HILLINGDON UNITARY DEVELOPMENT PLAN - London Borough ...

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OL4 THE LOCAL PLANNING AUTHORITY WILL ONLY PERMIT THE REPLACEMENT OR EXTENSION OF BUILDINGS WITHIN THE GREEN BELT IF: (i) (ii) (iii) THE DEVELOPMENT WOULD NOT RESULT IN ANY DISPROPORTIONATE CHANGE IN THE BULK AND CHARACTER OF THE ORIGINAL BUILDING; THE DEVELOPMENT WOULD NOT SIGNIFICANTLY INCREASE THE BUILT UP APPEARANCE OF THE SITE; HAVING REGARD TO THE CHARACTER OF THE SURROUNDING AREA THE DEVELOPMENT WOULD NOT INJURE THE VISUAL AMENITIES OF THE GREEN BELT BY REASON OF SITING, MATERIALS, DESIGN, TRAFFIC OR ACTIVITIES GENERATED. OL5 THE LOCAL PLANNING AUTHORITY WILL NORMALLY ONLY PERMIT PROPOSALS FOR DEVELOPMENT ADJACENT TO OR CONSPICUOUS FROM THE GREEN BELT IF IT WOULD NOT INJURE THE VISUAL AMENITIES OF THE GREEN BELT BY REASON OF SITING, MATERIALS, DESIGN, TRAFFIC OR ACTIVITIES GENERATED. 3.11 A recent trend has been the establishment of garden centres within the Green Belt, many of which are based on long established nurseries. Where the goods retailed (or a significant proportion of them) originate on the site, such uses may be acceptable in the Green Belt provided that the criteria set out in the following policy are satisfied. Nowadays, however, the range of goods offered at many garden centres is very wide and includes such things as sheds, paving, building materials, and pets. A garden centre therefore often needs a large site with buildings, car parking and display areas. The Local Planning Authority regards such centres as retail development which is not normally acceptable in a Green Belt location. OL6 APPLICATIONS FOR NURSERIES OR EXTENSIONS TO EXISTING NURSERIES WITHIN THE GREEN BELT WILL NORMALLY BE PERMITTED PROVIDED IT CAN BE DEMONSTRATED THAT:- (i) (ii) (iii) (iv) (v) A SIGNIFICANT PROPORTION OF GOODS IS PRODUCED ON SITE; THERE WILL NOT BE AN UNACCEPTABLE IMPACT ON THE LOCAL ROAD NETWORK; PARKING IS PROVIDED IN ACCORDANCE WITH THE COUNCIL’S STANDARDS; SUFFICIENT LANDSCAPING IS PROVIDED; THE PROPOSAL COMPLIES WITH OTHER APPROPRIATE POLICIES IN THIS PLAN PROPOSALS FOR GARDEN CENTRES OR EXTENSIONS TO EXISTING GARDEN CENTRES WILL NOT NORMALLY BE PERMITTED IN THE GREEN BELT. WHERE, EXCEPTIONALLY, PROPOSALS ARE CONSIDERED ACCEPTABLE, THE CRITERIA SPECIFIED IN (i) - (v) ABOVE WILL APPLY. THE LOCAL PLANNING AUTHORITY WILL ALSO NORMALLY IMPOSE A CONDITION ON ANY PLANNING PERMISSION FOR A NURSERY OR GARDEN CENTRE RESTRICTING THE TYPE OF GOODS SOLD. 3.12 In recent years, there has been a widespread growth in demand for the development of golfing facilities, including new courses and driving ranges. Future demands are likely to be high in Hillingdon, due to its location on the fringe of London. As almost all remaining open land in the Borough is designated as Green Belt, proposals for golf development will need careful consideration. They will inevitably involve London Borough of Hillingdon Unitary Development Plan
changes in landscape character and wildlife habitats, and geological and physiographic features could be damaged or destroyed. However, in some areas golf development, may make a positive contribution to landscape enhancement, such as in areas of degraded landscape. 3.13 Government advice on development for golf is set out in PPG17. "Golf courses can open up countryside for recreation, but they can also have a significant impact. They should be located and designed to ensure harmony with the surrounding countryside and conserve the natural environment." (PPG 17, para 57). New schemes often involve the taking of agricultural land. While current government policy encourages land owners to consider alternative uses of land, PPG7 does ensure that land of the highest agricultural quality is protected from irreversible development. Therefore in addition to the criteria in Policy OL7 below, the Local Planning Authority will need to assess the degree of reversibility in individual cases, based on the scale of investment and the amount of land re-shaping involved. 3.14 The cumulative effect of proposals for golf development can have an unacceptable impact on the local environment in terms of loss of landscape character and diversity, and excessive increases in activity and traffic generation. The Local Planning Authority will monitor golf development proposals, and may refuse proposals where they combine to create an unacceptable impact on local environments. 