generation was calculated on thatbasis. The consent is for 1386 units. The three additional units would increase the overallnumber of units to 1389. This remains 11 fewer than were assessed within the TA ashaving an acceptable traffic impact (subject to the mitigation also identified). The increasein unit numbers therefore requires no further detailed assessment of road networkcapacity.

However notwithstanding the above, the trip generation associated with the 3 extra unitshas been calculated and the report confirms would generate fewer than 1 car movement ineach of the weekday peak hours.


7.11

7.12

7.13

Urban design, access and security

Disabled access

Provision of affordable & special needs housing

The council's highways engineer has raised no objections to this proposal, stating that thisdevelopment would generate just marginally more trips than the consented developmentwhich itself already has measures in place to mitigate its transport impacts there are nohighway, traffic or transportation objections to this application. The increase in the overalltotal number of units is small and that the units to parking spaces ratio changes only veryslightly to that already consented.

CYCLE PARKING

Under the extant planning permission, a total of 2,186 cycle parking spaces are to beprovided to serve the residential development. The majority of cycle stores are providedwithin the buildings to cater for residents, but additional off street/visitor cycle parking isalso proposed, to serve visitors of the development.

TfL have commented on this application and have requested 6 additional cycle parkingspaces to account for the extra three units. The submitted plans illustrate that Block Gwould provide 6 extra cycle stores and Block E would provide 4 extra cycle spaces.Therefore the proposal is considered acceptable.

MOTORCYCLE PARKING:In addition to the above this application also proposes to increase the motorcycle parkingprovision across the residential site as follows:

Block D - Additional 4 spaces Block E - Additional 6 spaces Block G - Additional 2 spaces Block F1 - Additional 4 spaces

Therefore taking all matters into consideration the proposal is considered acceptable and inaccordance with the national, regional and local requirements.

This has been discussed elsewhere within the report.

The proposal would continue to provide accessible units and all conditions previouslyimposed under the extant planning permission will be reinstated. Furthermore the council'saccess officer has raised no objections to this proposal.

The affordable housing provision secured under the original planning permission was 35%and is retained as per the consented scheme.

A Deed of Variation was approved on 21st August 2019, under ref: 1331/APP/2019/1708which secures 40% affordable housing. The increase was secured through grant fundingbeing obtained and the delivery of the affordable units being led by an affordable housingprovider. To date the legal agreement has not yet been completed therefore this report onlyrefers to the consented 35% affordable housing. In addition whilst this development resultsin an uplift of habitable rooms given the DoV submission accommodates this uplift nospecific reference is made within this application for additional affordable housing as it issecured in the DoV.

It is therefore considered that this application is acceptable and complies with National ,Regional and Local Planning Policy.


7.14

7.15

7.16

7.17

7.18

Trees, Landscaping and Ecology

Sustainable waste management

Renewable energy / Sustainability

Flooding or Drainage Issues

Noise or Air Quality Issues

There are no proposed changes to the approved scheme in terms of trees, landscapingand ecology. The proposed development is therefore in accordance with the approveddevelopment and considered to be acceptable.


The waste management officer has reviewed the proposal and confirmed that the wasteand refusal proposals are acceptable and in line with the approved scheme. Blocks D & Ehave seen an improvement to the waste and recycling storage and as such areacceptable. Blocks F & G are acceptable subject to the amended ground floor plans whichhave been provided and the original condition reinstated. The plan to rotate bins within binsstores is considered acceptable as this was already approved elsewhere on the site.

Following discussions between officers and the applicant, amended ground floor plans forBlocks F1 and G, highlighting the 1500mm turning circle and 3 bins accessible in eachstore at any one time, have been provided. The applicant has also confirmed that thesebins would be fully managed and would be swapped as and when required by the sitemanagement team to ensure that full bins are replaced when necessary. The collectionpoints remain the same as previously approved.

There will be a substantial number of properties and a large amount of waste will begenerated once occupied. Some of the bin stores are relying on a regular attendance fromthe facilities management team to ensure they are suitable and if managed poorly, thewaste may not be recycled. Therefore the waste management plan would consider thisand explain how they plan for it to be managed successfully.

Accordingly officers have agreed with the applicant to reimpose Condition 40 'WasteManagement Plan' in order to confirm that a revised waste management plan needs to besubmitted to the council.

There are no material changes to the extant planning permission to be considered underthis proposal which would have any adverse impact to energy or sustainability.

It should be noted that for Block G at roof level the proposed PV array area has beenreduced due to increased efficiency of the proposed panel types with the same energyoutput as before, thus there would be no material change. In addition this is also controlledby way of condition.

There are no material changes to the extant planning permission to be considered underthis proposal which would have any adverse impact to flooding or drainage.

NOISE AND VIBRATION:This was assessed under the original planning application, reference 1331/APP/2017/1883and it was considered acceptable.

