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183105FUL | Redevelopment of the site to provide a 162-bedroom hotel with associated parking and landscaping, involving the construction of a part fourteen storey and part fifteen storey building (including plant area at roof level, and double-height gymnasium and conference rooms at level 2); the change of use of the former White Hart from a public house (A4 Use Class) to hotel (C1 Use Class); and associated internal and external refurbishment works to the former White Hart public house (following demolition of extensions and outbuilding) | The White Hart Ruislip Road Northolt Middlesex UB5 5AX
  • Total Consulted: 0
  • Comments Received: 16
  • Objections: 14
  • Supporting: 1
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Ms Nicola Brough 9 Kittiwake Road Northolt UB5 6DP (Objects)

Comment submitted date: Sun 25 Nov 2018

I object to this development. The last thing this area needs is a 162-bedroom hotel.
The development is too tall in an area with relatively few high rise buildings.
There is not enough parking proposed within the development for the use of both staff and guests which will push people to park in residential areas. We already have a problem with this in Kittiwake Road the problem will become worse with this new development.
The high volume of traffic in the area will increase during construction of the development and once the hotel opens.
The underpass which is being billed as a major benefit to access to the development is not. I will not use the underpass even in daylight hours due to the drug dealing and anti-social behaviour that is present there.
A 162-bedroom hotel will not redevelop the local area. We already have a good gym up by Northolt Station and local residents have very few uses for conference facilities.

Ms Jo Winters Ealing Civic Society 28 Ranelagh Road Ealing LONDON W5 5RJ (Objects)

Comment submitted date: Mon 19 Nov 2018

Ealing Civic Society objects to this application. The bulk, massing and design of the proposed hotel building would have an overbearing effect on the listed building immediately adjacent/below it. We are surprised that the Council's planning officers, in their pre-planning advice discussions, appear to have facilitated this proposed design in the curtilage of a listed building. The design would have a dramatically detrimental effect upon the listed building's setting and should be rejected in its entirety.

Mr R Mulrajani Legend Properties Investments Ltd 1st Floor Kajaine House, 57-67 High street London HA8 7DD (Neutral)

Comment submitted date: Tue 13 Nov 2018

Owner's Statement, Re: Redevelopment of White Hart Public House, Northolt, UB5 5AX

We are a family run business with many years of international experience in property investment and development ranging from residential to commercial and industrial. The most recent and relatable project consists of the redevelopment of a derelict block of apartments into a niche c40 bed hotel in Jaipur, Rajasthan India.

We acquired the White Hart Public House site in Northolt in late 2015 because we recognised that the location had immense development potential. The Grade II listed building is a gem in our eyes that needed to be restored to its former glory and was in the heart of an area crying out for regeneration. The public house has been vacant and derelict for a number of years with a history of incidents. Notably, since acquisition the site has been vandalised and piles of rubbish have been left by travellers and squatters who occupied the site illegally.

Proposals to develop the site began on a blank canvas centred around restoring the White Hart. During the early stages a number of options were presented to the council for discussion including residential, commercial and a combination. Commercial use was most feasible to complement the existing structure on site and specifically hotel use was explored with reputable international hotel operators. A professional feasibility analysis confirmed the potential of a hotel incorporating the listed building and the design objective was to establish the site as a landmark for Northolt.

The proposal brings substantial benefits and a new life to the area. It will kick start regeneration, tackle concerns around crime with a 24-hour business, create employment opportunities, appreciate real estate value through this and future investment opportunities, provide quality local facilities, local businesses to thrive with the additional business created.

Our aim is to see the project through to completion and the foreseeable future operations of the hotel. We will be actively involved with the local community to bring about further developments and help Northolt constantly improve.

Yours sincerely,
Legend Property Investments Ltd

Miss Samantha Cameron 211 Lely House Academy Gardens Northolt UB5 5PN (Objects)

Comment submitted date: Tue 06 Nov 2018

This development does not allow for sufficient access and egress from the site, either during the construction phase or once the hotel is open to the public. There is not enough provision for parking to accommodate a 162 bedroom hotel. Congestion and parking in the area are already serious concerns, this development would add to both of those issues, and increased traffic means more air and noise pollution. The proposed elevations are completely out of character with the area and look over developed and out of place, and do not co-exist with the existing listed building.

Mr Ali Khandakar 59 Makepeace Road Northolt UB5 5UF (Supports)

Comment submitted date: Sun 04 Nov 2018

I fully support this redevelopment. The project will kick-start regeneration in Northolt West End, which I feel has been overlooked for many years. It will provide jobs for locals, increase visitors and would undoubtedly lead to further investment within the area.

