HILLINGDON HOUSE FARM PLANNING BRIEF · Adopted Planning Brief for Hillingdon House Farm Page 1 Section 1 Purpose of the Brief 1.1 This brief aims to provide planning guidance for

HILLINGDON HOUSE FARM PLANNING BRIEF Adopted May 2003

Contents

Page Section 1 Purpose of the Brief 1 Section 2 Public Consultation 2 Section 3 Site Characteristics 3 Section 4 Relevant Planning Policies 6 Section 5 Development Objectives 10 Section 6 Proposed Developments 12 Section 7 Development Considerations 14 Section 8 Further Advice 29 Map 1 Site Location 30 Map 2 Unitary Development Plan Proposals 31 Map 3 Proposed Developments 32

Adopted Planning Brief for Hillingdon House Farm

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Section 1 Purpose of the Brief 1.1 This brief aims to provide planning guidance for the future development of Hillingdon House Farm, which for the purposes of this brief is defined as the area bounded by Park Road, the A40 (Western Avenue) and the Metropolitan railway line (see Map 1). The site includes an extensive area of open land owned by the London Borough of Hillingdon, which is available to the public for various open air recreational and leisure pursuits. It also includes the disused Uxbridge open-air pool. In addition the site encompasses Uxbridge College and some residential areas, mainly off Brearley Close. 1.2 The adopted Hillingdon Unitary Development Plan states that the Borough’s main recreational deficiency is in major sports facilities and there is a need for a major sports/leisure complex to be located in a centre with good accessibility to serve the whole of the Borough. It identifies land at Hillingdon House Farm as the most suitable site for such a sports/leisure complex and a detailed planning brief was adopted in March 1989, following public consultation, specifying the area outside the Green Belt for built development, related highway improvements, and environmental improvements. 1.3 More recently in October 1999, Hillingdon House Farm was identified in the Council’s Asset Management Review by Education, Youth and Leisure Services for a range of community leisure facilities. Following extensive public consultation it was clear that there was general support for a new community leisure facility at Hillingdon House Farm, including an indoor competition pool, with a separate leisure pool, a health and fitness suite, sports hall and café, but that the new facility should retain key features of the listed outdoor pool and some outdoor seasonal swimming provision. Indeed 72% of Uxbridge respondents supported the proposals. 1.4 Since the existing planning brief for the site was adopted in 1989 there have been changes to planning policies at national, regional and local levels. This revised brief provides up-to-date planning guidance for the site, including an indication of the extent and form of development that may be considered acceptable. It has been prepared within the context of the Unitary Development Plan (UDP) adopted in September 1998 and other agreed Council standards, and in light of regional and national guidance. It forms supplementary planning guidance and is held to be a material consideration in the assessment of any planning application.


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Section 2 Public Consultation 2.1 A Draft Planning Brief for Hillingdon House Farm, Uxbridge was approved for consultation purposes by the Uxbridge Planning Committee on 24 September 2002. Consultations on the Draft Planning Brief were carried out from 14 October 2002 to 29 November 2002. This comprised delivery of over 2500 copies of the consultation leaflet, including a ‘Freepost’ response form, to homes in the Hillingdon House Farm area (extending to Woodstock Drive to the north, the River Pinn to the east, Lancaster/York Road and Harefield Road to the west and Saint Andrews Road to the south). In addition, copies of the leaflets and the full Draft Planning Brief were placed at all borough libraries, the Hayes One Stop Shop and the Civic Centre (Environmental Services reception). Interested parties were sent copies of the documents including 36 residents’ associations, 28 local schools, 17 local councillors, 23 local groups and 83 other organisations and agencies. A press release was issued to the ‘Gazette’ newspaper by the Council on 16 October 2002 (this resulted in front page publicity at the beginning of the consultation period). 2.2 517 completed response forms were received, including 218 forms from the Frays Centre. In addition 26 letters were received. A further 4 response forms were also received in mid December after the close of consultation. Following consideration of all responses received, the Council’s Uxbridge Planning Committee at its meeting on 8 May 2003 resolved, subject to a number of amendments, to adopt the Hillingdon House Farm Planning Brief as supplementary planning guidance.


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Section 3 Site Characteristics 3.1 Hillingdon House Farm is a triangular parcel of predominantly open land of some 75.5 hectares (186.4 acres). It forms a wedge of mainly Green Belt land (see Map 2) between Uxbridge to the south west, Ickenham to the north and Hillingdon to the south. The topography of the site is outstanding, in part occupying a ridge affording expansive views of the open parkland bordered by deciduous woodland. The visual prominence of the site is evident not only from locations in the immediate vicinity but also from distant higher parts of Harrow and Ealing. The site is considered to have potential strategic importance (based particularly on its size and mainly Green Belt designation) and can make a positive contribution to West London and London in general. 3.2 The dominant characteristic is the pronounced slope running east-west and occupying the western half of the area, with gradients up to 1:10. The area is broadly defined by the broad-leaved woodland belt to the north, the copse bordering the River Pinn in the east, the railway embankment woods to the south and the crest-line of the slope to the west. 3.3 An important feature of the Hillingdon House Farm site is the disused Uxbridge outdoor pool. The pool was first opened in 1935 but due to financial circumstances it was closed to the public in 1986, although open for limited periods thereafter. Its principal five components (i.e. the pool, north fountain, south fountain, grandstand and entrance buildings) were each included as separate list entries in the statutory list of buildings of special architectural or historic interest at Grade II in 1998. It is recognised as being built in a Moderne style and is the only example of a 12-sided “star” swimming pool in the country. The five listed structures are included in English Heritage’s Register of Buildings at Risk, denoting the concern of English Heritage over the future and condition of the pool. 3.4 Significant areas of the Hillingdon House Farm site are of nature conservation value as shown on Map 2. It includes sites of Borough Grade I importance for nature conservation i.e. the Uxbridge Ponds. These include the Uxbridge College Pond which is within the Uxbridge College area and Park Road Pond which is off Brearley Close. These ponds are also designated as nature reserves. The ponds support breeding populations of Great Crested Newts, which are a protected species. Extensive areas of the open land are also of nature conservation value. These include the following sites of Borough Grade II importance for nature conservation:

• Uxbridge Common Meadows, which lie along the valley of the River Pinn and stretch along the Metropolitan railway line and along a major part of the A40; and

• Common Plantation, which is an area of woodland to the south and north of the A40.

