LONDON BOROUGH OF HILLINGDON

LOCAL PLAN PART 2

DEVELOPMENT MANAGEMENT
POLICIES

Adopted Version
16 January 2020
Contents
Policy Page

1. Introduction 1
Introduction 1

2. Economy 4
DME 1 Employment Uses on Designated Sites 6
DME 2 Employment Uses Outside of Designated Sites 7
DME 3 Office Development 9
DME 4 Visitor Attractions 11
DME 5 Hotels and Visitor Accommodation 12
DME 6 Accessible Hotels and Visitor Accommodation 13
DME 7 Farm Diversification 14

3. Town Centres 15
DMTC 1 Town Centre Development 17
DMTC 2 Primary and Secondary Shopping Areas 19
DMTC 3 Maintaining the Viability of Local Centres and Local 23
Parades
DMTC 4 Amenity and Town Centre Uses 25

4. New Homes 26
DMH 1 Safeguarding Existing Housing 27
DMH 2 Housing Mix 27
DMH 3 Office Conversions 28
DMH 4 Residential Conversions and Redevelopment 29
DMH 5 Houses in Multiple Occupation 30
DMH 6 Garden and Backland Development 31
DMH 7 Provision of Affordable Housing 33
DMH 8 Sheltered Housing and Care Homes 34
DMH9 Gypsies and Travellers and Travelling Show-People 34

5. Historic and Built Environment 36

DMHB 1 Heritage Assets 37
DMHB 2 Listed Buildings 39
DMHB 3 Locally Listed Buildings 40
DMHB 4 Conservation Areas 41
DMHB 5 Areas of Special Local Character 42
DMHB 6 Gatehill Farm Estate and Copse Wood Estate Areas of 43
Special Local Character
DMHB 7 Archaeological Priority Areas and Archaeological 44
Priority Zones
Contents
Policy Page

5. Historic and Built Environment (cont.)

DMHB 8 Registered Historic Parks, Gardens and Landscapes 45
DMHB 9 War Memorials 46
DMHB 10 High Buildings and Structures 47
DMHB 11 Design of New Development 49
DMHB 12 Streets and Public Realm 51
DMHB 13 Shopfronts 52
DMHB Advertisements and Shop Signage
53
13A
DMHB 14 Trees and Landscaping 54
DMHB 15 Planning for Safer Places 55
DMHB 16 Housing Standards 57
DMHB 17 Residential Density 60
DMHB 18 Private Outdoor Amenity Space 61
DMHB 19 Play Space 63
DMHB 20 Moorings 64
DMHB 21 Telecommunications 65

6. Environmental Protection and Enhancement 66

DMEI 1 Living Walls and Roofs and Onsite Vegetation 67
DMEI 2 Reducing Carbon Emissions 68
DMEI 3 Decentralised Energy 69
DMEI 4 Development in the Green Belt or on Metropolitan 72
Open Land
DMEI 5 Development in Green Chains 72
DMEI 6 Development in Green Edge Locations 73
DMEI 7 Biodiversity Protection and Enhancement 75
DMEI 8 Waterside Development 77
DMEI 9 Management of Flood Risk 79
DMEI 10 Water Management, Efficiency and Quality 82
DMEI 11 Protection of Ground Water Resources 83
DMEI 12 Development of Land Affected by Contamination 84
DMEI 13 Importation of Material 85
DMEI 14 Air Quality 87
DMIN 1 Preferred Areas Mineral Extraction and Aggregates 88
Railheads
DMIN 1A Assessing Proposals for New Minerals Development 89
DMIN 2 Prior Extraction 90
DMIN 3 Extraction, Landfilling and Restoration 91
DMIN 4 Re-use and Recycling of Aggregates 91

7. Community Infrastructure 93
DMCI 1 Retention of Existing Community Facilities 94
DMCI 1A Development of New Education Floorspace 98
DMCI 2 New Community Infrastructure 99
DMCI 3 Public Open Space Provision 100
DMCI 4 Open Spaces in New Development 100
DMCI 5 Children’s Play Areas 101
DMCI 6 Indoor Sports and Leisure Facilities 103
DMCI 7 Planning Obligations and Community Infrastructure 104
Levy

8. Transport and Aviation 105

DMT 1 Managing Transport Impacts 107
DMT 2 Highways Impacts 109
DMT 3 Road Safeguarding 109
DMT 4 Public Transport 111
DMT 5 Pedestrians and Cyclists 112
DMT 6 Vehicle Parking 114
DMT 7 Freight 115
DMAV 1 Safe Operation of Airports 117
DMAV 2 Heathrow Airport 119
DMAV 3 RAF Northolt 120

Appendices
Appendix A: Householder Development Policies 121
DMHD 1 Alterations and Extensions to Residential Dwellings 132
DMHD 2 Outbuildings 133
DMHD 3 Basement Development 136
Appendix B: Design Guidance for Shopfronts 137
Appendix C: Parking Standards 145
Appendix D: Town Centre Maps 156
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 1

1. INTRODUCTION

1.1 The Hillingdon Local Plan: Part 1: Strategic Policies was adopted in
November 2012 and is the key strategic planning document for Hillingdon. It
sets out a long term spatial vision and objectives for the Borough, what is
planned to happen, where and how it will be achieved.

