HILLINGDON UNITARY DEVELOPMENT PLAN - London Borough ...

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(i) (ii) (iii) THE NEED FOR PLANNED COMPREHENSIVE REDEVELOPMENT OF THE WHOLE SITE; THE IMMEDIATE ROAD SYSTEM AND IMPROVEMENTS TO THE HIGHWAY NETWORK; AND THE RELATIONSHIP OF EVERY PART OF THE SITE TO THE SURROUNDING ENVIRONS AND TO ANY AVIATION FACILITY WHICH REMAINS OPERATIONAL. Minet Estate (St Christopher's), Hayes 15.25 Land at the Minet Estate near the junction of Uxbridge Road and Coldharbour Lane, Hayes is the subject of proposal PR9. The new road link of the Hayes By-Pass provided the opportunity for the development of this site. Planning permission for retail and housing development and a local park on land west of the By-Pass has been implemented and the retail development now forms part of the Uxbridge Road Town Centre. The enhancement of Green Belt land to the east of the By-Pass is in the process of being implemented. The following policy will apply to any fresh proposals for development on land west of the By-Pass at the Minet Estate. PR9 WITHIN THE MINET ESTATE AS DESIGNATED ON THE PROPOSALS MAP, A COMBINATION OF THE USES SPECIFIED AT (i), (ii), (iii), AND (iv) BELOW ON LAND WEST OF THE BY-PASS WILL BE REGARDED IN PRINCIPLE AS ACCEPTABLE SUBJECT TO THE POLICIES OF THIS PLAN AND TO ALL OF THE ADDITIONAL REQUIREMENTS SPECIFIED AT (v) (a) AND (b) ON LAND EAST OF THE BY-PASS. (i) BUSINESS USES WHICH MAY INCLUDE OFFICES, RESEARCH AND PRODUCT DEVELOPMENT ASSOCIATED WITH MANUFACTURING AND ASSEMBLY, TO BE LAID OUT IN AN INFORMAL LANDSCAPED SETTING; (ii) RETAIL DEVELOPMENT IN COMPLIANCE WITH POLICY S1; (iii) (iv) BUILDINGS WHICH PROVIDE A RECREATIONAL, EDUCATIONAL, COMMUNITY OR HEALTH SERVICE; HOUSING AND PUBLIC OPEN SPACE OF A SIZE SUFFICIENT TO COMPENSATE FOR AN EXISTING LOCAL OPEN SPACE DEFICIENCY IN THE AREA. THESE USES SHALL BE PROVIDED ON LAND DELINEATED ON THE PROPOSALS MAP WHICH SHALL BE RESERVED FOR SUCH PURPOSES; (v) (a) DEVELOPMENT OF LAND TO THE WEST OF THE HAYES BY-PASS FOR ONE OR MORE OF THE USES SPECIFIED IN (i) TO (iv) ABOVE SHALL PROCEED AS PART OF A COMPREHENSIVE SCHEME OF ENVIRONMENTAL IMPROVEMENTS TO THE GREEN BELT LAND EAST OF THE BY-PASS AS DELINEATED ON THE PROPOSALS MAP. THIS SHALL INCLUDE PROVISION OF OUTDOOR RECREATION FACILITIES. (b) DEVELOPMENT WHICH GENERATES SUBSTANTIAL VOLUMES OF TRAFFIC ALONG UXBRIDGE ROAD/COLDHARBOUR LANE, SUCH AS USES (i) AND (ii) ABOVE, WILL NOT BE PERMITTED UNLESS IMPROVEMENTS TO THE SECONDARY ROAD NETWORK ENABLE THE REQUIREMENTS OF POLICY AM7 TO BE MET. 15.26 In April 1994, a number of areas of land adjoining the proposal site at Minet (PR9) were transferred from the London Borough of Ealing as a result of Boundary Commission changes taking effect. The Council has subsequently reviewed the whole of the Green Belt area of Minet between the Hayes By- London Borough of Hillingdon Unitary Development Plan
Pass and the new borough boundary along the Grand Union Canal. Given the derelict and damaged nature of the land the Council has designated these adjoining areas as a 'Comprehensive Rehabilitation Area' subject to Policy OL25. In respect of this Comprehensive Rehabilitation Area the Council will undertake further studies in consultation with adjoining local authorities and will bring forward further proposals at the appropriate time. Powergen/Bulls Bridge Site, North Hyde Gardens, Hayes 15.27 The 10.8ha triangular area of land known as the Powergen/ Bulls Bridge site lies to the east of Hayes Station wedged between the Paddington to Bristol railway line, the main arm of the Grand Union Canal and the Paddington branch of the canal which incorporates the Bulls Bridge Conservation Area at the eastern end. The Nestles factory complex to the south-west of the site is also designated a Conservation Area. The majority of the site previously accommodated a power station but it is now largely open and unused. Access to the site is restricted via North Hyde Gardens which has junctions with North Hyde Road to the south and Nestles Avenue from the west. 15.28 Designated as an Industrial and Business Area, this site is identified as a major opportunity for employment generating development in the Regeneration Strategy for the Hayes/West Drayton Corridor. Development of this land should be on a comprehensive basis incorporating improvements to provide operational access to the site which should accommodate at the same time the needs of Nestles, the Conservation Area and canalside