HILLINGDON UNITARY DEVELOPMENT PLAN - London Borough ...

Town Centres in the Corridor
15.12 Chapter 8 'Shopping and Town Centres' identifies the special role that Hillingdon's town centres
have to play in aspects of the life of the Borough. In particular they should continue to act as the focus for
shopping, employment, leisure and recreation activities. This is consistent with guidance on the importance
of a range of functions in a town centre as a contribution to vitality and viability (PPG6 and RPG3 (1996:
Table 5.1) and their ability to reduce the need to travel by car due to their concentration of activities and
transport connections (PPG13). Additionally, Hayes Town and Yiewsley/West Drayton act as foci for the
regeneration of the Corridor. In addition to the proposals identified, the LPA will use Policies S1, S2, S3,
S4, S5, S6, S7, S11, S12, S13, R2, R7, R8, LE1, LE7, AM1, AM3, AM4, AM11, AM12 and AM17 where
applicable to assist in meeting its regeneration objectives.
15.13 Hayes Town Centre is the second major shopping centre in the Borough (see Chapter 8). It is an
important shopping area, playing a vital role particularly as a convenience and service centre for the local
population, many of whom reach the town centre on foot. The Council considers Hayes Town Centre to
have potential for redevelopment and renewal as originally identified in the Hayes Town Centre
Regeneration Strategy (1993) which had the primary objective of ensuring the maintenance and
enhancement of Hayes Town Centre as a principal centre for shopping, employment, community and
cultural uses. The SRB programme for the Corridor has since incorporated key elements of the 1993
strategy and the Council will promote inward investment in Hayes Town Centre by:-
(i) identifying key sites for redevelopment in addition to Proposals PR1 and PR2 that would
enhance the vitality and viability of the centre;
(ii) the preparation of planning briefs for sites with redevelopment potential;
(iii) identifying opportunities for enhancing canalside amenity and access to it;
(iv) encouraging improvements in the built environment and a high quality of design in
respect of existing shopping facilities and industrial sites with future redevelopment
opportunities;
(v) supporting the provision of community and leisure facilities where appropriate;
(vi) seeking appropriate public benefits to be applied to Hayes Town Centre as part of any
large scale redevelopment proposal.
Station Site, Hayes
15.14 In Hayes Town Centre a site lying between the Railway Station and the Canal is the subject of
proposal PR1. The site was originally promoted by the Council and by British Rail, the site's owner, for a
food supermarket. This proposal failed to generate interest from operators and the development of
superstores to the south and north of the site have also limited its potential for food retailing. Although the
Council continues to consider food retailing as acceptable in principle for this site, its position within the
town centre and the importance of Hayes Station as a transport interchange within the Hayes Hub makes
the site suitable for a mixed use development which will contribute to the vitality and viability of the town
centre. Such a development would increase the number of linked trips and bring more people into the
town centre thereby generating trade for existing shops and also meet some of the objectives of the Hayes
Regeneration Strategy. This proposal is subject to achieving satisfactory access and highway
improvements and the other matters identified in the proposal. A planning brief has been published as
supplementary planning guidance.
PR1 AT HAYES STATION AS DELINEATED ON THE PROPOSALS MAP THE LOCAL
PLANNING AUTHORITY WILL ENCOURAGE REDEVELOPMENT FOR A MIX OF USES
WHICH WILL CONTRIBUTE TO THE VITALITY AND VIABILITY OF HAYES TOWN
CENTRE. A MIX OF USES ACHIEVING THIS OBJECTIVE, WHICH MAY INCLUDE
London Borough of Hillingdon Unitary Development Plan