1.2 This Development Management Policies document forms part of

Hillingdon’s Local Plan Part 2. Its purpose is to provide detailed policies that
will form the basis of the Council’s decisions on individual planning
applications. The document is structured as follows:

Chapter 2 - The Economy: sets out policies related to employment growth in

the Borough, including the uses that are acceptable on designated and non-
designated sites, offices, and policies related to tourism.
Chapter 3 - Town Centres: contains policies related to all aspects of town
centre development including the uses that will be acceptable in designated
town centres.
Chapter 4 - New Homes: sets out policies to ensure the delivery of new
homes, including affordable housing.
Chapter 5 - Historic and the Built Environment: sets out policies to ensure
the protection of Hillingdon’s heritage and the built environment. Specific
policies related to householder development are contained in Appendix A of
the document and design guidance for shopfronts in Appendix B.
Chapter 6 - Environmental Protection and Enhancement: contains a range
policies related to environmental protection including sustainable design
standards, air, water and land quality, the natural environment, Green Belt
and minerals.
Chapter 7 - Community Infrastructure: contains policies related to
community infrastructure protection and provision, including open space,
education and healthcare.
Chapter 8 - Transport and Aviation: policies related to all aspects of the
transport network including Heathrow Airport.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 2

Status of Development Plan Documents

1.3 The National Planning Policy Framework (NPPF) re-affirms the

Government’s commitment to a plan-led system. The adopted Local Plan and
the published London Plan together form the ‘development plan’ for the
London Borough of Hillingdon. Section 38(6) of the Planning and Compulsory
Purchase Act 2004 makes clear that determinations of planning applications
must be made in accordance with the development plan unless material
considerations indicate otherwise.

1.4 Cutting across all thematic policies in the plan is the presumption in
favour of sustainable development contained within the NPPF. This requires
that:
a) When considering development proposals, the Council will take a positive
approach that reflects the presumption in favour of sustainable development
contained in the NPPF. It will always work proactively with applicants to find
solutions which mean that proposals can be approved wherever possible, and
to secure development that improves the economic, social and environmental
conditions in the area.

b) Planning applications that accord with the policies in the Local Plan (and,
where relevant, with polices in neighbourhood plans) will be approved without
delay, unless material considerations indicate otherwise.

c) Where there are no policies relevant to the application or relevant policies

are out of date at the time of making the decision, the Council will grant
permission unless material considerations indicate otherwise – taking into
account:
 Relevant London Plan policies
 Any adverse impacts of granting permission would significantly and
demonstrably outweigh the benefits, when assessed against the
policies in the NPPF taken as a whole; or
 Specific policies in the NPPF indicate that development should be
restricted.

Supporting Technical Reports

1.5 In line with EU and UK requirements, a sustainability appraisal (SA)
(incorporating the requirements of a Strategic Environmental Assessment)
has been undertaken alongside policy preparation. The overall aim is to
ensure that the Plan contributes to the achievement of sustainable
development. This has involved a separate and concurrent evaluation of the
policies, options and reasonable alternatives. The SA highlights the key
social, economic and environmental impacts and identifies mitigation
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 3

measures to ensure effective implementation. The SA has contributed
towards the reasoning and refinement of policies and is subject to public
consultation. The SA is available to view as a separate document.

1.6 An Equalities Impact Assessment (EIA) of Part 2 has been prepared

by the Council. An EIA is the process of identifying what impact, or likely
impact, a policy has on protected groups. Local authorities have a duty under
the Equalities Act 2010 to carry out an EIA of their Local Plans. The
assessment seeks to ensure that, as far as possible, any negative
consequences for a particular group or sector of the community are
eliminated, minimised or counterbalanced by other measures. The EIA
highlights key issues that need further consideration and the
recommendations were used in the preparation of the policies in this
document.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 4

2. THE ECONOMY

BACKGROUND

2.1 Hillingdon has a strong, well connected local economy with good
potential for further growth. The Borough contains over 10,090 active
enterprises, providing some 200,000 jobs and whilst many are small and
medium sized organisations, Hillingdon has one of the highest numbers of
major international and European headquarters outside of the City, Canary
Wharf and the West End.

2.2 Hillingdon is a borough of economic and environmental contrasts. In

the semi rural area to the north of the A40, opportunities for economic growth
are focussed on the network of district and local centres and some
designated employment sites. In contrast, the south of the Borough contains
areas of high deprivation, but also accommodates Heathrow Airport, the
UK’s only hub airport, Uxbridge Metropolitan Centre and the Stockley Park
concentration of high-tech multi-national industries. These economic
components have a sphere of influence that extends beyond Hillingdon’s
boundaries, across London and the wider south east region.

2.3 The supporting text to Policy E1: Managing the Supply of Employment
Land in the Local Plan Part 1 reveals that 17.58 hectares of surplus industrial
and warehousing land could be released from 2011 - 2026. The Council has
updated its Employment Land Study since the adoption of the Local Plan Part
1. The updated study identifies a surplus of employment land in the region of
between 16.3 and 20.6 hectares.

2.4 The Site Allocations and Designations document identifies specific

designated sites for release, in accordance with the findings of the Council’s
latest Employment Land Study. This section provides policies to assist in the
determination of planning applications relating to designated and non-
designated employment sites and offices. The Council recognises that town
centres also make a significant contribution to the economy. Policies relating
to town centres are included in Section 3 of this document.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 5

EMPLOYMENT

Designated Employment Sites

2.5 Hillingdon has four Strategic Industrial Locations (SILs), which are
protected by Policy 2.17: Strategic Industrial Locations of the London Plan
2016 as being the main reservoirs of industrial land in the Borough.

SILs fall into two broad categories:

 Preferred Industrial Locations (PILs): These are suitable for general

industrial, light industrial, storage and distribution, waste management,
recycling, some transport related functions and other industrial related
uses (i.e. generally Use Classes B1 (c), B2 and B8). Hillingdon has
three PILs – they are the Uxbridge Industrial Estate, Victoria Road /
Stonefield Way Industrial Business Area in South Ruislip and the
Hayes Industrial Area.

 Industrial Business Parks (IBPs): These are suited to industrial

activities that are compatible with a higher quality environment
including research and development, light industrial and higher value
general industrial, (i.e. primarily Use Classes B2 and B8 and some
B1(b), B1(c)). IBPs are not intended for large scale office
development.1 Hillingdon has one IBP located at North Uxbridge
Industrial Estate.

