71 homes at The Barn Hotel West End Road, Ruislip

The site and surroundings

The 0.96-hectare former hotel site lies south of Ruislip station and contains three Grade II listed buildings, with homes and transport infrastructure nearby.

“The application site measures 0.96 hectares in area and comprises the former ‘Barn Hotel’ with several buildings. It is situated to the south of Ruislip station and to the east of West End Road. Within the centre of the site are Grade II Listed Buildings consisting of Sherley's Farmhouse, the Leaning Barn and the…”

“The application site does not fall within a Town Centre or dedicated area identified for hotel growth within the Local Plan and, therefore, no objection is raised to the principle of the change of use from hotel to residential accommodation. It should be noted that the site has historically been used to provide residential accommodation according to the heritage listings.”

Officer report

Earlier applications

A 2023 residential scheme for 96 homes was refused, while associated listed building consent was approved; the current listed building application was reported alongside this proposal.

“Of note is the associated Listed Building Consent application referenced 7969/APP/2024/2452 which relates to the current application and is reported to the Planning Committee simultaneously. The description is as follows:”

“Listed Building Consent for the partial demolition of Grade II Listed Building and conversion of the two listed buildings from hotel (C1 Use Class) to accommodate three residential dwellings (C3 Use Class) (LBC linked to planning application reference 7969/APP/2024/2451 for the redevelopment of the remainder of the site).”

Officer report

Why officers supported it

Officers considered the amended scheme acceptable overall, with housing, heritage reuse, connectivity and public benefits outweighing less than substantial heritage harm and identified policy conflicts.

“Historic England is supportive of the scheme and commends the thoughtful response to context and the collaborative approach that has been taken. The densification of development around the Grade II listed buildings could make it more difficult to understand them as once rural buildings set in a spacious landscape . The proposal is therefore considered to cause less than substantial harm to the listed buildings, mainly through changes to their setting.”

“Subject to the planning conditions and obligations recommended, the proposed development is considered, on balance, acceptable with respect to design, heritage, residential amenity, environmental issues, transport, and sustainability. When weighed against the less than substantial harm identified to the setting of the listed buildings, the public benefits of the proposal are considered to outweigh that harm.”

Officer report

Main local concerns

Objections concerned overdevelopment, heritage, privacy, light, noise, parking, traffic, construction impacts, trees, drainage, fire access and pressure on local services.

“This matter is addressed in Paragraphs 7.49 to 7.59 of the report. Parking overspill and increased traffic concerns resulting to harmful highway safety due to the new main entry being from Garden Close. Proposal should adjust to allow vehicle access from West End Rd and updated parking demand The impact of the development on the surrounding highways network is addressed in Paragraphs 7.117 to 7.141 of this report.”

“A condition requiring the submission of a Construction Management and Logistics Plan would be secured by Condition 4 as set out in Appendix 1 of the report. Pressure on local services - Financial contributions, (CIL/S.106) to support the development of health services at the Pembroke Centre in Pembroke Rd, Ruislip and to youth recreation for neighbours, Wealdstone Youth FC and Ruislip Rugby Club.”

Officer report

Who spoke

The lead petitioner’s written representation was read aloud, and the applicant and agent did not attend.

The vote

The officers’ recommendation was moved, seconded and unanimously agreed.

“Officers’ recommendations were moved, seconded and when put to a vote, unanimously agreed.”

Minutes

The decision

The application was approved, subject to the recommended conditions and legal agreement arrangements.

“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