97 West End Road Ruislip Data via plota.co.uk

17178/TRE/2026/232 Undecided

Proposal

TPO 572 T1 1x Hornbeam T2 1x Common Ash to prune approx. 1/3 off height and trim lower branches to increase distance from road and lamppost . Data via plota.co.uk

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View original council record ↗Last checked 7 Oct 2026, 09:52

Application progress

✓

Received

30 Sept 2026

✓

Validated

6 Oct 2026

Decision

Expected by 1 Dec 2026

Under consideration

No decision has been issued yet. Plota predicts a decision around 2 Dec 2026, from Hillingdon's recent tree and landscaping works.

Documents

View the documents on the council's website ↗

Site constraints 7

Article 4 direction

Residential extensions. Named permitted development rights are withdrawn here.

An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.

In flood zones plus climate change

Inside the extent flood zones 2 and 3 could reach with climate change: the Central allowance for the 2080s on rivers, the Upper End allowance for sea level rise to 2125. From rivers. Defences are not counted.

The Environment Agency flood map for planning. Councils use it to decide when a flood risk assessment and the sequential test are needed. It is indicative and does not show whether a particular property will flood.

Flood map ↗

Agricultural land, grade 3b

Not best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. A site survey can differ.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Habitat network: Network Enhancement Zone 2

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Also on the record

Public transport access: PTAL 2 (poor), TfL 2023, for the 100 m square; Air quality management area about 10 m away: Hillingdon AQMA; Metropolitan Open Land about 19 m away.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 7 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Hillingdon
Received: 30 Sept 2026
Validated: 6 Oct 2026
Ward: RUISLIP MANOR 2022
Case officer: Show
Target decision: 1 Dec 2026
Agent: Show

Decision outlook

Day 3 of the 56-day target. Hillingdon usually decides tree and landscaping works by day 57.

prediction

Day 354 days to the predicted decision (day 57)

50%decided within 8 weeks

81%approved

113decided in the last year

Plota live figures for tree and landscaping works decided by Hillingdon in the last twelve months, from validation. Hillingdon decision record →

Hillingdon

Planning Authority Score

3.5/10

Below average

#219 of 296 councils

Relevant to this application:

Householder decisions

Hillingdon ranks #194 out of 296 councils for householder decision speed. Householder applications are slightly more likely to be approved here (90%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance

Hillingdon decision statistics

Based on MHCLG data, the year to March 2026

85%

Overall approval rate

Below avg (87%) #208 of 296

90%

Householder approved

Above avg (90%) #191 of 296

58%

Decided in 8 weeks

Below avg (63%) #194 of 296

45%

Extended time limit

Above avg (41%) #190 of 296

61%

Minor dwellings approved

67 decided (1-9 homes)

65%

Change of use approved

17 decided

1,680

Total decisions

255 refused in the year to March 2026