3.5 The majority of open land at Hillingdon House Farm consists of grass that is regularly mown with only low clipped hedges breaking up the space at a local level. The central and flatter part of the site is largely uninterrupted open land and used as an informal playing field area. During the summer this central area accommodates the Middlesex Show. The eastern section, delineated by the River Pinn, is triangular in shape and represents a great contrast in that the land is parcelled into small fields


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enclosed by informal hedgerows and small tree belts of oak, elm, birch and other broadleaved species. 3.6 The built development is in the south-west of the site and lies principally near the crest of the slope. Whilst the housing is low enough to be hidden from the open space below, the buildings of Uxbridge College are clearly visible from open spaces in the area. The derelict Uxbridge open air pool lies immediately to the north-east of Uxbridge College. Uxbridge Cricket Club, with its extensive club and social facilities, is situated to the north of Gatting Way and to the east lies the athletics track and Rugby Club with changing and ancillary accommodation. The other main intrusive element is the former ski-slope, which is visible from a considerable distance all around. The area to the north of the ski slope is used as school playing fields. 3.7 Coupled with the attractive physical nature of the site are the exceptional locational advantages. Hillingdon House Farm is bounded on the north by the A40, to the west by Park Road from which the principal access is gained, and in the south east by the Metropolitan Line and Piccadilly Line between Hillingdon and Uxbridge stations. It has a central location within the Borough and is easily accessible from both east and west along the A40 (Western Avenue), from both north and south along Park Road (B483), and also from Hillingdon and Uxbridge stations. 3.8 The land was all originally farmed but this activity ceased in the 1930’s. At its acquisition by the County Council in 1931 for open space purposes, the only building on the site was Coaxden, later redeveloped for sheltered housing. Development began with the Uxbridge open air swimming pool, opened in 1936, but it was only in the 1960’s that substantial development took place which coincided with the transfer of the estate to the Borough Council. The major built development has been Uxbridge College occupying some 4.56ha (1.3 acres) in the south-western part of the site. Residential elements include ‘Brookfield’ a former residential home for the elderly; sheltered housing (formerly Coaxden) and privately owned housing in Brearley Close which consists of detached and semi-detached properties. Despite these developments, a key function performed by the site is that for which it was originally purchased, that is open space and the overall impression remains one of open parkland. 3.9 Surrounding the site, roads dominate to the north and west, and the railway to the southeast. Beyond these lie suburban residential areas, although there is an area of Metropolitan Open Land (Uxbridge Common) to the west off Park Road and further areas of Green Belt between the railway line and Sweetcroft Lane and to the north of the A40 including Park Wood, Common Plantation, the Clump and Vyners Secondary School. Direct pedestrian links exist from each of these residential areas into Hillingdon House Farm which although separate, provides an oasis of publicly available open land. To the extreme east lies Hillingdon Station and Hillingdon Circus, including the local shopping centre on Long Lane and the Master Brewer Hotel. 3.10 Park Road provides the principal access to Hillingdon House Farm via Gatting Way. Park Road connects the A40 (Western Avenue) to the north with the A4020 (Hillingdon Road) to the south. It carries substantial traffic flows generated by Uxbridge town centre, and is of a dual carriageway standard with a central


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reservation and a 30mph speed restriction. There is a dedicated right hand turn lane from the northbound carriageway of Park Road to Gatting Way; the right hand movement from Gatting Way is banned by means of signs and road markings. Uxbridge College is served by a separate access off Park Road.


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Section 4 Relevant Planning Policies 4.1 This brief has been formulated within the strategic and local policy framework provided by the Hillingdon Development Plan (UDP) adopted in September 1998 and relevant regional and national planning policy guidance. The key policies of relevance to the site are referred to below. However this Brief should be read in conjunction with the wider policies and proposals of the UDP. 4.2 The key relevant guidance and planning policies governing any redevelopment of this site are contained in:

• PPG1 ‘General Policy and Principles’ (February 1997) • PPG2 ‘Green Belts’ (January 1995) • PPG3 ‘Housing’ (March 2000) • PPG9 ‘Nature Conservation’ (September 2002) • PPG13 ‘Transport’ (March 2001) • PPG15 ‘Planning and the Historic Environment’ (1994) • PPG17 ‘Sport and Recreation’ (July 2002) • Draft PPG17 ‘Sport, Open Space and Recreation’ Consultation Paper –

March 2001, • Draft RPG9 ‘Regional Planning Guidance for the South East’ (March

2000), and in local policies contained in the Hillingdon Unitary Development Plan (UDP) and the Council’s Proposed Alterations to the UDP Parking Policies and Standards. The Draft London Plan was published by the Mayor of London for the Greater London Authority (GLA) in June 2002. This Draft Planning Brief does not take full account of the Draft London Plan because it is subject to consultation and scrutiny at an Examination in Public and currently has limited status.

4.3 In the adopted UDP Hillingdon House Farm is subject to a site specific policy PR24 with proceeding text as follows: 15.45 The Borough’s main recreational deficiency is in major sports facilities and there is a need for a major sports/leisure complex to be located in a centre with good accessibility to serve the whole of the Borough. Land at Hillingdon House Farm, Uxbridge has been identified as the most suitable site for such a sports/leisure complex and a detailed planning brief was adopted in March 1989 following public consultation, specifying the area outside the Green Belt for built development, related highway improvements, and environmental improvements to the open land bounded by Park Road, the A40 and railway line. This Council is seeking, in co-operation with the private sector, a development including a sports/leisure complex, and enabling development if appropriate. Any development should take into account the criteria set out in the Planning Brief, the key elements of which are reflected in the following proposal.

PR24 AN INDOOR SPORTS AND LEISURE COMPLEX WITH ASSOCIATED CAR PARKING WILL BE REGARDED IN PRINCIPLE AS ACCEPTABLE ON OR


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ADJOINING THE SWIMMING POOL SITE AT HILLINGDON HOUSE FARM SUBJECT TO:

i) COMPREHENSIVE LANDSCAPING IMPROVEMENTS ON GREEN BELT LAND TO THE EAST, PROVISION OF FOOTPATHS AND CYCLE WAYS, BRIDLEWAYS IF APPROPRIATE, AND FACILITIES FOR OUTDOOR SPORT AND INFORMAL RECREATION; ii) NEW DEVELOPMENT BEING INTENSIVELY LANDSCAPED SO THAT THE MOST IMPORTANT VIEWS ACROSS THE SITE ARE RETAINED AND ENHANCED. iii) DEVELOPMENT IS DEPENDENT UPON THE PRINCIPAL VEHICULAR ACCESS BEING FROM PARK ROAD, UXBRIDGE. IF THE AMOUNT OF TRAFFIC GENERATED BY DEVELOPMENT SIGNIFICANTLY EXCEEDS PRESENT LEVELS, IMPLEMENTATION OF THESE PROPOSALS WILL BE DEPENDENT ON COMPLETION OF APPROPRIATE IMPROVEMENTS TO PARK ROAD. iv) REPLACEMENT OR ENHANCEMENT OF CAR PARKING FOR UXBRIDGE COLLEGE IF THE EXISTING COLLEGE CAR PARK IS DEVELOPED AS PART OF THE ABOVE SPORTS AND LEISURE COMPLEX.