Ms Maria Brown 8 Westlake Close Hayes UB4 9RT (Objects)

Comment submitted date: Wed 31 Oct 2018

My parents property borders the proposed development. I strongly object to the proposal for a new 14 storey hotel at the site of the White Hart pub for the following reasons:

1. Height/style: The predominant style of local buildings (commercial and residential) is no more than 3 storeys. The most recent developments in the neighbourhood have been single story (the Kingdom hall of Jehovahs witnesses and the soon-to-be Lidl store). This development does not attempt to fit with the 19th century style of the existing listed building (White Hart pub) and will be a local eyesore.
2. Sunlight/overlooking: The gardens of some neighbouring properties will suffer greatly from lack of sunlight. According to the Sunlight, Daylight and Overshadowing Report, half of my parents' east-facing garden is forecast to receive no sunlight whatsoever as a result of this development, and the rest a "minimum" of 2 hours per day. The garden currently receives sunlight approximately 8 hours per day. This will have a significant impact on the physical and mental wellbeing of immediate residents who are mostly mature/elderly, some housebound. The roof level restaurant will overlook the neighbouring properties, intruding on privacy.
3. Noise pollution: The plant which is proposed to be built at the west end of the site (at the bottom of my parents' garden) will house Air Handling Units (AHUs) to pump fresh air around the hotel, plus other equipment. According to the Noise and Vibration Report, the AHUs are forecast to increase noise levels in the immediate neighbourhood from 43dB to 65dB, an increase of 22dB. The same report describes the human response to an increase of 21dB or more as Very Substantial - the highest rating. Visiting refuse trucks, service delivery trucks and coaches will of course add to this.
4. Traffic: The short stay nature of budget hotels means we should expect a high turnover of guests, and a similar high turnover of their vehicles. The White Hart roundabout is routinely congested at rush hour and the opening of the Lidl store on the south-eastern side of the roundabout will likely increase congestion.
5. Access and parking: The access road leading to the proposed development is barely wide enough for two cars, and visitors to the Kingdom Hall of Jehovahs witnesses routinely use the access road for parking. I do not see how this road can provide two way access for larger vehicles. 38 parking spaces does not seem adequate for the size of hotel. Demand for parking spaces is very likely to spill over into neighbouring streets where parking is already very limited.
6. Pollution: The expected increase in traffic, plus plant equipment at the hotel will inevitably increase air and noise pollution, to the detriment to the wellbeing of families in the neighbourhood.
7. Environment, disturbance to local wildlife: Disappointingly, since the White Hart pub was sold, the owners have cut down a number of mature fir trees that provided privacy and noise protection between the former beer garden and neighbours' gardens. This has displaced a considerable amount of wildlife (birds, squirrels) which the current proposals do not attempt to remedy. Also, a line of hedges at the end of Newdene Avenue provides a little protection from the noise and pollution from traffic on the Ruislip Road and service road. I would strongly object to this being removed to make the access road wider.
8. Hotel: I seriously doubt that this hotel will be a viable business. Being located far from a tube station and relying on a sluggish bus network, it has inadequate transport links (hence the PTAL rating of 3). I doubt that its peripheral location will be attractive to visitors to London. The applicant has poorly maintained the property making no effort to remove the rubbish that has been dumped at the site. The White Hart neighbourhood needs more affordable housing, not more low skilled jobs.

In summary, the disadvantages outweigh any benefits to the local community, particularly the neighbouring residents in Newdene Avenue. I strongly object to this development.

Ms Caroline Brown 55 Plaistow Grove Bromley BR1 3PB (Objects)

Comment submitted date: Wed 31 Oct 2018

My parents property borders the proposed development. I strongly object to the proposal for a new 14 storey hotel at the site of the White Hart pub for the following reasons:

1. Height/style: The predominant style of local buildings (commercial and residential) is no more than 3 storeys. The most recent developments in the neighbourhood have been single story (the Kingdom hall of Jehovahs witnesses and the soon-to-be Lidl store). This development does not attempt to fit with the 19th century style of the existing listed building (White Hart pub) and will be a local eyesore.
2. Sunlight/overlooking: The gardens of some neighbouring properties will suffer greatly from lack of sunlight. According to the Sunlight, Daylight and Overshadowing Report, half of my parents' east-facing garden is forecast to receive no sunlight whatsoever as a result of this development, and the rest a "minimum" of 2 hours per day. The garden currently receives sunlight approximately 8 hours per day. This will have a significant impact on the physical and mental wellbeing of immediate residents who are mostly mature/elderly, some housebound. The roof level restaurant will overlook the neighbouring properties, intruding on privacy.
3. Noise pollution: The plant which is proposed to be built at the west end of the site (at the bottom of my parents' garden) will house Air Handling Units (AHUs) to pump fresh air around the hotel, plus other equipment. According to the Noise and Vibration Report, the AHUs are forecast to increase noise levels in the immediate neighbourhood from 43dB to 65dB, an increase of 22dB. The same report describes the human response to an increase of 21dB or more as Very Substantial - the highest rating. Visiting refuse trucks, service delivery trucks and coaches will of course add to this.
4. Traffic: The short stay nature of budget hotels means we should expect a high turnover of guests, and a similar high turnover of their vehicles. The White Hart roundabout is routinely congested at rush hour and the opening of the Lidl store on the south-eastern side of the roundabout will likely increase congestion.
5. Access and parking: The access road leading to the proposed development is barely wide enough for two cars, and visitors to the Kingdom Hall of Jehovahs witnesses routinely use the access road for parking. I do not see how this road can provide two way access for larger vehicles. 38 parking spaces does not seem adequate for the size of hotel. Demand for parking spaces is very likely to spill over into neighbouring streets where parking is already very limited.
6. Pollution: The expected increase in traffic, plus plant equipment at the hotel will inevitably increase air and noise pollution, to the detriment to the wellbeing of families in the neighbourhood.
7. Environment, disturbance to local wildlife: Disappointingly, since the White Hart pub was sold, the owners have cut down a number of mature fir trees that provided privacy and noise protection between the former beer garden and neighbours' gardens. This has displaced a considerable amount of wildlife (birds, squirrels) which the current proposals do not attempt to remedy. Also, a line of hedges at the end of Newdene Avenue provides a little protection from the noise and pollution from traffic on the Ruislip Road and service road. I would strongly object to this being removed to make the access road wider.
8. Hotel: I seriously doubt that this hotel will be a viable business. Being located far from a tube station and relying on a sluggish bus network, it has inadequate transport links (hence the PTAL rating of 3). I doubt that its peripheral location will be attractive to visitors to London. The applicant has poorly maintained the property making no effort to remove the rubbish that has been dumped at the site. The White Hart neighbourhood needs more affordable housing, not more low skilled jobs.

In summary, the disadvantages outweigh any benefits to the local community, particularly the neighbouring residents in Newdene Avenue. I strongly object to this development.

Mrs Annie Brown 53 Newdene Ave Northolt UB5 5JE (Objects)

Comment submitted date: Wed 31 Oct 2018

As a resident of Newdene Avenue, whose property borders the proposed development, I strongly object to the proposal for a new 14 storey hotel at the site of the White Hart pub for the following reasons:

1. Height/style: The predominant style of local buildings (commercial and residential) is no more than 3 storeys. The most recent developments in the neighbourhood have been single story (the Kingdom hall of Jehovahs witnesses and the soon-to-be Lidl store). This development does not attempt to fit with the 19th century style of the existing listed building (White Hart pub) and will be a local eyesore.
2. Sunlight/overlooking: The gardens of some neighbouring properties will suffer greatly from lack of sunlight. According to the Sunlight, Daylight and Overshadowing Report, half of our east-facing garden is forecast to receive no sunlight whatsoever as a result of this development, and the rest a "minimum" of 2 hours per day. The garden currently receives sunlight approximately 8 hours per day. This will have a significant impact on the physical and mental wellbeing of immediate residents who are mostly mature/elderly, some housebound. The roof level restaurant will overlook the neighbouring properties, intruding on privacy.
3. Noise pollution: The plant which is proposed to be built at the west end of the site (at the bottom of my garden) will house Air Handling Units (AHUs) to pump fresh air around the hotel, plus other equipment. According to the Noise and Vibration Report, the AHUs are forecast to increase noise levels in the immediate neighbourhood from 43dB to 65dB, an increase of 22dB. The same report describes the human response to an increase of 21dB or more as Very Substantial - the highest rating. Visiting refuse trucks, service delivery trucks and coaches will of course add to this.
4. Traffic: The short stay nature of budget hotels means we can expect a high turnover of guests, and a similar high turnover of their vehicles. The White Hart roundabout is routinely congested at rush hour and the opening of the Lidl store on the south-eastern side of the roundabout will likely increase congestion.
5. Access and parking: The access road leading to the proposed development is barely wide enough for two cars, and visitors to the Kingdom Hall of Jehovahs witnesses routinely use the access road for parking. I do not see how this road can provide two way access for larger vehicles. 38 parking spaces does not seem adequate for the size of hotel. I expect demand for parking spaces to spill over into neighbouring streets where parking is already very limited.
6. Pollution: The expected increase in traffic, plus plant equipment at the hotel will inevitably increase air and noise pollution, to the detriment to the wellbeing of families in the neighbourhood.
7. Environment, disturbance to local wildlife: Disappointingly, since the White Hart pub was sold, the owners have cut down a number of mature fir trees that provided privacy and noise protection between the former beer garden and neighbours' gardens. This has displaced a considerable amount of wildlife (birds, squirrels) which the current proposals do not attempt to remedy. Also, a line of hedges at the end of Newdene Avenue provides a little protection from the noise and pollution from traffic on the Ruislip Road and service road. I would strongly object to this being removed to make the access road wider.
8. Hotel: I seriously doubt that this hotel will be a viable business. Being located far from a tube station and relying on a sluggish bus network, it has inadequate transport links (hence the PTAL rating of 3). I doubt that its peripheral location will be attractive to visitors to London. The applicant has poorly maintained the property making no effort to remove the rubbish that has been dumped at the site. The White Hart neighbourhood needs more affordable housing, not more low skilled jobs.

