London Borough of Hillingdon HILLINGDON UNITARY DEVELOPMENT PLAN Adopted September 1998 Planning Services London Borough of Hillingdon Unitary Development Plan CONTENTS PART 1 1. Introduction 2. The Principal Themes of the Plan and Part 1 Policies. PART 2 SECTION 1 : MAINTAINING AND ENHANCING THE ENVIRONMENT 3. Open Land and Countryside. 4. Ecology and Nature Conservation. 5. Built Environment. 6. Other Environmental Considerations. SECTION 2: MEETING COMMUNITY NEEDS 7. Housing. 8. Shopping and Town Centres. 9. Recreation, Leisure and Community Facilities. SECTION 3: MAINTAINING A STRONG LOCAL ECONOMY 10. The Local Economy. 11. Airports and Aviation. 12. Tourism. 13. Minerals and Waste Disposal. SECTION 4: REDUCING TRAVEL DEMAND 14. Accessibility and Movement. SECTION 5: 15. Proposals Hayes/West Drayton Corridor PR1 : Station Site, Hayes PR2 : Western Core Area, Hayes PR3 : Yiewsley/West Drayton PR4 : Thorn EMI Complex, Blyth Road, Hayes PR5 : BASF Site, West Drayton PR6 : DRA Site, Warwick Road, West Drayton PR7 : Land at Bourne Avenue, Hayes PR8 : RAF West Drayton PR9 : Minet Estate (St Christopher's), Hayes PR10 : Powergen/Bulls Bridge Site, North Hyde Gardens, Hayes PR11 : The Chestnuts, Barra Hall Park, Hayes Uxbridge & Harefield Planning Area PR12 : 175-222A High Street, Uxbridge (Block 6/7) PR13 : Land at High Street, Vine Street, Hillingdon Road, Uxbridge (Block 13) London Borough of Hillingdon Unitary Development Plan PR14 : Mahjacks Island Site PR15 : Windsor Street PR16 : Coppermill, Harefield PR17 : Harefield House, High Street, Harefield PR18 : Manor Court, Church Hill, Harefield PR19 : Breakspear House, Breakspear Road North, Harefield PR20 : Harefield Hospital PR21 : Hillingdon Hospital PR22 : Brunel University PR23 : Hillingdon Circus PR24 : Hillingdon House Farm, Park Road, Uxbridge Ruislip/Northwood Planning Area PR25 : Battle of Britain House, Ruislip PR26 : St. Vincents Hospital, Northwood Hills ANNEX 1 – Car Parking Standards LIST OF POLICIES GLOSSARY OF TERMS LIST OF FIGURES Figure No 1 Areas Covered by Local Plans 2 Key Diagram 3 Derelict and Damaged Land 4 Archaeological Priority Areas 5 Areas Sensitive to High Buildings 6 Areas at Risk from Flooding and River Corridor 7 Primary, Secondary and Core Shopping Areas of Town and Local Centres 7A Harefield 7B Ickenham 7C North Hillingdon 7D Hillingdon Heath 7E South Ruislip 7F The Willows, Willow Tree Lane, Yeading 7G Harlington 7H Northwood Hills – Minor Town Centre 7J Green Lane, Northwood – Minor Town Centre 7K Eastcote – Minor Town Centre 7L Ruislip Manor – Minor Town Centre 7M Uxbridge Road, Hayes – Minor Town Centre 7N Ruislip – Major Town Centre 7P Hayes – Major Town Centre 7Q Yiewsley/West Drayton – Major Town Centre 8 Areas of Open Space Deficiency 9 Residential Areas More Than 400m from a Children’s Playground 10 Sand and Gravel Deposits, Rail Aggregates Depots & Rail Connected Waste Transfer Stations 11 Cycle Routes 12 Planning Sub-Committee Areas 13 Hayes/West Drayton Regeneration Corridor London Borough of Hillingdon Unitary Development Plan PART 1 INTRODUCTION AND GUIDING PRINCIPLES 1. Introduction 2. The Principal Themes of the Plan and Part 1 Policies London Borough of Hillingdon Unitary Development Plan 1. INTRODUCTION Purpose and Status of the Plan 1.1 The planning system is designed to regulate the development and use of land in the public interest. For this reason, it is generally necessary to apply to the Council for planning permission before a new building is erected, or a different use is carried out in a building or on a piece of land. Development plans such as this Unitary Development Plan (UDP) set out the main considerations on which planning applications are decided and can guide a range of responsibilities of local government and other agencies. Although provisions of a development plan cannot be prescriptive, it is intended they should offer everyone concerned with development a reasonable measure of certainty as to what will and what will not be permitted. Legislation requires development control decisions to accord with the plan, once adopted, unless material considerations indicate otherwise. 1.2 Hillingdon's UDP was approved for adoption by the Council's Environment Committee on 30 June 1998 and formally adopted on the 30 September 1998. It will be used by the Local Planning Authority for the purposes of development control. Legislative Background 1.3 The Local Government Act, 1985 requires each London Borough to prepare what is called a 'Unitary Development Plan' (UDP). On statutory adoption, UDPs supersede the existing development plan framework, namely the Greater London Development Plan, adopted local plans and the Initial Development Plan where not already superseded by adopted local plans. 