4.4 As the majority of the Hillingdon House Farm site falls within the Green Belt, any new developments should comply with Green Belt policies in the adopted UDP, in particular policies OL1 to OL5. Policy OL1 specifies those predominantly open land uses that will be acceptable in the Green Belt, including open air recreational facilities. It states that planning permission for new buildings or for changes of use of existing buildings will not normally be granted except for purposes that are essential to and associated with an acceptable Green Belt use. 4.5 Policy OL2 states that where development proposals are acceptable in principle within the Green Belt, there should be comprehensive landscaping improvements to achieve enhanced visual amenity and other open land objectives. Policy OL3 extends the principle of enhancing visual amenity of the countryside to proposals that adjoin the Green Belt by stating that there should be retention and improvements to the existing landscape where development proposals affect land adjoining the Green Belt. 4.6 Policies OL4 and OL5 seek to ensure that there is no undue intensification or enlargement of buildings within or adjacent to the Green Belt that collectively may injure the visual amenities of the countryside. They therefore refer to the need for attention to design and landscaping of proposals in or conspicuous from the Green Belt. 4.7 Policy BE38 aims to retain and utilise topographical and landscape features of merit and provide new planting and landscaping wherever appropriate, and requires planning applications to provide an accurate tree survey where proposals would affect any existing trees. Policy OL26 seeks to protect trees and woodland and encourage the preservation, proper management and where appropriate the


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extension of woodlands. It also requires development proposals in more rural areas to be accompanied by proposals for landscaping and tree planting wherever practicable. 4.8 Policy R4 seeks to safeguard existing recreational facilities and in particular specifies that planning permission will not normally be granted for proposals that involve the loss of land used (or where the last authorised use was) for recreational open space, particularly if there is (or would be) a local deficiency in accessible open space. 4.9 As the Uxbridge outdoor pool contains four Grade II Listed Structures, policies BE8 to BE10 apply. These policies refer to applications for planning permission and Listed Building consent and aim to protect the historic structures of Listed Buildings and their setting. 4.10 As the Hillingdon House Farm site includes sites of Borough Grade I importance for nature conservation (Uxbridge Ponds, including Uxbridge College Pond and Park Road Pond, which are also nature reserves) and extensive areas of Borough Grade II importance for nature conservation (Uxbridge Common Meadows and Common Plantation) policies EC1 to EC5 apply. These relate to the protection and enhancement of existing sites of nature conservation value and the creation of new habitats where appropriate. 4.11 The UDP housing policies H4 to H6, H9 and H11 apply. These relate to the mix of housing units, residential density, housing for special needs and affordable housing. With regard to affordable housing, policy H11 states that for proposed developments of 25 or more dwellings, or for sites of one or more hectares, the Council will seek to obtain the highest acceptable proportion of affordable housing. 4.12 The UDP makes it clear in policy BE13 that, in terms of built environment, the design of new buildings should complement or improve the character and appearance of the surrounding area and should incorporate design elements which stimulate and sustain visual interest. At the same time, it should not cause detriment to the amenities of the surrounding area by reason of siting or appearance or as a result of traffic generation and congestion as laid in policy OE1. In addition, policy BE19 states that new development within residential areas should complement or improve the amenity and character of the area. 4.13 The UDP policies relating to environmental considerations apply, particularly policies OE1 to OE6 and OE12 which relate to environmental assessments, noise, air pollution and energy conservation. Policy OE1 specifies that an assessment of environmental impacts will be required where appropriate, for any proposed development which would have a significant environmental impact, before the relevant planning application can be considered. 4.14 Against the background of high car ownership and traffic congestion in the borough, encouraging sustainable forms of travel and efficient management of traffic are considered essential as guiding principles. In this respect policy AM1 seeks development which would draw upon more than a walking based catchment area if (i) it can be made accessible by public transport from areas from which it is likely to


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draw the majority of its customers/visitors and (ii) the existing public transport system has sufficient capacity to absorb additional journeys. Policy AM7 goes on to state that permission is unlikely to be granted for developments whose traffic generation is likely to (i) unacceptably increase demand along roads or through junctions which are used to capacity, (ii) prejudice the free flow of traffic or general highway or pedestrian safety, (iii) diminish materially the environmental benefits brought about by new and improved roads, or (iv) infiltrate streets classed as local roads. 4.15 It is adopted policy that new developments accord with the Council’s car parking standards and that conveniently located spaces should be reserved for disabled persons in accordance with policies AM14 and AM15. In addition adequate provision should be made for bicycle parking in line with policy AM9. 4.16 In addition to the adopted UDP, the Council has adopted supplementary planning guidance (SPG) in relation to the following:

• Seeking Funding for School Places from Residential Development (1998) • Residential Layouts, Landscaping and House Design (1999) • Changes to Boundaries and Gradings of Sites of Importance for Nature

Conservation • Air Quality (2002) • Noise (2000)

Each of the above SPGs contain more detailed guidance to supplement the development plan policies and are held to be a material consideration in the assessment of any planning application.


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Section 5 Development Objectives 5.1 The objectives of this brief are to seek sustainable development that will: (a) Safeguard the Green Belt from inappropriate development and retain and

enhance its character; (b) Have special regard to the desirability of preserving the outdoor pool, its

buildings and their setting or any features of special architectural or historic interest which they possess, linked with bringing the listed pool back into beneficial use;

(c) Protect and enhance areas of importance for nature conservation; (d) Secure a comprehensive package of environmental improvements; in

particular to enhance the visual amenity of the site and reduce the impact of any development through comprehensive landscaping proposals;

(e) Retain key views across and within the site, and in particular to maintain the

openness of the Green Belt and the setting of the listed outdoor pool; (f) Ensure the retention of public open space for open air recreational uses within

the Green Belt area, including the provision of playing pitches for a range of outdoor sports;

(g) Provide complementary sports/leisure/community uses on the site balanced

between formal and informal so as to provide a wide range of facilities for as large a cross-section of the public as possible;

(h) Maintain and enhance the built facilities provided by Uxbridge College for the

benefit of the community; (i) Achieve a high quality development that respects its setting, in the context of

the Green Belt, listed outdoor pool, the areas of nature conservation value and the existing built up areas. In particular to ensure that the built facilities are located, designed and landscaped to contribute positively to the character of the area and to enhance the setting of the listed outdoor pool, and the visual amenity and openness of the Green Belt;

(j) Maintain the amenity of adjoining residents and those in the vicinity through

careful siting and orientation of any new buildings and activities; (k) Improve access for informal recreation, including footpaths and cycleways and

bridleways if appropriate; (l) Maintain access to the site for the Middlesex Show; (m) Ensure that the site and the proposed developments are fully accessible for

pedestrians and people with disabilities and that they meet the needs of the community;


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(n) Provide a safe and secure environment; (o) Provide safe vehicle access to and from the site, including road improvements

in the vicinity; (p) Maximise the use of public transport and other sustainable means of travel,

including the promotion of cycling and pedestrian movement; (q) Provide sufficient car parking provision for the development in accordance

with the Council’s parking standards, including provision for disabled parking; (r) Provide safe and secure cycle parking facilities on site in line with the

Council’s cycle parking standards and to meet the needs of users of the community facilities; and

(s) To secure provision of appropriate levels of affordable housing within

residential developments in line with the Council’s planning policies as set out in the Council’s adopted UDP.