In summary, the disadvantages outweigh any benefits to the local community, particularly the neighbouring residents in Newdene Avenue. I strongly object to this development.

Mr John Brown 53 Newdene Ave Northolt UB5 5JE (Objects)

Comment submitted date: Wed 31 Oct 2018

As a resident of Newdene Avenue, whose property borders the proposed development, I strongly object to the proposal for a new 14 storey hotel at the site of the White Hart pub for the following reasons:

1. Height/style: The predominant style of local buildings (commercial and residential) is no more than 3 storeys. The most recent developments in the neighbourhood have been single story (the Kingdom hall of Jehovahs witnesses and the soon-to-be Lidl store). This development does not attempt to fit with the 19th century style of the existing listed building (White Hart pub) and will be a local eyesore.
2. Sunlight/overlooking: The gardens of some neighbouring properties will suffer greatly from lack of sunlight. According to the Sunlight, Daylight and Overshadowing Report, half of our east-facing garden is forecast to receive no sunlight whatsoever as a result of this development, and the rest a "minimum" of 2 hours per day. The garden currently receives sunlight approximately 8 hours per day. This will have a significant impact on the physical and mental wellbeing of immediate residents who are mostly mature/elderly, some housebound. The roof level restaurant will overlook the neighbouring properties, intruding on privacy.
3. Noise pollution: The plant which is proposed to be built at the west end of the site (at the bottom of my garden) will house Air Handling Units (AHUs) to pump fresh air around the hotel, plus other equipment. According to the Noise and Vibration Report, the AHUs are forecast to increase noise levels in the immediate neighbourhood from 43dB to 65dB, an increase of 22dB. The same report describes the human response to an increase of 21dB or more as Very Substantial - the highest rating. Visiting refuse trucks, service delivery trucks and coaches will of course add to this.
4. Traffic: The short stay nature of budget hotels means we can expect a high turnover of guests, and a similar high turnover of their vehicles. The White Hart roundabout is routinely congested at rush hour and the opening of the Lidl store on the south-eastern side of the roundabout will likely increase congestion.
5. Access and parking: The access road leading to the proposed development is barely wide enough for two cars, and visitors to the Kingdom Hall of Jehovahs witnesses routinely use the access road for parking. I do not see how this road can provide two way access for larger vehicles. 38 parking spaces does not seem adequate for the size of hotel. I expect demand for parking spaces to spill over into neighbouring streets where parking is already very limited.
6. Pollution: The expected increase in traffic, plus plant equipment at the hotel will inevitably increase air and noise pollution, to the detriment to the wellbeing of families in the neighbourhood.
7. Environment, disturbance to local wildlife: Disappointingly, since the White Hart pub was sold, the owners have cut down a number of mature fir trees that provided privacy and noise protection between the former beer garden and neighbours' gardens. This has displaced a considerable amount of wildlife (birds, squirrels) which the current proposals do not attempt to remedy. Also, a line of hedges at the end of Newdene Avenue provides a little protection from the noise and pollution from traffic on the Ruislip Road and service road. I would strongly object to this being removed to make the access road wider.
8. Hotel: I seriously doubt that this hotel will be a viable business. Being located far from a tube station and relying on a sluggish bus network, it has inadequate transport links (hence the PTAL rating of 3). I doubt that its peripheral location will be attractive to visitors to London. The applicant has poorly maintained the property making no effort to remove the rubbish that has been dumped at the site. The White Hart neighbourhood needs more affordable housing, not more low skilled jobs.

In summary, the disadvantages outweigh any benefits to the local community, particularly the neighbouring residents in Newdene Avenue. I strongly object to this development.

Mrs Alison Osborne 73 Nutfield Gardens Northolt UB5 6QL (Objects)

Comment submitted date: Fri 26 Oct 2018

The White Hart Roundabout is a highly congested area. The proposal does not include sufficient parking for users of the hotel and facilities. This would cause pressure for residents living in the local roads. Even coaches bringing people would have problems with access and cause even more congestion. The previous building was a pub. This is what it should remain. There needs to be something for the local community.

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