2.6 The Local Plan Part 1 designates two classes of locally significant
employment land:
 Locally Significant Industrial Sites (LSIS): These are intended to
be suitable for industrial and warehouse activities (Use Classes
B1(c), B2 and B8).
 Locally Significant Employment Locations (LSEL): These are
intended to have a light industrial, office and research and
development role (B1 (a), (b), (c) use designated classes).

2.7 The uses permitted on locally designated employment sites are

comparable with the different categories of SIL. LSIS are primarily for
industrial activities, LSELs have more flexibility to accommodate ‘business
park’ type activities. The Council expects proposals in LSELs to promote a
high quality business environment that respects local amenity. Particular
attention should be given to building design and landscaping. Depending on

1
London Plan para 2.79
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 6

the Public Transport Accessibility Level (PTAL), proposals in some LSELs will
be required to address issues of accessibility, including the provision of travel
plans where appropriate.

2.8 New development should not compromise the operation of designated

sites. The Council will discourage the location of uses which are sensitive to
industrial operations, especially where appropriate mitigation measures to
address issues such as noise, vibration and lighting have not been properly
incorporated into the development scheme. Development that has an adverse
impact on access to designated sites will also be resisted. In accordance with
relevant policies in the London Plan, mixed use developments will be
supported where they assist with the renewal and modernisation of the
remaining office stock.

Policy DME 1: Employment Uses on Designated Employment Sites

A) The Council will support employment proposals in Strategic

Industrial Locations (SILs) - Preferred Industrial Locations (PIL) or
Industrial Business Parks (IBP) - in accordance with relevant policies
in the London Plan.

B) The Council will support industrial and warehousing uses (Use

Classes B1 (c), B2 and B8) and Sui Generis uses that are appropriate in
an industrial area within Locally Significant Industrial Sites (LSIS).

C) The Council will support light industrial, office and research &
development activities (B1 (a) (b) (c) Use Classes) within Locally
Significant Employment Locations (LSELs).

D) Proposals for other uses will be acceptable in SILs, LSELs and on

LSIS only where:
i) There is no realistic prospect of the land being developed in
accordance with criterion A, B or C; or
ii) Sites have been vacant and consistently marketed for a period of
2 years; and
iii) The proposed alternative use does not conflict with the policies
and objectives of this Plan.

E) Development adjacent to SILs, LSIS and LSELs must be located

and/or designed so as to not to compromise the integrity or operation
of these employment areas.

F) Proposals for small scale ancillary development which supports

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Local Plan Part 2 - Development Management Policies 7

occupiers and the workforce on designated employment sites, such as

'walk to' services including workplace crèches, cafes and small scale
food outlets, will be supported.

Employment Uses Outside of SILs, LSIS and LSELs

2.9 In addition to the areas identified in Policy DME 1: Employment Uses
in Designated Sites, Hillingdon also contains a number of non-designated
employment sites and areas. These sites vary in size from 1 or 2 units to
multiple businesses and accommodate a variety of employment generating
activities. Many operate satisfactorily without harm to local amenity and offer
real benefits to the local economy.

Policy DME 2: Employment Sites Outside Designated Employment

Areas

Proposals which involve the loss of employment floorspace or land

outside of designated employment areas will normally be permitted
if:
i) the existing use negatively impacts on local amenity, through
disturbance to neighbours, visual intrusion or has an adverse
impact on the character of the area; or
ii) the site is unsuitable for employment reuse or development
because of its size, shape, location, or unsuitability of access;
or
iii) Sufficient evidence has been provided to demonstrate there is
no realistic prospect of land being reused for employment
purposes2; or
iv) The new use will not adversely affect the functioning of any
adjoining employment land; or
v) The proposed use relates to a specific land use allocation or
designation identified elsewhere in the plan.

Size of Workspace
2.10 A vital aspect of assisting new businesses, both to start up and to
grow, is ensuring an adequate supply of suitable accommodation. Small
businesses are acknowledged to be important in maintaining a strong

2
Note that sufficient evidence should include details of marketing of the site for a minimum period of 12
months.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 8

economy and providing the seed bed for future larger businesses. This
principle is reflected in the London Plan and in the NPPF.

2.11 The Council aims to maintain, and wherever possible, improve the
provision of Small and Medium Enterprises (SME) accommodation. Local
Plan Part 1 Policy E6: Small and Medium-Sized Enterprises, encourages
affordable accommodation for small and medium businesses in appropriate
sustainable locations. As part of major employment proposals, the provision of
smaller units will be sought in appropriate locations.

2.12 In applying this policy. the Council will take account of any evidence
indicating a need for accommodation for small and medium sized firms and
the scale of any new development proposed. The Council will encourage the
provision of a range of unit sizes, which are capable of accommodating
different uses.

Office Development
2.13 The most recent London Office Policy Review (2012) (LOPR)
highlights the poor performance of the outer London office market in recent
years. However, not all outer London office centres are in structural decline.
West London provides, and will continue to provide, primary locations for
office development, including Stockley Park and Uxbridge.

2.14 Local Plan Part 1 Policy E2: Location of Employment Growth directs
office development to three core growth areas: Uxbridge Town Centre,
Stockley Park and Heathrow Perimeter. The first two of these areas are
spatially defined through designation in the Site Allocations and Designations
document and described below. In addition, office development will also be
considered suitable in designated town centres and in LSELs, where it can be
demonstrated that the proposals will not lead to the significant loss of and
increased demand for light industrial accommodation. The Heathrow
Perimeter LSELs have however been removed from the Site Allocations and
Designations document to ensure consistency with the Airports National
Policy Statement.