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Section 6 Proposed Developments 6.1 Those developments that are considered acceptable in principle on the Hillingdon House Farm site are listed below and indicated on Map 3: (a) Leisure and recreational facilities which could include provision of a leisure

centre with a competition indoor pool of up to 50 metres, including a separate leisure pool with flumes/slides, a health and fitness suite, a dual use sports hall, wet and dry changing areas; a cafe and spectator areas (site A);

(b) Retention and restoration of the key features and character of the listed outdoor pool, linked to associated leisure and recreational facilities in order to ensure their long term protection and to provide some outdoor seasonal swimming facilities (site B);

(c) Refurbishment of the existing athletics track, retaining the rugby pitch in its

centre and to provide enhanced facilities including a grandstand and associated changing facilities (site C). The site should include satisfactory car parking for the proposed outdoor sport and recreational uses, including the athletics track and stadium, outdoor pitches, other informal outdoor recreational uses within the Hillingdon House Farm site, and any associated ancillary facilities;

(d) A comprehensive package of environmental improvements; including

proposals to enhance the impact of the former ski slope; (e) Provision of an adult education centre for community use within the Uxbridge

College site (site D) or in any other appropriate location within the Hillingdon House Farm site;

(f) Enabling development on land to the east of Uxbridge College (site E);

acceptable uses may include residential development, provision of community facilities or leisure uses;

(g) Residential development or other appropriate community uses on land to the

east of the Uxbridge College buildings (site F); (h) Car parking for proposed leisure uses on land immediately to the north of the

outdoor pool (site G); (i) Residential development or other appropriate community uses on the site of

the former residential home of “Brookfield” (site H); (j) Residential development on part or all of the Uxbridge College car park (site

J); (k) Retention and enhancement of Uxbridge College campus including provision

of replacement car parking from site J as appropriate; and


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(l) Residential development on the site of the Guide/Brownie Hut (site L) provided that satisfactory alternative facilities can be provided locally for the Guides/Brownies.

6.2 It should be noted that the following leisure and/or associated uses would generally be considered inappropriate at Hillingdon House Farm:

• Cinema/s • Amusement games • Food and drink establishments unless ancillary only • Other leisure uses that are not sports led, or which are inconsistent with

open air recreational uses.


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Section 7 Development Considerations GENERAL CONSIDERATIONS: A) Environmental Impact Assessment 7.1 Given the scale and location of development, the Council has adopted a screening opinion, in accordance with the criteria set out in EIA regulations 1999, requiring any proposals for a leisure centre, including a new swimming pool and athletics stadium, along with residential development, to be accompanied by an Environmental Impact Assessment (EIA). The EIA would be expected to assess issues relating to transport, air quality, water discharge, flood risk, noise, architectural heritage, archaeology, visual impact/urbanization and the residential development of approximately 100 residential units, as well as proposing mitigation measures for any identified environmental impacts. The Council subsequently adopted a Scoping Opinion in November 2002 setting out the requirements for an EIA in more detail. A full Environmental Statement, to cover the EIA requirements of the Scoping Opinion, will be expected to accompany any planning application relating to the leisure centre or residential developments. B) Access and Car Parking 7.2 Gatting Way should be the principal access road to any proposed athletics stadium and leisure centre. It is of single carriageway width and will require improvement for adoption by the Council. Scope exists for widening the road within the curtilage of the highway boundary without substantial damage to the avenue of trees, on either side of the road, which are subject to a Tree Preservation Order (TP0312). A new access road will be required off the Park Road/Belmont Road roundabout to serve the proposed developments on sites E, F, H, J and L on Map 3. The new access road should be as perpendicular to the Park Road/Belmont Road roundabout as possible, and improvements to the roundabout will be required. 7.3 Any development proposals must demonstrate that access arrangements are adequate and that the traffic generated from the development can be accommodated on the surrounding road network without any significant adverse effects, and accompanied by a full transport impact assessment (dealing with both traffic generation and sustainable transport) as necessary. Any necessary measures such as highway works, traffic management schemes, Parking Management Areas, public transport improvements and a Green Travel Plan will be imposed by means of planning conditions and legal agreements as appropriate. Any highway improvements associated with the development should be designed to give priority to pedestrians, cyclists and buses as appropriate. Modelling and a safety audit will also need to be carried out on any alterations to the principal access points to assess their impact on the network and to avoid conflict between pedestrians, cyclists, buses and general vehicle movements. Any development proposals should include appropriate measures to ensure that the residential amenities of residents in Gatting Way are not adversely affected by significant additional traffic, particularly at unsocial hours. 7.4 The other minor vehicular access point to the estate is on its southern boundary at the North Way Tunnel. This is mainly used for service and maintenance vehicles. It is intended that this access be closed to all vehicles except in


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exceptional circumstances such as the Middlesex Show and other ‘one-off’ major events, and used on a permanent basis only by pedestrians and cyclists. 7.5 The Council is in the process of revising its car parking standards and policies as an alteration to its adopted UDP. The Council has responded to the Inspector’s recommendations following the Public Local Inquiry into the proposed alterations, which was held in March/April 2002. The revised Council’s parking policies and standards have been approved for development control purposes. The Council is therefore applying the new standards to all new planning applications. The standards may be subject to further change prior to being adopted and clarification should be sought at the time of any application, before assessing the level of provision at Hillingdon House Farm. 7.6 With regard to any proposed leisure developments, the existing public car park at the end of Gatting Way should remain the principal car parking area and should be re-surfaced and landscaped. Additional car parking will be considered appropriate within site C (to the south west) to serve the proposals for outdoor sport and outdoor recreation, provided that it meets the requirements of PPG3 and the UDP policies relating to the green belt. The following standards will apply to any swimming pool proposal: a maximum of 1 car parking space per 50 square metres of swimming pool complex and a minimum of 1 cycle parking space per 5 square metres of pool and poolside area. With regard to other leisure proposals (including sports facilities with or without a licensed club house and health club), the following standards will apply: a maximum of 1 car parking space per 50 square metres and a minimum of 1 cycle parking space per 15 square metres of floorspace and 1 space per 10 spectator seats. With regard to any proposed stadium, the standards in PPG13 would apply, which specifies 1 space per 15 seats for stadia of 1,500 or more seats. Notwithstanding this, the specific level of car parking for any proposed athletics stadium would be considered on its merits and would in part, be dependant on the manner and frequency of use of the stadium and its relationship with any other proposed leisure facilities. If it can be shown that the majority of parking could be shared between separate leisure facilities, this would be taken into consideration when assessing the overall level of parking provided. In addition, with regard to any proposed leisure developments, provision should be made for separate bus/coach parking areas, turning areas and drop-off points. Uxbridge College has acknowledged that for regional or national events, it may be possible to provide parking within the College campus to accommodate extra vehicles. With regard to any residential developments, the following standards will apply: a maximum of 2 car parking spaces per dwelling where there is curtilage parking and a maximum of 1.5 car parking spaces where flats and houses are without individual curtilages and have communal parking areas. In addition residential developments will require a minimum of 1 cycle parking space for every 1-2 bedroom dwelling and 2 spaces for dwellings with 2 or more bedrooms. With regard to any proposed adult education centre, the following standards will apply: a maximum of 1 car parking space per 150 square metres of floorspace and a minimum of 1 cycle parking space per 25 square metres. For all development proposals it will be necessary for 10% of all car parking spaces to be provided to the mobility standard of 3.6m x 4.8m. All cycle parking should comply with or exceed the standards in the London Cycle Network Design Manual.