3.15 A further concern is the tendency for large-scale built development to be proposed in association with golf development in locations where such built development would otherwise be unacceptable. Modest functional facilities are called for and permission will not normally be granted for development in excess of what is reasonably associated with the playing of golf, in accordance with the provisions of Policy OL1. Where a range of related facilities are proposed they will be subject to the overriding requirements of Policies OL1 and OL2, in addition to the criteria in Policy OL7. Golf driving ranges pose a special problem in that they are essentially urban in nature. Serious intrusion can arise through the appearance of structures, floodlighting, fencing, and covered tees, as well as the level of traffic and activity generated, and are unlikely to be acceptable where they change the character and appearance of countryside areas. Although they have a role, they are not considered to be an essential part of a golf course and may be free-standing, although even in urban fringe locations problems of landscaping, light pollution and loss of local amenity may still exist. OL7 PROPOSALS FOR GOLF DEVELOPMENT WITHIN THE GREEN BELT SHOULD BE LOCATED ON DEGRADED OR DERELICT LAND, LOWER GRADES OF AGRICULTURAL LAND, (GRADES 3B, 4 AND 5) OR LAND WHERE GOLF DEVELOPMENT WOULD RESULT IN IMPROVEMENTS TO AMENITY, LANDSCAPE, NATURE CONSERVATION AND PUBLIC ACCESS. THEY SHOULD SAFEGUARD AND ENHANCE AREAS OF IMPORTANCE FOR NATURE CONSERVATION, COUNTRYSIDE CONSERVATION AREAS AND THE PUBLIC RIGHTS OF WAY NETWORK AND WHERE APPROPRIATE CREATE NEW AREAS OF ECOLOGICAL INTEREST AND OPPORTUNITIES FOR PUBLIC ACCESS WITHIN THE SITE. THE CUMULATIVE EFFECT TAKING ACCOUNT OF EXISTING AND PERMITTED DEVELOPMENT SHOULD NOT HAVE AN UNACCEPTABLE IMPACT ON THE LOCAL ENVIRONMENT. Metropolitan Open Land 3.16 Strategic Planning Guidance for London (RPG3) identifies the need to protect further areas of open land within the urban area "which is significant to London as a whole". These areas may be important in providing attractive breaks in the built up area, providing open air facilities or containing features or landscape of historic, recreation, nature conservation or scientific value to the whole or part of London. The presumption against development in the Green Belt applies equally to MOL (RPG para 61). The 3 areas of Metropolitan Open Land in this Plan are Uxbridge Common, Cowley Recreation Ground and Grassy Meadow and Town Hall Park, Hayes (excluding the Chestnuts, Barra Hall). Whilst recognising the intention of Strategic Guidance to afford similar protection to Metropolitan Open Land as to the Green Belt, areas of Metropolitan Open Land within the Borough are small and not suitable for many uses deemed acceptable in the wider expanse of the Green Belt. They are primarily used for recreation purposes and the Council wants to ensure they remain so. The Council notes the guidance of RPG3 (paragraph 7.11) London Borough of Hillingdon Unitary Development Plan
Page 1 and 2: London Borough of Hillingdon HILLIN
Page 3 and 4: PR14 : Mahjacks Island Site PR15 :
Page 5 and 6: 1. INTRODUCTION Purpose and Status
Page 7 and 8: Monitoring and Review 1.14 The poli
Page 9 and 10: 2.7 Over the last few years Central
Page 11 and 12: 2.17 The Government in its White Pa
Page 13 and 14: Hillingdon show that secondary scho
Page 15 and 16: -to secure a mix of house types and
Page 17 and 18: The Government aims to encourage ec
Page 19 and 20: concerning the characteristics of e
Page 21 and 22: connections to Stockley Park (RPG3
Page 23 and 24: Part One Policies This section of t
Page 25 and 26: Pt 1.34 To maintain the road hierar
Page 27 and 28: 3. OPEN LAND AND COUNTRYSIDE Introd
Page 29: 1992. The Local Planning Authority
Page 33 and 34: - to maintain and enhance the lands
Page 35 and 36: - the siting, design and external a
Page 37 and 38: OL18 WHERE APPROPRIATE NEW DEVELOPM
Page 39 and 40: Damaged; Land west of Springwell La
Page 41 and 42: (iii) (iv) (v) (vi) LANDSCAPE IMPRO
Page 43 and 44: designated as a SSSI for geological
Page 45 and 46: Sites of Borough Grade II Importanc
Page 47 and 48: 5. BUILT ENVIRONMENT Introduction 5
Page 49 and 50: BE4 NEW DEVELOPMENT WITHIN OR ON TH
Page 51 and 52: BE11 THE DEMOLITION OF STATUTORY LI
Page 53 and 54: (ii) SUFFICIENT LAND HAS BEEN RESER
