Watersports activity centre at Broadwater Lake Moorhall Road, Harefield

What was proposed

The proposal would create a watersports and activity centre with buildings, outdoor activities, ecological works, access, parking and relocated sailing facilities.

“This planning application seeks permission for redevelopment of the site to create the Hillingdon Watersports Facility and Activity Centre. This includes:”

“Hillingdon Planning Committee – 21 st April 2026 PART 1 – Members, Public & Press  o Safety Zone building ƒ Workshop and repairs area ƒ Safety equipment store and boat store ƒ Secure yard ƒ Energy centre and plant room ƒ Transformer and switch rooms o Camp zone building ƒ Changing rooms, including accessible provisions ƒ Food preparation area ƒ Activity shelter o Two Angler’s Huts (one to the north and one to the south of the lake) ƒ Equipment and hand wash facilities ƒ Tea…”

Officer report

The site and its setting

The site covers about 80 hectares and includes Broadwater Lake, land parcels, Green Belt, flood zones, the SSSI and other environmental designations.

“Broadwater Lake (as shown in Figure 1 above) is the subject of this application and comprises a large area of land and water. The site forms part of the Colne Valley Regional Park, the Mid Colne Valley SSSI, the Denham Quarry and Pits Nature Conservation Site of Metropolitan Grade Importance (SINC) and Colne Valley Archaeological Priority Zone. The site also forms part of designated Green Belt land, a functional flood plain and Flood Zones 2 and 3.”

“More specifically, the site subject to the application measures circa 80 hectares in area and comprises a waterbody and two main land parcels, these being Broadwater Lake, the peninsula to the south of the lake and land to the north of…”

Officer report

Why a replacement was needed

The former activity centre closed after HS2 permanently affected its site, and Broadwater Lake was selected after other locations were assessed.

“The former HOAC facility at Dews Lane, owned by Hillingdon Council, lies directly on the HS2 route and was compulsorily acquired under the High -Speed Rail (London –West Midlands) Act 2017. As a result, the centre closed in October 2020, with HS2 Ltd taking full possession of the site. Construction of the Colne Valley Viaduct requires both temporary and permanent safety buffer zones, alongside long -term HS2 access and maintenance rights.”

Officer report

What officers recommended

Officers recommended approval because the revised scheme was considered acceptable subject to conditions, legal obligations and referrals.

“Subject to the planning conditions and obligations recommended, the proposed development is considered acceptable with respect to design, heritage, residential amenity, environmental issues, transport, and sustainability.”

“Due regard has been given to the comments received as part of the consultation process and it is concluded that the proposal complies with the Development Plan. Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that planning applications should be determined in accordance with the development plan unless material considerations indicate otherwise.”

Officer report

What consultees and residents said

Supporters welcomed the replacement facility, while residents and organisations raised concerns about ecology, wildlife, the site choice, traffic, sailing relocation and safety.

“2) Broadwater Lake is not the right site for the replacement HOAC facility.”

“10) Safety concerns: The proposed new facility lacks clear visibility of the sailing area from the clubhouse and shoreline.”

Officer report

Who spoke at the meeting

A petitioner, the agent and the ward councillor addressed the committee, with the petitioner supporting the principle but raising concerns about relocating the sailing club.

What members discussed

Members discussed sailing hours, environmental safeguards, lighting, alternative sites, funding and whether the revised scheme improved on earlier proposals.

“In response to Members’ questions, it was confirmed that alternative locations had been considered. While the northern end of the lake was acknowledged as more suitable for sailing, the southern location was considered acceptable given the wider site constraints. It was explained that environmental impacts had been carefully balanced against community need and that the scheme had been revised in 2023 to avoid sensitive areas.”

“Members discussed how the BSC’s existing hours of operation could be safeguarded. They were advised that this would be managed through an Operational Management and Activities Plan. Hours would be agreed with stakeholders, taking account of ecological considerations and advice from Natural England. Officers explained that setting specific hours through planning conditions would not be appropriate.”

Minutes

The vote

The officer recommendation was moved, seconded and agreed unanimously.

“On balance, Members agreed that the proposal was an improvement on earlier schemes and delivered clear community and environmental benefits. The officer recommendation was moved, seconded and agreed unanimously.”

Minutes

The committee’s decision

The committee approved the application in line with the officer recommendation.

“RESOLVED: That the application be approved as per officer recommendation.”

Minutes

What approval requires

Approval was subject to a section 106 agreement, planning conditions, referral to the Mayor and referral to the Secretary of State.

“GRANT planning permission subject to the completion of a satisfactory section 106 legal agreement to secure the heads of terms set out below, and subject to the conditions as set out in Appendix 1.”

Officer report