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7.7 Particular attention should be paid to the pedestrian and cycle routes and bridleways through Hillingdon House Farm. Existing routes should be retained and enhanced unless alternative routes are considered more appropriate. In particular, a good north south link through the site should be provided in order to improve cycle access from Uxbridge to Eastcote. In addition, this would simplify cycle access to the site from North Hillingdon, by allowing a link from Honeycroft Hill. Some additional footpaths providing better access through the site may be desirable. Attention will also need to be paid to preventing motorbikes using footpaths and cyclepaths whilst allowing wheelchairs, prams, buggies and cycles where appropriate. Surface treatment of the paths should reflect appropriately the permitted users and the degree of formality of that part of the site. All new and existing access routes should be compliant with the Disability Discrimination Act. There are no bridleways in the area; however the A40 bridge was constructed to accommodate horses, walkers and cyclists over the A40. Any proposed new bridleways should be surfaced appropriately for the purpose and fenced to prevent horses entering the main part of the site. C) Design Approach 7.8 Design of proposed developments will be important given the location of the site in the context of the Green Belt, Listed Building and nature conservation sites. A high standard of building and landscaping will be required, especially since the site will serve the whole Borough. A scheme that was purely functional in character and which would not relate to and integrate with its immediate surroundings would be rejected. 7.9 The developer will be required to submit a full planning application for any leisure development, including a detailed landscaping scheme for the wider Hillingdon House Farm site. A full planning application should also be submitted for any other significant proposals. Designs should enhance views into, within and out of the site. Planning applications should be supported by a landscape analysis and assessment including long views from and to the site with regard to the immediate and wider area. Any application for listed building consent will be required parallel to the necessary application for planning permission for proposals affecting the listed buildings. If such an application is made by the local authority, it would need to be referred to the First Secretary of State for determination. Alternatively, should it be made by other parties, but involve land owned by the local authority, any proposed grant of consent will require the authorisation of English Heritage. 7.10 Elevations should be designed to add interest and assist in informal surveillance of open air facilities and spaces. The main entrances to buildings and facilities should be carefully designed and sited to relate well to pedestrian routes and adjoining residential areas. The height of buildings should have regard to the character of the area and in particular the context of the Green Belt and Listed Building. 7.11 The safety and well being of pedestrians and cyclists should be incorporated into the design layout, which should be convenient and direct, with clear sight lines, lighting and security. Options to extend Borough initiatives such as CCTV to Hillingdon House Farm should be considered to promote safety of users and facilities. Footpaths should also be smooth and non-slip so as to be suitable for


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people with ambulant difficulties, wheelchairs and pushchairs/prams. Contrasts in surface textures would benefit partially sighted and blind people and will be required. Landscaping proposals should carefully examine the use of materials and planting to break up car parking areas, which should be located in a safe and subservient manner. 7.12 The proposed developments should acknowledge the proximity of residential properties in Brearley Close and should be designed to minimise noise, visual impact, overlooking, loss of light and obtrusiveness by siting buildings and structures as far as possible from private amenity spaces. 7.13 The proposed buildings and lighting associated with car parking areas and any outdoor activities have the potential to produce a substantial amount of light. In order not to impinge on the amenities of adjoining residential properties or on areas of ecological value or on the character of the Green Belt, the sources of such light must be limited both in hours of use and height and angled/shielded so that light spillage is contained within appropriate areas. D) Landscaping and Landform 7.14 Environmental improvement to Hillingdon House Farm to increase public usage and enjoyment of the area has been a longstanding aim of the Council since the publication of the 1973 Hillingdon House Farm Study. The character and appearance of the open space derive from (i) the landform, (ii) the management of woodland and grassland and (iii) control over intrusive built form both within and adjacent to the area. As mentioned in paragraph 7.9 above, any proposals for leisure purposes will require a detailed landscaping scheme for the wider Hillingdon House Farm site including an implementation and management programme. This should be supported by a full landscape analysis and assessment, taking account of landscape character, natural features, vegetation including tree survey, drainage, ecology, historic and archaeological features, views into and out of the site, existing rights of way, and existing and proposed land uses. 7.15 Landscape treatment reflects the use to which the land is put. In order to maintain a balance between active sports provision and informal recreation, the intrinsic informal landscape characterising the eastern part of Hillingdon House Farm needs to be retained and strengthened. If possible some of this informality should be extended westwards around the margins of the site and opportunities for the creation of natural habitat should be exploited wherever possible throughout the area. This will require reviewing the landscape management strategy and the creation of new woodland/copse areas, as well as new wetland habitats associated with the River Pinn. 7.16 In the central area the single species, straight and mechanically clipped hedges create a formality inappropriate to the use of the area. Other appropriate species should be introduced, some tree planting to reduce monotony and, in some places, where there is no strong justification for a hedge, they should be removed to maximise the open aspect. 7.17 The built structures, particularly of Uxbridge College and to a somewhat smaller degree the cricket club pavilion, are prominent within the skyline and the


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wider vistas of the park. Means of reducing their impact should be sought especially in relation to views from footpaths and other viewpoints (such as the main car park), by tree planting and other means as appropriate. The hummock of the former ski slopes is also prominent but is becoming an interesting feature in its own right. It provides key views across the site and a surveillance point. Provision of satisfactory footpaths and appropriate planting is likely to be sought. As vegetation develops the slopes could in time have considerable ecological value. On the Park Road frontage there may be some scope for tree planting to vary the monotony of the boundary hedge. E) Ecology 7.18 In view of the significant areas of ecological value, the Council will require an ecological survey and an ecological assessment to accompany any planning application demonstrating that the proposed development will not have any adverse ecological effects. F) Archaeology 7.19 The site does not lie within an Archaeological Priority Area as defined in the adopted Hillingdon UDP, although archaeological activity has been noted in the area. The site is within an area where archaeological remains are likely to be present and therefore an Archaeological Desk Based Assessment should be included as part of any Environmental Impact Assessment. The Archaeological Desk Based Assessment should be conducted by a recognised archaeological organisation to the standards of the Greater London Archaeology Advisory Service. This report should allow for an informed decision regarding any archaeological mitigation required, which may include archaeological excavation. G) Air Quality 7.20 Any proposed development will be required to comply with the Council’s supplementary planning guidance on air quality and policy OE6 of the UDP. The site is within an Air Quality Management Area and developers will be required to provide an air quality assessment of the impact that the proposal may have on the locality. An example would be the additional traffic likely to be generated by the development. Planning conditions are likely to be attached to any planning permission to control any adverse impacts with respect to air quality. H) Noise 7.21 Any proposed development will be required to comply with the Council’s supplementary planning guidance on noise and policy OE3 of the UDP. Developers will be required to provide an acoustic assessment for proposed noise sensitive buildings likely to be affected by road traffic and rail noise. The acoustic assessment should also include the impact that any proposal may have on the locality. Planning conditions are likely to be attached to any planning permission to control any adverse impacts with respect to noise. I) Flooding 7.22 The River Pinn corridor is an area at risk from flooding. Given the topography of the area and the introduction of a range of new and possibly impervious surfaces, any proposal for a leisure centre, athletics stadium or housing will require a flood risk