RBA Acoustics have undertaken a noise survey. The reports conclude that there are noreasons to preclude the addition of three residential units. However notwithstanding this noreports have been submitted to confirm the proposed changes to the energy centre located


7.19

7.20

Comments on Public Consultations

Planning Obligations

in Block D involving the addition of louvres and panelling would not result in any harm tofuture occupants. These matters are controlled by condition 23 and as such this conditionwill be re-imposed and additional mitigation measures inserted in order to safeguard futureresidential occupants. The amended Condition 23 will now therefore read:

"Prior to the commencement of superstructure works for each phase of development ascheme which specifies the provisions to be made for the control of noise emanating fromthe site has been submitted to and approved in writing by the Local Planning Authority. Thescheme shall include such combination of physical, administrative measures, and ornoise limits and other measures as may be approved by the Local Planning Authority.Thereafter, the scheme shall be implemented and maintained in full compliance with theapproved measures.

With specific reference to the Energy Centre located in Block D, in the event that noiselevels are exceeded, details shall be submitted to and approved by the Local PlanningAuthority of remediation measures to alleviate harm (removal of louvres and panelling).Approved details shall be implemented prior to the first occupation of any units within BlockD and thereafter permanently retained.

REASON: To safeguard the amenity of the surrounding area in accordance with policy OE1 of theHillingdon Local Plan: Part Two Saved UDP Policies (November 2012)."

AIR QUALITY:The additional 3 units will not have an impact on air quality as the transport submissionconfirms there will be no significant impact on traffic movements. The proposal is thereforein accordance with the extant planning permission.

Please see 'External Consultees' section of this report, no comments or objections havebeen received from the public.

Policy R17 of the Hillingdon Local Plan: Part 2 - Saved UDP Policies (November 2012) isconcerned with securing planning obligations to supplement the provision recreation openspace, facilities to support arts, cultural and entertainment activities, and other community,social and education facilities through planning obligations in conjunction with otherdevelopment proposals. These saved UDP policies are supported by more specificsupplementary planning guidance.

At a regional level, policy 8.2 'Planning Obligations' of the London Plan (2016) stipulatesthat when considering planning applications of strategic importance, the Mayor will take intoaccount, among other issues including economic viability of each development concerned,the existence and content of planning obligations. It also states that development proposalsshould address strategic as well as local priorities in planning obligations.

Under the original planning permission numerous contributions were secured and underthe current consent, whilst only 3 additional units are proposed, the schemes re-configuration results in an increase of 25 habitable rooms across the site. Commensurateto this uplift of residents, the contribution requests are proposed to be increasedproportionately to capture the additional impacts generated from this development. Theseare set out in full below:

1. 35% affordable housing on site (as per the extant consent)


7.21

7.22

Expediency of enforcement action

Other Issues

2. S278 works at:- Dawley Road/Botwell Common Road;- Dawley Road/Kestral Way/Betam Road/Blyth;- Harold Avenue/North Hyde Road;- Station Road/North Hyde Road;- Harold Avenue/North Hyde Road; and- Station Road/Clayton Road zebra crossing.3. Car parking permit restriction for existing and future parking management zone (forresidents and employees)4. £5,036 towards an extension of the parking management zone5. £1,007,145 for Bulls Bridge improvements6. £478,394 for additional bus capacity7. Travel Plan (plus £20,000 bond) for all uses and a travel plan coordinator plus monitoringsum of £6,0008. On site car club of up to 10 spaces, free membership for 3 years plus £50 credit for oneperson in each unit9. Legible London signage £9,06410. Multi modal transport scheme on Nestles Avenue, transfer of land for implementation ofscheme11. Contribution of up to £542,353 towards the Nestles Avenue road widening works;12. S38 works to provide cycle way, footpath and landscaping as part of MTS roadwidening proposals13. Safeguarding of land for future provision of a pedestrian bridge over Grand Union Cana14. £402,858 contribution for canalside improvements15. Unfettered access to public open space being provided on site16. £286,029 Contribution towards Cranford Park improvements17. Employment and training Strategy for constriction phase and industrial development(end users)18. Canteen building; Gifted to the LPA for community uses on a long leasehold (999years)19. Peppercorn rent to be offered for the community storage unit in Block F420. On site Public Art21. Contribution of up to £1,314,721 for Air Quality mitigation22. Contribution of up to £1,505,273; Carbon offset fund23. Contribution of up to £503,572 towards improvements to Yeading Brook;24. Monitoring contribution (equivalent to 5%)

The development remains CIL Liable and this proposal will involve an additional paymentfor the extra 482m2 floor-space proposed.

Not applicable.

None.

8. Observations of the Borough Solicitor

GeneralMembers must determine planning applications having due regard to the provisions of thedevelopment plan so far as material to the application, any local finance considerations sofar as material to the application, and to any other material considerations (includingregional and national policy and guidance). Members must also determine applications inaccordance with all relevant primary and secondary legislation.


