Hillingdon Council's Planning Committee has approved plans for 31 new flats at Tavistock Works, West Drayton, despite resident concerns over the development's impact.
The committee voted in favour of demolishing the existing building and replacing it with a six-storey residential block. The decision was made subject to a Section 106 legal agreement and a series of conditions designed to mitigate potential impacts.
The proposal, recommended for approval by planning officers, faced objections from residents concerning daylight and sunlight reduction, privacy, outlook, and the overbearing nature of the design. However, the applicant's agent highlighted the site's long planning history, including a previous appeal decision that granted permission for a larger development.
This larger development, under appeal reference APP/R5510/W/21/3288333, was for 32 new homes in an eight-storey building. It permitted a car-free scheme except for one blue badge space, with the building footprint occupying nearly the whole site. The reason it was not pursued was due to viability issues, driven by increased costs due to inflation, interest rate hikes, market supply and demand dynamics, and regulatory red tape related to build and safety regulations for buildings six storeys or more, which required a second stair and a lift core. This resulted in a reduction in sales space, development value, and additional costs.
Officers noted the council's significant housing land supply shortfall. Hillingdon Council currently cannot demonstrate a five-year supply of deliverable housing sites, with the most recent position statement confirming a 2.5-year supply as of 1st April 2026. This shortfall means that the 'tilted balance' policy in the National Planning Policy Framework is engaged, requiring planning permission to be granted unless adverse impacts substantially outweigh the benefits.
The approved scheme is six storeys high, a reduction from previous iterations, and aims to provide a stepping building profile from the highest point of the Padcroft Works to the southern side along Tavistock Road. Planning officers noted that the Tavistock Works proposal was an improvement over the previously refused scheme in terms of building height (two storeys lower) and number of flats (seven fewer). Specific design improvements suggested by officers and incorporated into the scheme include a revised material palette (light-brown brick) to improve the relationship with the adjoining Padcroft Works development, and changes to the principal entrance to enhance its legibility and sense of arrival. Further detailed specifications for brickwork, windows, balconies, metalwork, and soffits would be secured by condition. The reduction in height and amendments to the rear wing also addressed concerns about overbearing impact and loss of outlook.
The development will comprise 17 one-bedroom, 10 two-bedroom, and four three-bedroom flats. It will remain largely car-free, with one accessible parking space and 71 cycle spaces provided. The design is intended to follow a similar language to the previously approved scheme, with improvements suggested by officers.
The committee's decision reflects the council's need to address its housing land supply shortfall, while also considering resident concerns about the impact of new developments on amenity. The approval was subject to a Section 106 legal agreement and a series of conditions. These conditions would secure detailed materials and architectural finishes, a Construction Management Plan, details of sustainable water management, tree protection measures, and a Fire Safety Strategy. The Section 106 agreement would secure highway works, affordable housing viability reviews, employment and construction training, carbon offset contributions, public open space contributions, a car-club space, residential parking permit restrictions, and a project management fee. These conditions and obligations aim to mitigate impacts on highway safety, neighbouring residential amenity, environmental considerations, and contribute to infrastructure improvements.
The development at Tavistock Works is described as substantially car-free, with one accessible parking space and 71 cycle spaces. It is located close to West Drayton Station and the town centre, supporting sustainable travel. The Section 106 agreement includes a Section 278 agreement to implement all necessary off-site Highways Works to the footpath adjoining the site. It also includes early and late stage affordable housing viability reviews, an employment/construction training scheme, a carbon offset contribution of £29,134, and a financial contribution of £41,500 for new, enhanced or improved access to open space within the London Borough of Hillingdon. Furthermore, it secures the provision of one car club space on Tavistock Road, residential parking permit restrictions (excluding Blue Badge holders), and a project management and monitoring fee, equalling 5% of the total financial contributions. The Highway Authority raised no objection, and the development is considered to have a limited uplift in vehicle movements. The meeting information does not detail specific impacts on utilities.
Read more about Hillingdon Council's planning decisions in the Public reports pack and Decisions documents.