HILLINGDON UNITARY DEVELOPMENT PLAN - London Borough ...

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for which are set out in Chapter 13. Where development may affect areas of archaeological significance or potential, both within Archaeological Priority Areas and elsewhere, the Local Planning Authority will expect applicants to have properly assessed and planned for the archaeological implications of their proposals. If the buried heritage does not require permanent preservation and is likely to be damaged or destroyed by proposed development the Local Planning Authority will seek to ensure that sites are properly investigated by a recognised archaeological organisation before development takes place. BE3 THE LOCAL PLANNING AUTHORITY WILL ENSURE WHENEVER PRACTICABLE THAT SITES OF ARCHAEOLOGICAL INTEREST ARE INVESTIGATED AND RECORDED EITHER BEFORE ANY NEW BUILDINGS, REDEVELOPMENT, SITE WORKS, GOLF COURSE OR GRAVEL EXTRACTION ARE STARTED, OR DURING EXCAVATION AND CONSTRUCTION. DEVELOPMENT WHICH WOULD DESTROY IMPORTANT ARCHAEOLOGICAL REMAINS WILL NOT BE PERMITTED. 5.6 The Local Planning Authority consults the Museum of London and the Historic Buildings and Monuments Commission on proposals affecting other sites of archaeological interest, and in appropriate cases will attach conditions to planning permissions or seek to enter into legal agreements to ensure proper investigation of sites. It will promote co-operation between landowners, developers and archaeological organisations in accordance with PPG15, PPG16 and RPG3 (1996). Conservation Areas 5.7 Conservation Areas are areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Strategic Guidance for London Planning Authorities requires that such areas should be identified in UDPs and conserved (RPG3 (1996) para. 8.8). The Borough has 26 Conservation Areas, which are identified on the Proposals Map, and are listed below:- TABLE 5.1 LONDON BOROUGH OF HILLINGDON: CONSERVATION AREAS Uxbridge/Harefield Area Harefield Village Old Uxbridge Hillingdon Village The Greenway Cowley Church Ickenham Springwell Lock Coppermill Lock Black Jacks Lock Denham Lock Cowley Lock Widewater Lock Hayes/Heathrow Area West Drayton Green Harmondsworth Village Longford Village Hayes Village East and West Walk, Botwell Thorn E.M.I. Botwell Nestles, Botwell Bulls Bridge Cranford Village Ruislip/Northwood Area Ruislip Village Eastcote Village Manor Way, Ruislip Morford Way, Eastcote Frithwood Avenue, Northwood 5.8 Conservation Area status provides additional controls on building alterations and demolition similar to listed building control (see para 5.12) and affords protection for trees similar to tree preservation legislation (see para 5.47). Conservation Area Advisory Panels are consulted about applications to carry out development that affects the character or appearance of Conservation Areas. London Borough of Hillingdon Unitary Development Plan
BE4 NEW DEVELOPMENT WITHIN OR ON THE FRINGES OF CONSERVATION AREAS WILL BE EXPECTED TO PRESERVE OR ENHANCE THOSE FEATURES WHICH CONTRIBUTE TO THEIR SPECIAL ARCHITECTURAL AND VISUAL QUALITIES; DEVELOPMENT SHOULD AVOID THE DEMOLITION OR LOSS OF SUCH FEATURES. THERE WILL BE A PRESUMPTION IN FAVOUR OF RETAINING BUILDINGS WHICH MAKE A POSITIVE CONTRIBUTION TO THE CHARACTER OR APPEARANCE OF A CONSERVATION AREA. APPLICATIONS FOR PLANNING PERMISSION SHOULD CONTAIN FULL DETAILS, INCLUDING SITING AND DESIGN, OR REPLACEMENT BUILDINGS. APPLICATIONS FOR CONSENT FOR DEMOLITION WILL DEPEND UPON THE SUBMISSION AND APPROVAL OF SUCH DETAILS. Areas of Special Local Character 5.9 The Local Planning Authority's policies for safeguarding the amenity of residential areas in general are set out below (policies BE19-BE24). There are, however, particular Areas of Special Local Character in the Borough, which contain certain elements of character and identity which the Local Planning Authority wishes to preserve. The Council has so far designated nine Areas as shown on the Proposals Map: the Garden City Estate, West