Uxbridge
2.15 Businesses are attracted to Uxbridge due to its good road access, the
quality of the townscape and service provision, availability of suitable
premises, Brunel University and the local skills base. Issues constraining
growth include a shortage of good quality office stock in the town and
problems with car parking ratios. In particular, relatively low parking
allowances for new office developments in Uxbridge have affected its ability to
compete with centres outside Greater London. Parking provision for offices in
Uxbridge will be expected to meet the standards contained in Appendix C.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 9

Stockley Park
2.16 Stockley Park has a reputation as being one of Europe’s premier
business parks. The site will retain its importance as a key outer London office
location over the period of the Plan. Opportunities to expand employment
opportunities and to include a hotel to add to the Park’s offer are noted in the
Local Plan Part 1. As it is an out of town location, any further growth will need
to deliver sustainable transport provision and provide an appropriate level of
car parking.

Policy DME 3: Office Development

A) The Council will support proposals for new office development in

the preferred locations of Stockley Park and Uxbridge Town Centre, as
defined in the Site Allocations and Designations document.

B) Proposals involving loss of office floorspace in preferred locations

for office growth, which fall outside of existing permitted development
procedures, should include information to demonstrate that:
i) the site has been actively marketed for two years;
ii) the site is no longer viable for office use, taking account of the
potential for internal and external refurbishment; and
iii) surrounding employment uses will not be undermined.

C) Proposals for smaller scale new office floorspace within designated

town centres, including proposals within mixed use schemes, will
be supported where:

i) the mixed use element of the scheme meets the requirements of

policies related to town centre development in this Plan; and
ii) the scale of provision is appropriate to the role and function of the
town centre.

D) Proposals involving the loss of office floorspace within designated

town centres should be supported by evidence of continuous
vacancy and marketing over a 12 month period.
E) Proposals for office uses in LSELs will be permitted, subject to the
provision of satisfactory evidence to demonstrate that the
proposals will not result in the loss of light industrial
accommodation, where there is a demand for these uses.
F) Proposals for offices outside town centres, preferred office growth
locations, and Locally Significant Employment Locations will be
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 10

required to demonstrate that no other sequentially preferable

locations are available.

TOURISM AND VISITOR FACILITIES

2.17 Tourism is an important part of the local economy with key sectors
being the business and the conference market, transit trade (visitors stopping
in Hillingdon en-route to another destination) and the leisure market.
Employment within the tourism sector accounts for over 8% of the Borough's
total employment, higher than the London-wide average.

Visitor attractions
2.18 Hillingdon offers a range of specific tourist destinations and reasons to
visit the Borough. Firstly, there is a substantial hotel industry based around
Heathrow Airport. The development of new hotels is addressed in Policy DME
4: Visitor Attractions and Policy DME 5: Hotels and Visitor Accommodation.
The Council will seek to ensure good public transport links between visitor
accommodation, visitor attractions and other key destinations in the Borough.

2.19 Uxbridge is identified in the London Plan as having regional/ sub-

regional importance as a strategic cluster of night time activity. The town
centre is set to continue to enhance its appeal as the former RAF Uxbridge
site is developed and cultural proposals, such as a theatre and hotel, are
realised.

2.20 Brunel University attracts a substantial number of visitors to Uxbridge

through events such as its annual summer school. This is set to continue as
Uxbridge has been identified as a Strategic Outer London Development
Centre (SOLDC) in the London Plan, based on its function as a centre for
higher education.

2.21 Other opportunities for the visitor economy relate to Hillingdon’s outer
London location, connection to Central London and the South East. Key
destinations, including Wembley Stadium, Heathrow and Oxford, are
accessible by both the motorway and public transport network. The
completion of Crossrail will further increase connectivity.

2.22 Aside from the key international gateway of Heathrow Airport and the
specialised commercial market of RAF Northolt, Hillingdon has a number of
local and regional destinations which attract visitors from outside the Borough,
namely:
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Local Plan Part 2 - Development Management Policies 11

 The RAF Uxbridge Battle of Britain WWII Bunker;

 Nature based attractions including the walking, cycling and bridleways
of the Colne Valley Park, the Grand Union Canal and the Willow Tree
Marina, Yeading;
 Ruislip Lido and the Woodland Centre;
 Golf courses, including Haste Hill, Northwood, Ruislip, Uxbridge and
Stockley Park;
 The Hillingdon Sports and Leisure Complex including the 50m indoor
pool and the listed lido;
 Harmondsworth Great Barn;
 Heritage sites and gardens including Manor Farm Complex, Ruislip and
Eastcote House Gardens (Heritage Lottery funded); and
 Many historic features including Scheduled Ancient Monuments, Listed
Buildings, historic towns and villages, parks and gardens, inns, barns
and churches.

Policy DME 4: Visitor Attractions

The Council will take steps to encourage people to visit heritage and
other sites and will support, in principle, proposals that enhance the
visitor offer in the Borough, subject to:
i) No deleterious impact on neighbouring land use by noise, traffic
and congestion, visual intrusion, safety, loss of privacy or
amenity;
ii) Provision of access by sustainable transport, together with an
appropriate level of onsite parking;
iii) Improvement and enhancement of the environmental attributes
of the site; and
iv) Provision of a high standard of building design, consistent with
the amenity of the area that respects local architectural form,
responds to and enhances features of environmental, historic or
cultural significance and addresses inclusive access.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 12

Hotels and Other Visitor Accommodation

2.23 London Plan Policy 4.5: London's visitor infrastructure sets a London-
wide target to achieve an additional 40,000 bedrooms by 2036 and a
borough-wide target for Hillingdon to deliver 3,800 new bedrooms over the
same period. In addition to hotel rooms these targets can be met through
other forms of visitor accommodation, such as guest houses, bed and
breakfast accommodation and extensions to appropriately located public
houses.

2.24 Hotel growth will be encouraged in Uxbridge and Hayes. These areas
are identified and designated in the Site Allocations and Designations
document. In accordance with national planning policy, hotel development of
an appropriate scale will also be acceptable in other town centres, subject to
the provisions of other policies in this Plan. Heathrow is not identified as hotel
growth location in the Local Plan Part 2 to ensure consistency with the
Airports National Policy Statement.