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assessment to consider surface water and drainage across Hillingdon House Farm. Any appropriate mitigation measures will be required. J) Contaminated Land 7.23 The Council currently do not have any record regarding materials used for the former ski slopes. It is possible that there may be some contamination and any proposals relating to the mound of the former ski slopes will require a contaminated land assessment prior to commencement of work and appropriate ameliorative measures must be taken. K) Access for all 7.24 Both in terms of access to and within the site and access to individual buildings, universal design principals will be upheld. Provision must be made for people with disabilities in any development taking account of the responsibilities under the relevant legislation. L) Planning Obligations (s106/s278 requirements) 7.25 The nature of any obligations will depend on the nature and scale of any proposed developments and the nature of planning submissions (i.e. whether the related benefits are on-site which could be covered by condition or off-site which require a legal agreement.) They are likely to include: (a) Linkages between phasing and implementation of various elements of

proposals in order to achieve comprehensive rather than piecemeal development of sites, facilities and associated improvements. This is to guarantee that enabling development is phased and implemented in an acceptable manner to ensure achievement of other proposals, improvements and community benefits including access and highways works, restoration of Uxbridge Pool and Green Belt improvements.

(b) Contributions towards expanding school places. The Council’s Supplementary

Planning Guidance (SPG) “Seeking Funding for School Places from Residential Development” specifically identifies pressure on primary school places in the Hillingdon area. The level of contribution will depend on the number and type of units and whether, since adoption of the SPG in 2000, there has been any significant change in the levels of pressure on both primary and secondary school places in the Central/South-West Education Planning area which includes Uxbridge and Hillingdon.

(c) Provision of affordable housing. Any enabling or other residential development

(Sites E, F, H, J and/or L) will be considered comprehensively in assessing the likely levels of provision. The adopted UDP requires that proposals which involve 25 units or more or sites in excess of one hectare provide 25% in the form of affordable housing. This will be normally on the individual site in question but the related and phased development of two, three or even four adjacent sites provides an opportunity to consider provision in an alternative manner that still meets Council policy requirements.

The Draft London Plan was published by the Mayor of London for the Greater London Authority (GLA) in June 2002. The Draft Plan includes new affordable


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housing requirements, which state that for the London Borough of Hillingdon 35% of housing should be affordable. The definition of affordable housing comprises social housing, intermediate (includes low-cost home ownership schemes and key worker housing) and in some cases low cost market housing. The Draft London Plan requires that the proportion of affordable housing should be 70% social rented and 30% intermediate housing. The Draft Plan does not set site thresholds as it seeks an affordable housing requirement on all sites wherever reasonable.

However, the Draft Plan is subject to consultation and scrutiny at an Examination in Public and currently has limited status. It is, therefore, proposed that the affordable housing requirement in the Planning Brief would be set between the adopted UDP requirement of 25% and the GLA proposed requirement of 35%. It is suggested that the proportion of affordable housing on the site should be 30% of which at least one-third should be key worker housing, and reviewed according to the status and content of the UDP and London Plan at the time of any proposal. Given the close proximity of Uxbridge College and the relatively easy accessibility to Brunel University and Hillingdon Hospital, it is considered appropriate to seek such a level of key worker housing in this particular location. The proportion of affordable housing will apply to the adopted UDP threshold until such time that the London Plan is finalised.

(d) Landscaping, Green Belt improvements and Ecological Impacts. Depending

on a landscape analysis (likely to be included as part of an Environmental Statement) and the nature of development, a variety of off-site measures may be required to mitigate against the physical and visual impact of new development. These benefits could range from new planting to soften and screen new buildings in both short and long views to replacement tree planting where existing trees may be affected and associated Green Belt improvements as outlined in the Brief. A landscape management and maintenance strategy is also likely to be required. Any analysis should include a study of existing public access and routes to and through the area and seek to maintain and establish new and improved linkages to and from surrounding residential areas to new leisure facilities and recreational open space. The impact and mitigation measures associated with development on any areas of acknowledged nature conservation and ecological interest will have to be covered by an Environmental Statement and any identified measures, if off-site, will have to be subject of a legal agreement.

(e) Highways works. As well as looking at improvements to the existing Park

Road/Gatting Way junction, redevelopment and use of sites E, F, H, J, K and L requires the provision of a new access to the south at the Park Road/Belmont Road roundabout. Additional works will be required to ensure limited access is controlled at North Way. The potential for sensitively designed and located CCTV to monitor vehicular and pedestrian routes and car parks as well as the area generally should be considered as an integral part of the design approach. Other traffic management and road safety measures may be required depending on the findings of the required traffic impact assessment.


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(f) Public Transport. Improved accessibility by public transport must be provided

and the opportunities must be discussed with GLA/TfL. Serious consideration should be given to the provision of a shuttle service to Uxbridge Station, particularly at peak times. The area is served by three bus routes (the U1 along Park Road; the U2 – the nearest stop is a short walk from the southwest corner of the site and the U10 – with one bus per hour during shopping hours only). The options to improve frequencies or even extend alternative routes by providing a dedicated bus stand within a new leisure facility and to relieve pressure from Uxbridge Bus Station should be fully explored.

(g) Green Travel Plan. Dependent on the findings of the transport impact

assessment for the development of the site, a Green Travel Plan may be required to ensure best use of the leisure facilities, without causing traffic congestion and parking problems. It should put forward a comprehensive and funded package of transport improvements to encourage sustainable access to the site, and also address issues of parking management, which should be designed to minimise car use for journeys to the site.

(h) Local play facilities. Even though not within the Green Belt the development of

land for housing that was previously open in character may require some compensatory replacement of formal/informal recreational space either within a development or off-site particularly if the area is deficient in certain types of facility. It may be a requirement to provide a small scale play facility for children or communal garden in the case of a significant housing development on Site E. Alternatively this facility might be dedicated from adjacent wider open space or provided off-site in the local area. A new facility would generate maintenance requirements and a short-term management agreement or dedicated funding would be sought.