Drayton; Hillingdon Court Park area; the Gate Hill Farm Estate, Northwood; the Copsewood Estate, Northwood; Eastcote Park Estate; Midcroft, Ruislip; Dene Road, Northwood; Moat Drive, Ruislip and Central Avenue, Hayes. The Areas are subject to Policies BE5 and BE6 to ensure new development is of a similar scale and reflects the materials, design features, architectural style and building heights predominant in the area. BE5 WITHIN AREAS OF SPECIAL LOCAL CHARACTER NEW DEVELOPMENT SHOULD HARMONISE WITH THE MATERIALS, DESIGN FEATURES, ARCHITECTURAL STYLE AND BUILDING HEIGHTS PREDOMINANT IN THE AREA. EXTENSIONS TO DWELLINGS SHOULD RESPECT THE SYMMETRY OF THE ORIGINAL BUILDINGS. 5.10 In addition to Policy BE5 the following policy will be applied in the Gate Hill Farm and Copsewood Estates, Northwood. BE6 WITHIN THE AREAS OF SPECIAL LOCAL CHARACTER AT GATE HILL FARM AND COPSEWOOD ESTATES FENCING SHOULD BE UNOBTRUSIVE AND IN MATERIALS APPROPRIATE TO THE CHARACTER AND APPEARANCE OF THE ESTATE, NEW HOUSES SHOULD:- (i) (ii) (iii) BE CONSTRUCTED ON BUILDING PLOTS OF A SIMILAR AVERAGE WIDTH AS SURROUNDING RESIDENTIAL DEVELOPMENT; AND BE CONSTRUCTED ON A SIMILAR BUILDING LINE (FORMED BY THE FRONT MAIN WALLS OF EXISTING HOUSES) AND BE OF A SIMILAR SCALE, FORM AND PROPORTION AS ADJACENT HOUSES; AND REFLECT THE MATERIALS, DESIGN FEATURES AND ARCHITECTURAL STYLE PREDOMINANT IN THE AREA AND SUFFICIENT ARCHITECTURAL VARIETY MUST BE ACHIEVED WITHIN NEW DEVELOPMENT IN ORDER TO RETAIN THE AREAS' CHARACTERISTICS OF LARGE INDIVIDUALLY DESIGNED HOUSES. 5.11 In the Copsewood Estate and surrounding area most trees are protected by Tree Preservation Orders. These cover trees in the large properties on the south side of Ducks Hill Road, a busy major traffic route. Many of the long rear gardens to these properties are being considered for backland development, but for reasons of local road safety these should not result in additional points of vehicular access to Ducks Hill Road. 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 and 30: 1992. The Local Planning Authority
Page 31 and 32: changes in landscape character and
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: 5. BUILT ENVIRONMENT Introduction 5
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
Page 83 and 84: also on sites with good road access
Page 85 and 86: S3 THE LOCAL PLANNING AUTHORITY WIL
Page 87 and 88: (b) Local Shops 8.20 PPG6 and PPG13
Page 89 and 90: shopping trips. Accordingly the Loc
Page 91 and 92: 9. RECREATION, LEISURE AND COMMUNIT
Page 93 and 94: or other areas of a specialist natu
Page 95 and 96: In assessing proposals the Local Pl
Page 97 and 98: Community Facilities (i) Religious
Page 99 and 100:
use, planning, housing and social s
Page 101 and 102:
facilities to be provided by GP's a
Page 103 and 104:
PART 2 SECTION 3 : MAINTAINING A ST
Page 105 and 106:
Economic Regeneration 10.4 Promotin
Page 107 and 108:
**RIGBY LANE/SWALLOWFIELD WAY/ BETA
Page 109 and 110:
need to be satisfied that there is
Page 111 and 112:
(i) (ii) (iii) (iv) THE EXISTING US
Page 113 and 114:
- buildings, open spaces, pedestria
Page 115 and 116:
guidance, environmental disbenefits
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NEED FOR THE DEVELOPMENT AND, WHERE
Page 119 and 120:
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
Page 127 and 128:
exceptional circumstances prevail.'
Page 129 and 130:
13.17 In defining land which should
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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
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MIN19 THE MINERALS PLANNING AUTHORI
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that containing the potential growt
Page 141 and 142:
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
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 and 164:
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
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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