2.25 The Heathrow area is subject to specific demand for land uses related
to the airport, which include a mix of industrial, warehouse and storage,
offices and tourist development.

2.26 The Heathrow area is also subject to pressure for off-site airport-
related car parking. To ensure the sustainability and air quality objectives of
the Local Plan are met, car parking for hotel proposals should be for hotel
guests only and not accommodate unrelated vehicles.

2.27 Proposals for new visitor accommodation must be designed to

minimise any impacts on privacy by ensuring that an appropriate distance
(usually 20m) is maintained between facing windows and there is no
overlooking to neighbouring properties. Kitchen vents and outdoor areas,
including smoking shelters and waste facilities must be located to avoid
nuisance to neighbours. The Council will expect proposals to address car
parking and servicing and may require a Travel Plan to be submitted.

Policy DME 5: Hotels and Visitor Accommodation

The Council will support a range of visitor accommodation, conference

and related uses in accessible sustainable locations, as defined in the
Site Allocations and Designations document, subject to:

i) A high standard of building and site design, including landscaping

and placement of signage that makes a positive contribution to
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 13

local amenity and the streetscape;

ii) Provision of an accessible layout and rooms in accordance with
Policy DME 6: Accessible Hotels and Visitor Accommodation; and
iii) No adverse impact on nearby land uses or on the amenity of either
adjoining occupants or proposed occupants by virtue of noise,
lighting, emissions, privacy, overlooking, any other potential
nuisance, parking or traffic congestion.

Accessible Hotels and Visitor Accommodation

2.28 The provision of visitor accommodation that is accessible to all has
been identified as an issue in London. The London-wide Hotel Demand Study
(2006) identified a very limited supply of accessible accommodation for
disabled people and a number of issues regarding its provision. The London
Plan Policy 4.5: London's visitor infrastructure identifies a minimum of 10% of
new visitor accommodation to be wheelchair accessible.

2.29 New development will be required to meet the provisions of the

Accessible Hillingdon SPD and Design and Access Statements submitted with
planning applications should demonstrate consistency with the principles of
inclusive design. Additionally, an Accessibility Management Plan (AMP) is
required for visitor accommodation of more than 10 rooms. Appropriate
facilities for a wide range of disabilities should be included, such as en-suite
bathrooms, manoeuvring space for a mobile hoist (where ceiling hoists are not
installed), ensuring walls are capable of supporting the required fittings, for
example, grab rails and drop down support rails and, where possible,
connecting doors to adjoining rooms for assistants to disabled persons.

2.30 An AMP is separate to and complements a Design and Accessibility

Statement by outlining amongst other matters “soft” measures (such as
management, alarms) which may not be able to be addressed through design.
The AMP should ensure that the management and operation of facilities are
considered from the onset and that accessibility and inclusion are monitored
and maintained throughout the life of the development.

Policy DME 6: Accessible Hotels and Visitor Accommodation

A) In order to ensure that inclusive access has been incorporated

into the proposal from the onset, the Council will require:

i) all proposals to meet the requirements of the Accessible

Hillingdon SPD;
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 14

ii) a Design and Access Statement to be submitted with the planning

application; and
iii) For proposals of ten rooms or more, an Accessibility Management
Plan should be submitted with the planning application.

B) For proposals of 10 rooms or more, the Council will require

10% of hotel rooms to meet wheelchair accessibility standards. In
particular, accessible rooms should:
i) be located along accessible routes, close to lifts on upper floors
and close to the reception on the ground floor;
ii) be situated so that they have equal access to views enjoyed from
standard bedrooms; and
iii) provide appropriate facilities for a wide range of disabilities.

Farm Diversification
2.31 Farm diversification will help sustain the rural economy. The Council
will encourage farmers and agricultural businesses, to invest in their land or
business including those uses that contribute to green energy production.

Policy DMEI 7: Farm Diversification

The Council will support farm diversification schemes including those

related to the provision of renewable energy, provided that they
minimise visual, traffic and environmental impacts and do not:
i) have an adverse impact on the open character of the countryside
and landscape quality;
ii) contribute to visual “clutter”;
iii) significantly increase road traffic or congestion on rural roads and
junctions;
iv) erode environmental quality, nature conservation value or limit
public access to the countryside; and
v) have an adverse environmental impact on nearby residential areas
or other sensitive receptors by virtue of noise, vibration, smoke,
odour or emissions.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 15

3. TOWN CENTRES
3.1 Hillingdon’s town centres are crucial to the social, economic and
environmental wellbeing of the Borough. They provide local communities with
a sense of individual identity, and being focused on public transport links
provide a basis for sustainable urban living. As a result of competition both
from other town centres and from out of town retail developments, as well as
the changing retail behaviour of residents (with an increasing use of internet
shopping), many town centres are now looking to diversify their roles.

Hierarchy of Centres
3.2 Hillingdon’s established hierarchy is anchored by the Metropolitan
Centre of Uxbridge, which has built on its retail, economic and locational
strengths to expand onto the former RAF Uxbridge site. The Borough has five
district centres, the largest being Hayes District Centre and Yiewsley District
Centre in the south of the Borough, where the new Crossrail stations are
expected to bring significant regeneration opportunities. The remaining
district centres are at Green Lane (Northwood), Eastcote, and Ruislip.
Additionally, there are ten neighbourhood or local centres further classified
into minor centres or smaller local centres. A number of local parades
complete the hierarchy.

3.3 Table 3.1 below and Map 5.3 in Part 1 of the Local Plan outlines the
hierarchy of town centres.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 16

Table 3.1: Town Centre Hierarchy

Centre Town London Plan Description
Metropolitan  Uxbridge Serves wide catchments which can
Centre extend over several boroughs and into
parts of the wider south east region.
Typically they contain at least 100,000
sqm of retail floorspace with a significant
proportion of high-order comparison
goods relative to convenience goods.
These centres generally have very god
accessibility and significant employment,
service and leisure functions.