SITE SPECIFIC CONSIDERATIONS: A) Listed outdoor pool and proposed leisure centre 7.26 The site of the disused Uxbridge outdoor pool, the proposed leisure centre and associated car parking (sites A, B and G on Map 3) adjoin the Green Belt to the east and north. The principal components of the disused outdoor pool (i.e. the pool, cascades, grandstand and entrance buildings) were included in the statutory list of buildings of special architectural or historic interest at Grade II in 1998. 7.27 The redevelopment of this site will need to meet the following requirements: (a) Key features of the listed outdoor pool must be retained and restored as part

of any leisure centre proposal in order to ensure their long term protection and to provide some outdoor seasonal swimming facilities.

(b) Any new building should be of a high quality that respects its setting in the context of the Green Belt and the listed outdoor pool. In particular it must be located, designed and landscaped to contribute positively to the character of the area and to enhance the setting of the listed outdoor pool, and the visual amenity and openness of the Green Belt. The slope of the land should be


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fully exploited, and rooflines, form, height and materials should be sympathetic to the landscape setting.

(c) Key views from and to the site should be retained. (d) The height of any new building should have regard to the height of the existing

outdoor pool Grandstand and the context of the listed pool and the Green Belt.

(e) The entrance to any new building should be a key feature of its design,

particularly as viewed from Gatting Way. (f) Vehicular access to the site should be provided from Gatting Way and any

necessary highway improvements to Park Road and Gatting Way will be required.

(g) There should be adequate parking provision for people with disabilities in

close proximity to the entrances to leisure facilities. (h) Car parking areas should be appropriately designed and landscaped. (i) Provision should be made for bus, coach and taxi access including a stopping

facility and turnaround area. (j) Provision should be made for safe and secure cycle parking facilities. B) Athletics track and proposed grandstand

7.28 Site C on Map 3 currently consists of a disused athletics track, with a rugby pitch located within its perimeter, changing facilities and storage buildings. The changing facilities have a footprint of 230 square metres and the storage buildings have a footprint of 240 square metres.

7.29 The redevelopment of this site will need to meet the following requirements: (a) Only open-air recreational facilities as appropriate within the Green Belt will be

acceptable.

(b) Additional car parking will be considered appropriate (to the south west of the site) to serve the proposals for outdoor sport and outdoor recreation, provided that it meets the requirements of PPG3 and the UDP policies relating to the green belt; is satisfactorily designed, sited, landscaped and gated with regard to the visual amenity and openness of the Green Belt.

(c) Planning permission will not normally be granted for new buildings or for

changes of use of existing buildings except for purposes that are essential to and associated with open-air recreational facilities, as appropriate within the Green Belt.


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(d) The rooflines, form, height, detailed design and materials of any new building or structure should make full use of the existing contours of the site in order to minimise its impact on the character of the surrounding area.

(e) Given the existing footprint of built development of 470 square metres, any

significant increase in footprint will need to be justified in terms of the new facilities being essential for the operation of the open air recreational use.

C) Land east of Uxbridge College

7.30 The land east of Uxbridge College (site E on Map 3) is currently open land that is used for informal recreation. It is part of the developed area and immediately adjoins Green Belt land. The site covers approximately 2.37 hectares (5.85 acres). The triangular shaped area of land adjacent to the railway, forming the most southern part of site E is designated as a nature conservation site of Grade II importance (Uxbridge Common Meadows).

7.31 National and local planning policies attach great importance to the retention of recreational and amenity open space in urban areas. The redevelopment of this part of Hillingdon House Farm is considered to be justified on the basis that the site adjoins the extensive areas of open space and will enable the provision of major sports and recreational facilities that will serve the whole of the Borough as set out in paragraph 6.1 of this Brief. It is unlikely in the present and foreseeable financial climate that the sports and leisure facilities sought for Hillingdon House Farm could be provided out of the public purse. If such facilities are to be provided, an acceptable joint scheme will need to be developed by the public and private sectors together. In considering a development package due regard will be given to the justification for any ‘enabling development’ proposed. There is no justification for development on Site E other than the facilities required by the Council as referred to above, except as part of a supporting package. In this context uses which may be considered acceptable subject to the Council’s normal requirements for such a site, are residential and additional leisure facilities and/or community uses. If the enabling development is clearly required to support the repair, restoration and re-use of the listed buildings, then the policy statement ‘Enabling development and the conservation of heritage assets’ is a material consideration for English Heritage in its assessment of such proposals. 7.32 The redevelopment of this site will need to meet the following requirements: (a) Enabling development consisting of residential uses, leisure facilities and/or

community uses will be considered acceptable in principle.

(b) Any residential development should have a net density of between 30 and 50 dwellings per hectare (equating to between 63 and 105 dwellings on the site).

(c) The UDP housing policies H4 to H6, H9 and H11 apply. These relate to the

mix of housing units, residential density, housing for special needs and affordable housing. With regard to affordable housing, the guidance in paragraph 7.25 (c) applies.


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(d) The Environmental Impact Assessment should fully cover biodiversity issues. No part of the site which is of Borough importance for nature conservation should be developed so as to protect biodiversity.

(e) Significant high quality landscaping will be required at the northern edge of

this part of the site. (f) Any new buildings should be of a high quality that respect their setting in the

context of the Green Belt and the listed outdoor pool. They should be located, designed and landscaped to contribute positively to the character of the area and to enhance the setting of the listed outdoor pool, and the visual amenity and openness of the Green Belt. The slope of the land should be fully exploited, and rooflines, form, height and materials should be sympathetic to the landscape setting.

(g) Buildings located towards the Green Belt boundary should be a maximum of

two storeys in height. (h) Buildings near Uxbridge College and the railway line should be a maximum of

three storeys in height.

(i) Appropriate measures must be taken address the likely adverse impact of noise from the railway line on the proposed development.

(j) Vehicular access to the site should be from a new road to be built off the

Belmont Road roundabout in Park Road. Highways improvements will be required in Park Road, particularly in the vicinity of the Belmont Road roundabout.

(k) Access from North Way to the Hillingdon House Farm site should be retained

for pedestrians and cyclists only, with the exception of vehicular access for emergency and service purposes and during the Middlesex Show.

D) Land immediately to the east of the Uxbridge College buildings 7.33 The land to the east of the Uxbridge College buildings (site F) is part of the developed area. It adjoins the listed outdoor pool to the north. It is already partly developed by way of a sports hall. The site covers approximately 0.49 hectares (1.21 acres).

7.34 The redevelopment of this site will need to meet the following requirements: (a) Residential uses, leisure facilities and community uses will be considered

acceptable in principle. (b) Any residential development should be properly related to residential

development on site E. Isolated residential development on site F will not be considered acceptable.


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(c) Any residential development should have a net density of between 30 and 50 dwellings per hectare.

