HILLINGDON UNITARY DEVELOPMENT PLAN - London Borough ...

need to be satisfied that there is no realistic prospect of land in IBAs being used for industry or
warehousing.
LE2 INDUSTRIAL AND BUSINESS AREAS (IBAs) ARE DESIGNATED FOR BUSINESS,
INDUSTRIAL AND WAREHOUSING PURPOSES (USE CLASSES B1-B8) AND FOR SUI
GENERIS USES APPROPRIATE IN AN INDUSTRIAL AREA. THE LOCAL PLANNING
AUTHORITY WILL NOT PERMIT DEVELOPMENT FOR OTHER USES IN INDUSTRIAL AND
BUSINESS AREAS UNLESS IT IS SATISFIED THAT:-
(i)
(ii)
(iii)
THERE IS NO REALISTIC PROSPECT OF THE LAND BEING USED FOR
INDUSTRIAL OR WAREHOUSING PURPOSES IN THE FUTURE; AND
THE PROPOSED ALTERNATIVE USE DOES NOT CONFLICT WITH THE
POLICIES AND OBJECTIVES OF THE PLAN.
THE PROPOSAL BETTER MEETS THE PLAN'S OBJECTIVES
PARTICULARLY IN RELATION TO AFFORDABLE HOUSING AND
ECONOMIC REGENERATION.
In applying Policy LE2, the Local Planning Authority will where appropriate take into account (1) evidence
of a lack of demand for industrial and warehousing uses; (2) the length of time the vacant premises or land
have been marketed and interest expressed by potential occupiers; (3) the amount and nature of vacant
industrial and warehousing floorspace and land in the Borough, as well as outstanding unimplemented
planning permissions and development under construction; (4) the size and layout of existing premises will
also be taken into account. In applying criteria (i) and (ii) of LE2, consideration will be given to the
regeneration objectives for the Hayes/West Drayton Corridor, as well as any planning briefs. Where
exceptionally redevelopment of land in IBAs for uses other than in Use Classes B1-B8 or sui generis uses
appropriate in an industrial area is considered desirable (for example on amenity grounds or to secure
affordable housing) the Local Planning Authority will take into account the potential loss of employment
generating uses.
10.13 Although the 1992 IBA survey did not find evidence that industry and warehousing are being
crowded out of industrial areas, the LPA will regularly monitor the composition of its IBAs. As part of the
urban regeneration objectives, the Council's aim is to regain the Hayes/West Drayton Corridor's position as
a strategically important manufacturing centre, with strong local - as well as national and international -
markets. Re-surveys of the IBAs will form part of the regular monitoring of the supply of land and
building for all categories of employment use to ensure that an adequate range and choice remains available
throughout the plan period. However in line with strategic and local regeneration objectives, the
availability of land and buildings for manufacturing will be considered as a priority.
10.14 The design and layout of new industrial, warehousing and business manufacturing use
development can significantly affect the operation and success of the occupying firms. Greater emphasis
on manufacturing, mixed use developments (RPG3 1996, para 3.6) and the regeneration objectives for
many of the designated IBAs in the Borough will place a greater need on the flexibility of design of new
development. New developments should therefore provide well designed premises with suitable access and
layout arrangements, both in terms of built development and soft landscaped areas. Every opportunity
should be taken to improve layout particularly on older industrial estates (see Policy BE25). Both the 1992
and 1994 surveys of the Borough's IBAs found examples existing of business use developments designed
to provide a high degree of flexibility of use. Flexible designs of this kind are more likely to provide
accommodation able to meet the changing needs of industry and commence and are welcomed, particularly
in the provision of accommodation for small businesses (see paras 10.15 and 10.16).
Those sites where a flexible design in the provision of accommodation for small businesses is considered
particularly important are identified in supplementary planning guidance.
London Borough of Hillingdon Unitary Development Plan