District  Ruislip Distributed more widely than the

Centres  Eastcote metropolitan and major centres, providing
 Green Lane convenience goods and services for more
(Northwood) local communities and accessible by
 Yiewsley - public transport, walking and cycling.
West Drayton Typically they contain 10,000–50,000 sqm
 Hayes of retail floorspace.

Minor  Ruislip Manor Typically serve a localised catchment

Centres  Northwood often most accessible by walking and
Hills cycling and include local parades and
 Uxbridge small clusters of shops, mostly for
Road, Hayes convenience goods and other services.
Local  Harefield They may include a small supermarket
Centres  South Ruislip (typically up to around 500 sqm), sub-post
 Hillingdon office, pharmacy, laundrette and other
Heath useful local services.
 North
Hillingdon (In this Development Management
 Ickenham document, the minor and local centres are
 Harlington defined as follows: minor centres are
 Willow Tree considered to have a comparison and
Lane, higher order goods to serve a population
Yeading within a 3 km radius; local centres provide
a full range and choice of essential shop
uses and other local services for people
who do not live or work near a town
centre).
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 17

Scale and Function of Centres

3.4 London Plan 2016Policy 2.15: Town Centres (d) states that
development proposals in town centres should be in scale with the centre. In
ascertaining scale and suitability of the proposal to a centre, consideration
should be given to the consistency of proposals with the definition of the
centres in Table 3.1 above. All proposals for town centre uses will be
expected to comply with other relevant policies in the development plan for
Hillingdon. Proposed development should:
 enhance the town centres offer and be compatible with the nature,
scale and function of the centre;
 have no deleterious impact on the function and vitality of the centre or
on the Borough centres hierarchy;
 be in accessible locations or locations that are able to be made
accessible by public and active transport; and
 in areas of regeneration, contribute positively to wider regeneration
objectives.

3.5 Larger centres are considered appropriate locations for

accommodating growth in comparison goods retail expenditure and floor
space because they are the most accessible by public transport and have
greater capacity to provide choice and competition. It is intended that major
retail proposals with a significant proportion of high order comparison goods
relative to convenience goods locate in the highest order centres in the
Borough.
3.6 In order to protect the Borough’s shopping hierarchy and the integrity
of local parades, the Local Plan Part 1 notes that the Council will require an
impact assessment for any retail proposal in an edge of centre or out of town
centre location, which exceeds 200 square metres gross retail space.
Development proposals of 1,000 sqm or more for individual or combined main
town centre uses in out of centre locations will be required to provide an
impact assessment.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 18

Policy DMTC 1: Town Centre Developments

A) The Council will support ‘main town centre uses’ where the
development proposal is consistent with the scale and function of the
centre. Town centre development will need to demonstrate that:

i) adequate width and depth of floorspace has been provided for

the town centre uses; and
ii) appropriate servicing arrangements have been provided.

B) Residential use of ground floor premises in primary and secondary

shopping areas and in designated parades will not be supported.

C) Proposals for ‘main town centre uses’ in out of centre locations will
only be permitted where there is no harm to residential amenity.

D) The Council will:

i) expect proposals for 'main town centre uses' to demonstrate that
there are no available or suitable sites in a town centre where an
edge of centre or out of centre location is proposed, using a
sequential approach; and

ii) consider the effect of the proposal, either individually or

cumulatively on the vitality and viability of existing town centres.
Development proposals in out of centre and edge of centre
locations, which exceed 200 sqm of gross retail floorspace, or 1,000
sqm of combined main town centres uses, will require an impact
assessment.

Metropolitan, District and Minor Centres

3.7 Ensuring the viability of Hillingdon’s retail centres by managing their
land uses is considered integral to the economic and social prosperity of
Hillingdon. Vibrant town centres need to have a “critical mass” appropriate to
their role in the network and an appropriate level of diversity of retail
development to attract consumers of all ages and backgrounds on a regular
basis at different times of the day and throughout the year. However, the
Council will consider proposals which constitute a departure from policies in
this chapter, where they provide clear and long lasting benefits to the vitality
and viability of town centres in the borough.

3.8 Whilst seeking to encourage vitality and viability, the Council

recognises the different retail functions that take place within its town centres:
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 19

 Primary Areas, which are the focus of retail activity in the centres and
are either already generally dominated by retail shops or are areas
which the Local Planning Authority considers have prime retail
potential. Therefore in these areas at least 70% of the primary frontage
should be maintained in Use Class A1 and concentrations of service
uses avoided.
 Secondary Areas, peripheral to the primary areas in which shopping
and service uses are more mixed, should still retain a high proportion of
Class A1 shops. In these areas, at least 50% of the frontage should be
in Use Class A1 and concentrations of service uses avoided. Where
non-retail uses are permitted, the retention of an appropriately
designed shop front can help mitigate the visual effect of a break in the
shopping frontage.
 Other Areas, outside the primary and secondary areas which are
appropriate both for retail and for other town centres uses.

3.9 To ensure the frontages are kept as an area of retailing activity,

interruptions in the shop frontage will be minimised and supporting uses are to
be dispersed within shopping areas. In primary frontages, the length of
continuous frontage in non-retail use should be limited. Separation or an
increase in the separation of Use Class A1 units by other uses should be no
more than about 12m (broadly the width of two typical shop fronts) and in
general, no more than one in three units should be non - A1 use. In addition,
the concentration of other (service) uses should be minimised.

3.10 Hot food takeaways (Class A5) have specific issues in terms of
parking and impact on the vitality of a shopping area. In order to prevent
problems caused by parking on the street or on the pavement outside the
premises, adequate off street parking for customers and delivery vehicles will
be required. In order to prevent unacceptable effects on local amenity,
shopping frontages and the daytime vitality of shopping parades, Use Class
A5 hot food takeaways will be limited to 15% of the total number of units
present in a centre or a local parade.