enhancement and environmental improvement to neighbouring residential areas. PR10 LAND AT NORTH HYDE GARDENS, HAYES AS IDENTIFIED ON THE PROPOSALS MAP SHOULD BE DEVELOPED FOR BUSINESS, INDUSTRIAL AND WAREHOUSING PURPOSES AND ASSOCIATED CANALSIDE ACTIVITIES WITHIN THE CONSERVATION AREA AND SHOULD TAKE INTO ACCOUNT THE FOLLOWING: (i) (ii) (iii) (iv) (v) (vi) THE NEED FOR PLANNED COMPREHENSIVE TREATMENT OF THE WHOLE SITE; THE NEED FOR IMPROVEMENTS TO THE JUNCTION OF NORTH HYDE GARDENS AND NORTH HYDE ROAD; MEASURES TO AMELIORATE THE IMPACT OF TRAFFIC ON RESIDENTS; ADEQUATE ACCESS ARRANGEMENTS FOR NESTLES; CONSERVATION AREA AND CANALSIDE ENHANCEMENT; THE CONTRIBUTION OF THE PROPOSAL TO THE ECONOMIC REGENERATION OF HAYES. The Chestnuts, Barra Hall Park, Hayes 15.29 This site, of approx.0.86 hectares, lies in the Hayes Village Conservation Area at the north western corner of Barra Hall Park. It adjoins Barra Hall, a listed building, and is presently occupied by a number of temporary buildings used as Council offices, which have the benefit of planning permission. The appearance of the buildings detracts from the setting of the listed Barra Hall. The park as a whole was designated in earlier local plans as Metropolitan Open Land. However, the Council now considers that having regard to its existing use, the site of The Chestnuts no longer contributes to Metropolitan Open Land objectives and therefore the designation has been removed. PR11 REDEVELOPMENT OF THE CHESTNUTS, BARRA HALL, HAYES, AS DEFINED ON THE PROPOSALS MAP, FOR RESIDENTIAL PURPOSES WILL BE REGARDED AS ACCEPTABLE IN PRINCIPLE. London Borough of Hillingdon Unitary Development Plan
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London Borough of Hillingdon HILLIN
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PR14 : Mahjacks Island Site PR15 :
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1. INTRODUCTION Purpose and Status
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Monitoring and Review 1.14 The poli
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2.7 Over the last few years Central
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2.17 The Government in its White Pa
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Hillingdon show that secondary scho
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-to secure a mix of house types and
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The Government aims to encourage ec
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concerning the characteristics of e
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connections to Stockley Park (RPG3
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Part One Policies This section of t
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Pt 1.34 To maintain the road hierar
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3. OPEN LAND AND COUNTRYSIDE Introd
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1992. The Local Planning Authority
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changes in landscape character and
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- to maintain and enhance the lands
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- the siting, design and external a
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OL18 WHERE APPROPRIATE NEW DEVELOPM
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Damaged; Land west of Springwell La
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(iii) (iv) (v) (vi) LANDSCAPE IMPRO
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designated as a SSSI for geological
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Sites of Borough Grade II Importanc
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5. BUILT ENVIRONMENT Introduction 5
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BE4 NEW DEVELOPMENT WITHIN OR ON TH
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BE11 THE DEMOLITION OF STATUTORY LI
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(ii) SUFFICIENT LAND HAS BEEN RESER
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5.30 The protection of privacy, par
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(ii) (iii) THEY DO NOT INTRODUCE AN
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(ii) (iii) (iv) (v) (vi) ENVIRONMEN
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(iii) (iv) (v) THERE IS NO REASONAB
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(ii) (iii) (iv) THE STORAGE OR DISP