Page 55 and 56: 5.30 The protection of privacy, par
Page 57 and 58: (ii) (iii) THEY DO NOT INTRODUCE AN
Page 59 and 60: (ii) (iii) (iv) (v) (vi) ENVIRONMEN
Page 61 and 62: (iii) (iv) (v) THERE IS NO REASONAB
Page 63 and 64: (ii) (iii) (iv) THE STORAGE OR DISP
Page 65 and 66: 6.13 In other areas suffering from
Page 67 and 68: Hazardous Substances and Contaminat
Page 69 and 70: PART 2 SECTION 2 : MEETING COMMUNIT
Page 71 and 72: 7.6 It is intended that the supply
Page 73 and 74: OF SURROUNDING DEVELOPMENT, THE PRO
Page 75 and 76: - internal planning for wheelchair
Page 77 and 78: this type. The Local Planning Autho
Page 79 and 80: accessible to more people and are l
Page 81 and 82:
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
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- buildings, open spaces, pedestria
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guidance, environmental disbenefits
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NEED FOR THE DEVELOPMENT AND, WHERE
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intended occupiers of developments
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12. TOURISM Introduction 12.1 Curre
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T3 WITHIN EXISTING HOTEL BUILDINGS
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13. MINERALS AND WASTE DISPOSAL Int
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exceptional circumstances prevail.'
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13.17 In defining land which should
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crucial factor and the Minerals Pla
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(iii) THE RETENTION ON SITE OF ALL
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Waste Recycling and Disposal 13.35
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MIN19 THE MINERALS PLANNING AUTHORI
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that containing the potential growt
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PART 2 SECTION 4 : REDUCING TRAVEL
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The planning system can, however, i
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(i) (ii) (iii) (iv) (v) HAYES BY-PA
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justification is the improvement of
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towpath without a permit. RPG3 stat
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- attention to be given to the surf
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COMMERCIAL DEVELOPMENT SCHEMES IN T
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PART 2 SECTION 5 : 15. Proposals -
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15.7 Despite these problems the Cor
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RETAILING, COMMERCIAL USE, LEISURE
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(ii) (iii) (iv) (v) THE ADEQUACY OF
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Land at Bourne Avenue, Hayes 15.23
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Pass and the new borough boundary a
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WILL BE SOUGHT. OTHER APPROPRIATE T
Page 169 and 170:
ANY DEVELOPMENT WILL BE EXPECTED TO
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(v) (vi) PROVISION OF EMPLOYMENT GE
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(v) WHERE LAND AT NORTH WARDS SITE
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addition a new Hillingdon Station,
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Mount Vernon Hospital, Northwood 15
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CAR PARKING STANDARDS ANNEX 1 GENER
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CAR PARKING STANDARDS ANNEX 1 Use C
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CAR PARKING STANDARDS ANNEX 1 Use C
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CAR PARKING STANDARDS Use Class Des
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INDEX OF POLICIES Access Advertisem
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• Transport • General AM13 Pt 1
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Metropolitan Land Meeting Halls Min
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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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