3.11 The town centre boundaries as set out in the former Unitary
Development Plan have been reviewed and updated. Uxbridge Town Centre
boundary is extended onto the former RAF Uxbridge and into the Highbridge
Industrial Estate. Boundaries for Ruislip Manor and Harefield have also been
amended. The town centre boundaries including primary and secondary
shopping areas are defined in Appendix D.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 20

Policy DMTC 2: Primary and Secondary Shopping Areas

A) In primary shopping areas, the Council will support the ground

floor use of premises for retail, financial and professional activities
and restaurants, cafes, pubs and bars provided that:
i) a minimum of 70% of the frontage is retained in Use Class A1;
ii) Use Class A5 hot food takeaways are limited to a maximum of
15% of the frontage;
iii) the proposed use will not result a separation of more than 12
metres between A1 retail uses; and
iv) the proposed use does not result in a concentration of non retail
uses which could be considered to cause harm to the vitality and
viability of the town centre.

B) In secondary shopping areas, the Council will support the ground

floor use of premises for retail; financial and professional activities;
restaurants, cafes, pubs and bars; launderettes and other coin
operated dry cleaners; community service offices, including doctor’s
surgeries provided that:
i) a minimum of 50% of the frontage is retained in retail use; and
ii) the uses specified in policy DMTC4 are limited to a maximum of
15% of the frontage;
iii) the proposed use does not result in a concentration of non retail
uses which could be considered to cause harm to the vitality and
viability of the town centre.
C) The Council will give consideration to the provision of
community facilities within secondary frontages where it can be
demonstrated that theses will be open to members of the public
and would support the vitality and viability of the centre.
D) Outside of defined primary and secondary areas, proposals for a
change of use from A1 retail will be permitted, provided the
change does not result in the loss of an essential local service.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 21

Local Centres and Local Parades

3.12 Shopping areas that meet local shopping needs over and above daily
food shopping have been designated local centres in the Borough hierarchy.
These centres provide for the needs of people who do not live close to a town
centre and may also provide a range of other services and community
functions. Local centres are generally much smaller than town centres and to
protect their retail function, policies governing changes of use for A1 (units)
are more restrictive than those for town centres.

3.13 The Council will resist proposals that would result in the loss of a Use
Class A1 shop in core areas and will examine very closely similar proposals
for other parts of these centres.

3.14 The Borough hierarchy of shopping centres also includes local shops
and Local Parades, which fulfil a convenience shopping function. The list of
Local Parades is in Table 3.2. These parades or local shops are retained to
meet the day to day shopping needs of local residents, minimise the need to
travel by car or public transport and address wider social, inclusion and
accessibility objectives. The following uses are considered important at the
local level - pharmacy, post office, grocer, baker, butcher, greengrocer and
newsagent - and are referred to as essential shops.

3.15 A walking distance of 800m is applied (about a 10 minute walk) to

establish a shop’s catchment. Residential areas which are not within 800m of
at least five essential shop uses are defined as being deficient. When
considering applications for a change of use, accessibility to alternative shops
that are available to residents within 800m will be taken into account by the
Council. For those areas with an insufficient population to support essential
shops, the Council will seek to ensure that all residential areas are within half
a mile of at least five essential shop.

3.16 The Council will, in assessing proposals, ensure that parades and
local centres retain as many essential shops as possible with no less than
three in smaller parades and a choice of essential shops in the larger parades
and in local centres. The Council will ensure that at least 50% of a shopping
parade is retained as Use Class A1 shops.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 22

Table 3.2: Local Parades

LOCAL PARADES
Colham Green Harlington South Ruislip
 Pield Health Road  Cranford Parade, 141 -  702 –724 Field End
 Violet Avenue 171 Northfield Parade, Road
North Hyde Road/High  439– 490 Victoria Road,
Cowley Street  1-24 Station Approach
 Station Road/High  Redmead Road,  Whitby Road
Street  St Dunstan’s Close
 Dellfield Parade/The Uxbridge
Parade, High Street Harmondsworth  Cowley Road (Trumper
 Harmondsworth Village Way-Myddleton Road)
Cowley Peachy  Bath Road  98-118 Cowley Road
 High Road  Brunel University
 Moorfield Road Hillingdon
 Ryefield Avenue, West Drayton
Eastcote Village  Sutton Court Road,  58-66 Swan Road,
 Crescent Parade, Long  81 Swan Road and the
Goulds Green Lane/Uxbridge Road Green
 305 -315 Harlington  107 –147 Station Road
Road Hillingdon Hill
 Royal Lane/Hillingdon West Drayton
Hayes Village  Mulberry Crescent
 124-152 Uxbridge  Harmondswoth
Road Ickenham Road/Sipson Road
 Kingshill Avenue  55 -97 High Road Laurel Lane
 Lansbury Drive  Byron Way/ Coleridge
 Bourne Circle/ Northwood Way
Gloucester Parade,  Northwood High Street
Bourne Avenue/  Pinner Road, West Ruislip
Cranbourne Drive  Salisbury Road  (Station) Ickenham Road
 641 -693 Uxbridge  Station Parade,
Road, Wood End Ruislip Ickenham Road
 Dawley Parade,  Howletts Lane,
Dawley Road Yeading
 1 – 29 Dawley Road, Ruislip Gardens  Welbeck Avenue
Hayes town  West End Road/ New  Yeading Lane
 Hayes End 625 – 849 Pond Parade
(south) 1172 – 1380 Yiewsley
(north) Uxbridge Road Sipson  Falling Lane/Royal
 41- 47 Sipson Way Lane
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 23

Policy DMTC 3: Maintaining the Viability of Local Centres and Local

Parades

A) The Council will protect and enhance the function of local

centres and local shopping parades by retaining uses that support
their continued viability and attractiveness to the locality they serve.
In considering applications for changes of use of shops the Council
will ensure that:
i) the local centre or shopping parade retains sufficient essential
shop uses to provide a range and choice of shops appropriate to
the size of the parade, and its function in the Borough shopping
hierarchy;
ii) at least of 50% of the local centre or shopping parade is retained
as Use Class A1 shops; and
iii) the surrounding residential area is not deficient in essential shop
uses.