(d) Any new buildings should be of a high quality that respect their setting in the

context of the listed outdoor pool. They should be located, designed and landscaped to contribute positively to the character of the area and to enhance the setting of the listed outdoor pool. Particular regard should be given to rooflines, form, height and materials so that the development is sympathetic to the listed outdoor pool.

(e) Vehicular access to the site should be from a new road to be built off the

Belmont Road roundabout in Park Road. Highways improvements will be required in Park Road, particularly in the vicinity of the Belmont Road roundabout.

(f) Car parking areas should be appropriately landscaped. E) An adult education centre within the Uxbridge College site 7.35 The need has been identified for an adult education centre for community use within the Hillingdon House Farm site; the Uxbridge College site (site D on Map 3) being the preferred location. 7.36 The proposed adult education centre will need to meet the following requirements: (a) Any new buildings should be of a high quality and sympathetic to the form,

height, rooflines and materials of surrounding buildings. (b) There should be adequate parking provision in close proximity to the entrance

to the proposed building for people with disabilities. F) The site of the former residential home of “Brookfield” 7.37 The former residential home of “Brookfield” (site H on Map 3) is being used as temporary housing to accommodate the homeless. Vehicular access is off Brearley Close, although there is pedestrian access to “Brookfield” off Park Road, near the Belmont Road roundabout. The site covers approximately 0.38 hectares (0.94 acres). 7.38 The redevelopment of this site will need to meet the following requirements: (a) Part of the site will be required for an access road off the Park Road

roundabout to serve the proposed developments on sites E, F, J and L on Map 3.

(b) Residential development or community facilities will be considered acceptable

in principle on the remainder of the site.


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(c) Vehicular access to the proposed development on the site should be from a new access road off the Park Road roundabout.

(d) Any new buildings should be of a high quality that respect their setting in the

context of the site of Borough Grade I importance for nature conservation (the Park Road Pond which is also designated as a Nature Reserve), and in particular should be located, designed and landscaped to contribute positively to the character of the area and to enhance its ecological value. Proposals should include measures to protect wildlife habitats, including water quality, from the effects of new development and during construction works.

(e) Any proposed development should maintain and improve the amenity of

adjoining residents and those in the vicinity through careful siting and orientation of any new buildings and activities.

G) The site of the existing Uxbridge College car park 7.39 The existing Uxbridge College car park (site J on Map 3) has 327 car parking spaces. Access is primarily off Gatting Way although 130 spaces, which are reserved for the disabled and staff only, are served via the College campus which is accessed from Park Road. The site covers approximately 0.82 hectares (2.02 acres). 7.40 The redevelopment of this site will need to meet the following requirements: (a) Residential development on part or all of the Uxbridge College car park is

considered acceptable in principle provided that adequate car parking is provided in a convenient and safe location elsewhere to meet the requirements of Uxbridge College.

(b) Vehicular access to the proposed residential development on the site should

be from a new access road off the Park Road roundabout. There shall be no vehicular access for residential development off Gatting Way. Highways improvements will be required in Park Road, particularly to the Belmont Road roundabout.

(c) Any residential development should have a net density of between 30 and 50

dwellings per hectare. (d) The UDP housing policies H4 to H6, H9 and H11 apply. These relate to the


(e) Any new buildings should be of a high quality that respect their setting in the

context of the listed outdoor pool. They should be located, designed and landscaped to contribute positively to the character of the area and to enhance the setting of the listed outdoor pool.


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(f) Any proposed development should maintain and improve the amenity of adjoining residents and those in the vicinity through careful siting and orientation of any new buildings and activities.

H) The Uxbridge College campus (excluding sites F and J)

7.41 The Uxbridge College campus (site K on Map 3) comprises 4 main teaching blocks, numerous ancillary buildings, two main car parking areas and access roads. It also encompasses open spaces, including a site of Borough Grade 1 importance for nature conservation. This includes the Uxbridge College Pond which is designated as a nature reserve. Vehicular access to the site is off Park Road. The site covers approximately 3.25 hectares (8.03 acres). 7.42 The redevelopment of this site will need to meet the following requirements: (a) Retention and enhancement of the educational facilities of Uxbridge College

for the benefit of the community will be considered acceptable in principle. (b) Development will be considered acceptable provided that adequate car

parking is provided in a convenient and safe location to meet the requirements of the College campus, including provision of replacement car parking from site J as appropriate.

(c) The main vehicular access to the site should be provided from Park Road and

any necessary highway improvements to Park Road will be required. (d) There should be adequate parking provision for people with disabilities in

close proximity to the entrances to educational facilities. (e) Car parking areas should be appropriately designed and landscaped. (f) Provision should be made for bus/coach access including a stopping facility

and turnaround area as appropriate. (g) Provision should be made for safe and secure cycle parking facilities. (h) No part of the site which is of Borough importance for nature conservation

should be developed so as to protect biodiversity. Any development proposals in the vicinity of a site of Borough importance for nature conservation should be accompanied by an Environmental Impact Assessment that fully covers biodiversity issues.

(i) Any new buildings should be of a high quality that respect their setting in the

context of the site of Borough Grade I importance for nature conservation (including the Uxbridge College Pond which is also designated as a Nature Reserve), and in particular should be located, designed and landscaped to contribute positively to the character of the area and to enhance its ecological value. Proposals should include measures to protect wildlife habitats, including water quality, from the effects of new development and during construction works.


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(j) Any proposed development should maintain and/or improve the amenity of


I) The site of the Guide/Brownie hut 7.43 The Guide/Brownie hut is a temporary building on land adjoining the site of the former residential home of ‘Brookfield’ (site L on Map 3). Access to the site is from Brearley Close. The site covers approximately 0.14 hectares (0.34 acres), of which the hut occupies 0.02ha (0.05 acres). 7.44 The redevelopment of this site will need to meet the following requirements: (a) Residential development will be considered acceptable in principle on the site

provided that satisfactory alternative facilities can be provided locally for the Guides/Brownies.

(b) Vehicular access to the proposed development on the site should be from a

new access road off the Park Road roundabout. (c) Any residential development should have a net density of between 30 and 50

dwellings per hectare. (d) The UDP housing policies H4 to H6, H9 and H11 apply. These relate to the


(e) Any new buildings should be of a high quality and sympathetic to the form,

height, rooflines and materials of surrounding buildings. (f) Any proposed development should maintain and improve the amenity of



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Section 8 Further Advice 8.1 For further information on any of the issues set out in this planning brief, please contact the Projects and Implementation Manager in Planning and Transportation Service, Environmental Services Group, London Borough of Hillingdon, Civic Centre, Uxbridge, Middlesex, UB8 1UW. Tel. 01895 250402


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HILLINGDON HOUSE FARM PLANNING BRIEF · Adopted Planning Brief for Hillingdon House Farm Page 1 Section 1 Purpose of the Brief 1.1 This brief aims to provide planning guidance for

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