Material considerations are those which are relevant to regulating the development and useof land in the public interest. The considerations must fairly and reasonably relate to theapplication concerned. Members should also ensure that their involvement in the determination of planningapplications adheres to the Members Code of Conduct as adopted by Full Council and alsothe guidance contained in Probity in Planning, 2009. Planning ConditionsMembers may decide to grant planning consent subject to conditions. Planning consentshould not be refused where planning conditions can overcome a reason for refusal.Planning conditions should only be imposed where Members are satisfied that imposingthe conditions are necessary, relevant to planning, relevant to the development to bepermitted, enforceable, precise and reasonable in all other respects. Where conditions areimposed, the Council is required to provide full reasons for imposing those conditions. Planning ObligationsMembers must be satisfied that any planning obligations to be secured by way of anagreement or undertaking pursuant to Section 106 of the Town and Country Planning Act1990 are necessary to make the development acceptable in planning terms. Theobligations must be directly related to the development and fairly and reasonably related tothe scale and kind to the development (Regulation 122 of Community Infrastructure Levy2010). Equalities and Human RightsSection 149 of the Equalities Act 2010, requires the Council, in considering planningapplications to have due regard to the need to eliminate discrimination, advance equality ofopportunities and foster good relations between people who have different protectedcharacteristics. The protected characteristics are age, disability, gender reassignment,pregnancy and maternity, race, religion or belief, sex and sexual orientation.

The requirement to have due regard to the above goals means that members shouldconsider whether persons with particular protected characteristics would be affected by aproposal when compared to persons who do not share that protected characteristic.Where equalities issues arise, members should weigh up the equalities impact of theproposals against the other material considerations relating to the planning application.Equalities impacts are not necessarily decisive, but the objective of advancing equalitiesmust be taken into account in weighing up the merits of an application. The weight to begiven to any equalities issues is a matter for the decision maker to determine in all of thecircumstances.

Members should also consider whether a planning decision would affect human rights, inparticular the right to a fair hearing, the right to respect for private and family life, theprotection of property and the prohibition of discrimination. Any decision must beproportionate and achieve a fair balance between private interests and the public interest.

9. Observations of the Director of Finance

Not applicable

10. CONCLUSION

Having regard to the extant permission, it is considered that the proposal would not be


harmful to the amenity of nearby residents and occupants, or to the character andappearance of the conservation area or heritage assets and immediate locality. It is alsoconsidered that the level of parking provided would remain unchanged and thus isacceptable and that the proposed 3 additional units together with all the residential unitsalso continue to meet The London Plan (2016) and Local Plan space standards.

Therefore it is considered the proposal is acceptable and is recommended for approvalsubject to the conditions and legal agreement (incorporating contribution up-lifts) asoriginally imposed.

11. Reference Documents

The Hillingdon Local Plan: Part 1- Strategic Policies (November 2012)Hillingdon Local Plan: Part 2 - Saved UDP Policies (November 2012)London Plan (March 2016)National Planning Policy Framework (NPPF) (2019)Hillingdon Supplementary Planning Document - Community Safety by Design (July 2004)Hillingdon Supplementary Planning Document - Air Quality (May 2002)Hillingdon Supplementary Planning Document - Planning Obligations (July 2014)Hillingdon Supplementary Planning Document: Accessible Hillingdon January (2010)Hillingdon Supplementary Planning Document : Residential Layouts (July 2006)Hillingdon Supplementary Planning Document : Public Realm (April 2006)Employment Land Study Update produced by URS (February 2014)Draft London Plan (July 2019)Planning Practice Guidance (online)Draft Hillingdon Local Plan: Part 2 (March 2019)Draft Hillingdon Site Allocations and Designations (March 2019)London Plan SPG: Affordable Housing & Viability (August 2017)London Plan SPG: Housing (March 2016)London Plan SPG: Social Infrastructure (May 2015)London Plan SPG: Crossrail Funding (March 2016)London Plan SPG: Accessible London: Achieving an Inclusive Environment (October 2014)London Plan SPG: The control of dust and emissions during construction and demolition(July 2014)London Plan SPG: Town Centres (July 2014)London Plan SPG: Use of planning obligations in the funding of Crossrail, and the MayoralLondon Plan SPG: Community Infrastructure Levy (April 2013)London Plan SPG: Land for Industry and Transport (September 2012)London Plan SPG: Play and Informal Recreation (September 2012)London Plan SPG: Planning for Equality and Diversity in London (October 2007)Draft National Policy Statement for Water Resources (November 2018)Managing Significance in Decision-Taking in the Historic Environment Historic EnvironmentGood Practice Advice in Planning: 2 (Historic England, March 2015)

Hardeep Ryatt 01895 250230Contact Officer: Telephone No:

´

September 2019

Site Address:Notes:

For identification purposes only.

Site boundary

This copy has been made by or with the authority of the Head of Committee Services pursuant to section 47 of the Copyright, Designs and Patents Act 1988 (the Act).Unless the Act provides a relevant

exception to copyright.

Former Nestle Factory Nestles Avenue

Major

Planning Application Ref:

Planning Committee: Date:

Scale:

1:2,750

LONDON BOROUGH OF HILLINGDON

Residents ServicesPlanning Section

Civic Centre, Uxbridge, Middx. UB8 1UWTelephone No.: Uxbridge 250111

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