1.4 The Secretary of State for the Environment issued a Commencement Order to formally begin work on a UDP for Hillingdon in March 1990. It came into effect on 13th April 1990. Relationship with Existing Plans 1.5 Hillingdon has three existing statutory local plans: (i) Ickenham Local Plan (adopted 1985); (ii) Northwood Local Plan (adopted 1985); and (iii) Central Hillingdon Local Plan (adopted 1990) A local plan for the area south of the M4 motorway - the Heathrow A4/M4 Local Plan - was approved by the Council in 1985, but was not progressed through all the stages necessary to achieve statutory adoption. The areas covered by these plans are shown on Figure 1. All were prepared within a framework set by the Greater London Development Plan, prepared by the former Greater London Council and statutorily approved in 1976. 1.6 A further non-statutory plan - the Borough Planning Strategy - was adopted by the Council in March 1989. This did not supersede the local plans, but broadened their coverage where appropriate to those areas of the Borough without local plans and provided additional policy guidance on matters not previously included in them. The main purposes of the Borough Planning Strategy were:- (i) to provide Borough-wide policy guidance for the interim period until the UDP was prepared; and (ii) to provide a base on which to develop more detailed and long-term policies and proposals in the UDP. London Borough of Hillingdon Unitary Development Plan Format of the Plan 1.7 Legislation requires that UDPs consist of two parts: Part 1 : A written statement of the local authority's general policies for the development and other use of land in its area, including measures for improving the physical environment and the management of traffic; Part 2 : More detailed policies and site specific proposals, together with a reasoned justification for the general policies of Part 1 and the policies and proposals of Part 2. 1.8 Part 1 comprises this Introduction and the following chapter which sets out the Guiding Principles and Objectives of the Plan, and the Local Planning Authority's general development and land use policies through which it seeks to achieve the objectives. Part 2 is divided into sections which reflect four of the Guiding Principles. Whilst these sections contain chapters on specific topics which contribute substantially to the overall theme, it should be recognised that the Guiding Principles have been taken into account where appropriate throughout the Plan. 1.9 Sections 1 - 4 of Part 2 contain the bulk of the Local Authority's planning policies. However, the Council believes that many decisions are best taken at a local level and to facilitate this has established three local Planning Sub-Committees. Section 5 of the Plan contains policies and proposals which are specific to the areas covered by these Sub-Committees. An Annex provides details of the Council's parking standards which are referred to in the policies. 1.10 The Proposals Map shows the areas of land affected by particular policies and proposals. This is split into three parts, two covering the majority of the Borough (divided into north and south), and the third covering, at a larger scale, the town centre of Uxbridge. 1.11 Policies and proposals are distinguished in the text by being numbered and printed in capitals. It is clear from Government guidance that policies should not be prescriptive and other material considerations may influence the decision on individual planning applications. Therefore, although policies and proposals have only been qualified by such words as "normally", "generally" or "only in exceptional circumstances" where the text of the Plan itself indicates that exceptions may be made, in practice such reservations must be read into any policy where appropriate. At various points in the text indications are given of the type of considerations which may influence the implementation of particular policies. Supplementary Planning Guidance 1.12 As part of the planning process there is a continuing role for additional planning guidance which supplements the policies and proposals contained in the UDP. Such supplementary planning guidance may include development briefs for particular sites or details of development control guidelines. Supplementary Planning Guidance available at the present time is indicated in the Plan. Further guidance may be prepared in accordance with the policies and proposals within the Plan as circumstances require, and adopted after public consultation. Resources 1.13 To a significant extent the Council's planning objectives will be achieved through the grant or refusal of planning permission for private sector proposals, but some subject areas raise a number of problems or opportunities which can only be addressed through the application of public resources, either alone or in conjunction with private funds. In general terms the Council is satisfied that resources, both public and private, will be available to meet the commitments of the Plan taking account of the factors outlined in paragraphs 2.75 - 2.77. London Borough of Hillingdon Unitary Development Plan Monitoring and Review 1.14 The policies and proposals of the UDP will influence the planning of the Borough until April 2001 and beyond. However, local planning authorities are required to keep under review the matters which may be expected to affect the development of their area or the planning of that area.