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6.13 In other areas suffering from
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Hazardous Substances and Contaminat
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PART 2 SECTION 2 : MEETING COMMUNIT
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7.6 It is intended that the supply
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OF SURROUNDING DEVELOPMENT, THE PRO
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- internal planning for wheelchair
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this type. The Local Planning Autho
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accessible to more people and are l
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Uxbridge/Harefield Area 55-97 High
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also on sites with good road access
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S3 THE LOCAL PLANNING AUTHORITY WIL
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(b) Local Shops 8.20 PPG6 and PPG13
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shopping trips. Accordingly the Loc
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9. RECREATION, LEISURE AND COMMUNIT
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or other areas of a specialist natu
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In assessing proposals the Local Pl
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Community Facilities (i) Religious
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use, planning, housing and social s
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facilities to be provided by GP's a
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PART 2 SECTION 3 : MAINTAINING A ST
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Economic Regeneration 10.4 Promotin
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**RIGBY LANE/SWALLOWFIELD WAY/ BETA
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need to be satisfied that there is
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(i) (ii) (iii) (iv) THE EXISTING US
Page 113 and 114: - buildings, open spaces, pedestria
Page 115 and 116: guidance, environmental disbenefits
Page 117 and 118: NEED FOR THE DEVELOPMENT AND, WHERE
Page 119 and 120: intended occupiers of developments
Page 121 and 122: 12. TOURISM Introduction 12.1 Curre
Page 123 and 124: T3 WITHIN EXISTING HOTEL BUILDINGS
Page 125 and 126: 13. MINERALS AND WASTE DISPOSAL Int
Page 127 and 128: exceptional circumstances prevail.'
Page 129 and 130: 13.17 In defining land which should
Page 131 and 132: crucial factor and the Minerals Pla
Page 133 and 134: (iii) THE RETENTION ON SITE OF ALL
Page 135 and 136: Waste Recycling and Disposal 13.35
Page 137 and 138: MIN19 THE MINERALS PLANNING AUTHORI
Page 139 and 140: that containing the potential growt
Page 141 and 142: PART 2 SECTION 4 : REDUCING TRAVEL
Page 143 and 144: The planning system can, however, i
Page 145 and 146: (i) (ii) (iii) (iv) (v) HAYES BY-PA
Page 147 and 148: justification is the improvement of
Page 149 and 150: towpath without a permit. RPG3 stat
Page 151 and 152: - attention to be given to the surf
Page 153 and 154: COMMERCIAL DEVELOPMENT SCHEMES IN T
Page 155 and 156: PART 2 SECTION 5 : 15. Proposals -
Page 157 and 158: 15.7 Despite these problems the Cor
Page 159 and 160: RETAILING, COMMERCIAL USE, LEISURE
Page 161 and 162: (ii) (iii) (iv) (v) THE ADEQUACY OF
Page 163: Land at Bourne Avenue, Hayes 15.23
Page 167 and 168: WILL BE SOUGHT. OTHER APPROPRIATE T
Page 169 and 170: ANY DEVELOPMENT WILL BE EXPECTED TO
Page 171 and 172: (v) (vi) PROVISION OF EMPLOYMENT GE
Page 173 and 174: (v) WHERE LAND AT NORTH WARDS SITE
Page 175 and 176: addition a new Hillingdon Station,
Page 177 and 178: Mount Vernon Hospital, Northwood 15
Page 179 and 180: CAR PARKING STANDARDS ANNEX 1 GENER
Page 181 and 182: CAR PARKING STANDARDS ANNEX 1 Use C
Page 183 and 184: CAR PARKING STANDARDS ANNEX 1 Use C
Page 185 and 186: CAR PARKING STANDARDS Use Class Des
Page 187 and 188: INDEX OF POLICIES Access Advertisem
Page 189 and 190: • Transport • General AM13 Pt 1
Page 191 and 192: Metropolitan Land Meeting Halls Min
Page 193 and 194: Safety General design Pt 1.33, BE18
Page 195 and 196: GLOSSARY Access Way or means of ent
Page 197 and 198: Greater London Development Plan Thi
Page 199 and 200: Proposals Map The map or maps withi
Page 201: enjoyment by the general public. Pe
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