HILLINGDON UNITARY DEVELOPMENT PLAN - London Borough ...

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comparison of goods and hence attract shoppers. A variety of service uses may also be appropriate in shopping areas (see para 8.24) and provided they do not become predominant in any row of shops, can “contribute to the vitality of a shopping area”, and contribute to its retail attractiveness. In some cases, however, service uses can detract from this vitality and attractiveness and the Local Planning Authority will therefore exercise strict control over the loss of shops to other uses. The trends referred to in paragraph 8.2 continue to result in the closure of small shops and pressures arise for alternative uses. (a) Safeguarding Amenity 8.19 The siting of uses which could have an adverse impact on amenity such as amusement centres, betting offices and hot food take-aways, demands special attention, particularly in Conservation Areas or in close proximity to housing, churches, schools and hospitals, and local planning authorities can impose conditions on planning permissions to help overcome potential problems. Hot food take-aways also tend to attract a significant proportion of their trade from motorists and some operate a courier home delivery service. In order to prevent congestion, disturbance and obstruction caused by parking on street or on the pavement outside the premises, adequate arrangements will need to be made for off-street parking for customers' and couriers' vehicles. Chapter 14 contains the particular road safety and traffic policies that the Local Planning Authority will take into consideration. There may be particular locations where hot food take-aways could give rise to problems of highway management and safety. Hot food take-aways can also generate smells and fumes. In many cases these can be removed by appropriate ventilation and ducting measures, but if there is a residential use above or adjacent, such measures may be insufficient to prevent loss of amenity and refusal of planning permission may be justifiable. Hot food take-aways tend to raise public concern that litter problems will arise; where possible the Local Planning Authority will seek appropriate provision for litter bins in association with new hot food take-aways. Where the proposal relates to statutory or locally Listed Building or is within a Conservation Area, the LPA will require details of any proposed shopfront alterations to be submitted with the application for change of use to be satisfied that S6(i) and (ii) are being met. S6 TO SAFEGUARD THE AMENITIES OF SHOPPING AREAS, THE LOCAL PLANNING AUTHORITY WILL GRANT PERMISSION FOR CHANGES OF USE OF CLASS A1 SHOPS IF: (i) (ii) (iii) (iv) THE PROPOSAL WILL NOT BE DETRIMENTAL TO VISUAL AMENITY WHERE THE PREMISES FORM PART OF A STATUTORY OR LOCALLY LISTED BUILDING OR ARE LOCATED WITHIN A CONSERVATION AREA; A FRONTAGE OF A DESIGN APPROPRIATE TO THE SURROUNDING AREA IS MAINTAINED OR PROVIDED (THE LOCAL PLANNING AUTHORITY MAY IMPOSE CONDITIONS TO ENSURE RETENTION OR INSTALLATION OF AN APPROPRIATE FRONTAGE); AND THE PROPOSED USE IS COMPATIBLE WITH NEIGHBOURING USES AND WILL NOT CAUSE UNACCEPTABLE LOSS OF AMENITY TO NEARBY RESIDENTIAL PROPERTIES BY REASON OF DISTURBANCE, NOISE, SMELL, FUMES, PARKING OR TRAFFIC RELATED PROBLEMS; HAS NO HARMFUL EFFECT ON ROAD SAFETY AND DOES NOT WORSEN TRAFFIC CONGESTION OR DISRUPT BUS OPERATIONS. THE LOCAL AUTHORITY MAY IMPOSE CONDITIONS COVERING RESTRICTIONS ON USES, OPENING HOURS, SOUND PROOFING, DUCTING, CAR PARKING, OR OTHER MATTERS NECESSARY TO MAKE THE DEVELOPMENT ACCEPTABLE. London Borough of Hillingdon Unitary Development Plan
(b) Local Shops 8.20 PPG6 and PPG13 explain the need to encourage and promote the retail function of local shops. Local shops often provide flexible opening hours and services such as home delivery from which all can benefit, and they are particularly important to women with children without the use of a car during the day, elderly people and people with disabilities. Shortages of local shops for 'top-up' shopping trips even inconvenience mobile and car-owning households. The Local Planning Authority therefore intends to ensure that there are local centres or parades within walking distance of all residential parts of the Borough. 8.21 Despite the importance of local centres and parades for daily food shopping, there is, for the reasons outlined in paragraph 8.2, still a continuing decline in the number of local shops. There is considerable pressure for service uses in these areas and the continued loss of shops could seriously limit residents' accessibility to local shops. A walking distance to local shops of 800m, i.e. about a 10 minute walk, is generally considered acceptable. Any alternative shops available to residents within 800m will therefore be taken into account by the Local Planning Authority in considering applications for a change from retail use. It will take particular account of the availability of the following shop uses which are important at the local level: chemist, Post Office counter, grocer, baker, butcher, greengrocer, newsagent. These are the essential shop uses referred to in policies S7, S8 and S10. The service which the proposed new use is intended to perform and its appropriateness to the locality will also be important considerations. 8.22 The shopping hierarchy in Table 8.1 sets out the functions of local shops, and ideally every residential area should be within walking distance of the full range of essential shops. However, as some areas may have insufficient population to support all these uses, the Local Planning Authority seeks to ensure that all residential areas are within half a mile of at least five essential shop uses, although not necessarily within the same parade or centre. Residential areas which are not within 800m of at least five essential shop uses are defined as being deficient in essential shop uses. Local shops are particularly susceptible to closure and pressure for changes of use. For some local shopping areas the closure of just one essential shop may be so significant as to precipitate the closure of other shops and the ultimate demise of the centre as a whole. The Local Planning Authority seeks to protect vulnerable parades and corner shops which have a particularly important role for the local community and to provide opportunities for the establishment of new essential shop uses in existing Class A1 premises (defined in accordance with the Town and Country Planning (Use Classes) Order 1987). Accordingly, in addition to the considerations raised in paragraph 8.18 and Policy S6 the Local Planning Authority will, in assessing proposals against the criteria in Policies S7 to S10, seek to ensure that parades and local centres retain as many essential shop uses as possible. Ideally there should be no less than three in the smaller parades, and a choice of essential shops in the larger parades and in local centres should be retained. S7 THE LOCAL PLANNING AUTHORITY WILL ONLY GRANT PERMISSION TO CHANGE THE USE OF SHOPS IN PARADES FROM CLASS A1 IF:- (i) (ii) THE PARADE RETAINS SUFFICIENT ESSENTIAL SHOP USES TO PROVIDE A RANGE AND CHOICE OF SHOPS APPROPRIATE TO THE SIZE OF THE PARADE AND TO ITS FUNCTION IN THE BOROUGH SHOPPING HIERARCHY; THE SURROUNDING RESIDENTIAL AREA IS NOT DEFICIENT IN ESSENTIAL SHOP USES; AND (iii) THE PROPOSAL ACCORDS WITH POLICY S6. S8 THE LOCAL PLANNING AUTHORITY WILL ONLY GRANT PERMISSION TO CHANGE THE USE OF CORNER SHOPS FROM CLASS A1 IF THE SURROUNDING RESIDENTIAL AREA IS NOT DEFICIENT IN ESSENTIAL LOCAL SHOP USES AND THE PROPOSAL ACCORDS WITH POLICY S6. 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
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
Page 83 and 84: also on sites with good road access
Page 85: S3 THE LOCAL PLANNING AUTHORITY WIL
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
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
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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
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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
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GLOSSARY Access Way or means of ent
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Greater London Development Plan Thi
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Proposals Map The map or maps withi
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enjoyment by the general public. Pe
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