Location and concentration of town centre uses

3.17 Given the mixed use nature and higher density of development in
town centres, it is important to ensure that there is a mix and balance of
complementary night time and day time uses that can co-exist successfully
with neighbouring residential areas and create an attractive and vibrant area.
Certain types of uses can cause detrimental cumulative impacts as a result of
their concentration or location. The Council will therefore resist applications
for such uses where they would cause harm to the character, function and
amenity of an area or negatively impact on the health and wellbeing of the
Borough’s residents.

3.18 In assessing the likely impacts of a proposal on the surrounding area,

various factors will be taken into account such as the type of use, the
proposed hours of opening, size of premises, operation and servicing, parking
requirements, and measures to mitigate odour and noise. Proposals that
would result in unreasonable adverse cumulative impacts that cannot be
adequately mitigated will be resisted.

3.19 When considering applications for adult-orientated activities, such as

alcohol consumption, gambling, and adult entertainment, the proximity of the
site to housing, places of worship, schools, hospitals and other sensitive
community facilities will be considered.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 24

3.20 The Mayor of London's Town Centres SPG encourages boroughs to
manage over concentrations of certain activities, such as betting shops, hot
food takeaways and pay day loan outlets. The Council will apply the maximum
threshold for these uses of 15% of primary and secondary frontages set out in
criteria A ii) and B ii) of Policy DMTC 2: Primary and Secondary Shopping
Areas. A Supplementary Planning Document will be prepared to provide more
detailed guidance on the issues raised by these sites, including the proximity
of hot food takeaways to schools.

Betting shops
3.21 The London Plan Town Centres SPG identifies the need to control the
proliferation of betting shops and to address the implications this can have on
maintaining the vitality and viability of town centres and protecting amenity
and safety. It highlights the issues affecting amenity and the continued
success of town centres which justify planning authorities to consider the
merits of proposals for betting shops.

3.22 For any planning proposals for betting shops that fall outside
permitted development rights, the Council will consider impacts on amenity,
concentration of similar uses, security of the locality and proximity to sensitive
uses.

Restaurants and Takeaways

3.23 Unlike shops and many other services, restaurants and takeaways
have limited opening hours and they can create problems of noise, odours,
litter and on street parking. Saturating an area with these uses can impact on
local amenity as well as on the broader vitality of a shopping frontage.

3.24 Planning permissions for restaurant and takeaway proposals may

need planning conditions to secure acceptable hours of operation, adequate
ventilation and filtration equipment which also avoid adverse impacts on visual
amenity and to ensure that adequate arrangements are made for the storage
and disposal of refuse.

3.25 Ducting and ventilation equipment can cause noise and nuisance
(from noise, odours and emissions) to neighbours and when inappropriately or
retrospectively placed, can impact on the visual amenity of the street frontage,
the building or surrounding area. This is of particular relevance for Listed
Buildings and Conservation Areas.

3.26 Proposals for Use Classes A3/A5 requiring ventilation or ducting

equipment should include the details of this as part of the planning application
to ensure that the Council can assess the acceptability of the proposals. As a
guide, exterior ducting should be placed so as not to impact on the
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 25

streetscape or amenity of the area and consideration is required as to the
impacts on any adjoining residential uses.

Night time economy

3.27 The London Plan Town Centres SPG notes the evening and night
time uses can contribute to the vitality of the town centre and make town
centres feel safer by increasing activity and providing passive surveillance.

3.28 However evening and night time uses can also be associated with
noise, crime, antisocial behaviour, community safety problems and
detrimental effects on public health which, without appropriate management
and mitigation, impacts on the quality of life of local residents.

3.29 Planning applications for evening and night time uses will need to
demonstrate that the proposed use will not result in adverse impacts,
particularly on residential amenity or result in an unacceptable concentration
of uses.

Minicab offices
3.30 Whilst minicab offices provide a service to the public, they can cause
nuisance through inadequate parking provision, leading to street congestion
and noise during evening operations. In assessing planning applications the
Council will therefore consider the adequacy of car park provision, hours of
operation, suitability of traffic arrangements and impacts on congestion and
local vehicle movement as well as surrounding land uses.

Policy DMTC 4: Amenity and Town Centre Uses

Proposals for restaurants and hot food takeaways, drinking

establishments, betting shops, night clubs, casinos, amusement
centres, minicab offices and other similar uses will only be supported
provided that they:
i) would not result in adverse cumulative impacts due to an
unacceptable concentration of such uses in one area;
ii) would not cause unacceptable disturbance or loss of amenity to
nearby properties by reason of noise, odour, emissions, safety and
security, refuse, parking or traffic congestion; and
iii) would not detrimentally affect the character or function of an area
by virtue of the proposed use or visual impact.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 26

4. NEW HOMES
Introduction
4.1 The NPPF requires local planning authorities to plan for housing to
meet projected needs over the Plan's period. The Plan should identify the mix
and type of housing required, including the proportion of affordable housing
needed to achieve mixed and balanced communities.

4.2 The overall amount and broad locations for growth are set out in the
Local Plan Part 1. The Site Allocations and Designations document identifies
specific sites for residential development, to meet the borough's housing
supply target. This document contains detailed policies to deliver housing the
right type of housing, in a way that does not have an adverse impact on local
amenity or character.

Safeguarding Existing Housing

4.3 In order to meet projected housing needs, the Council aims to resist
the loss of residential accommodation within the Borough by means of Policy
DMH 1: Safeguarding Existing Housing. For the purposes of this policy,
residential accommodation includes Houses in Multiple Occupation (HMOs),
student accommodation and other uses falling into Use Classes C3 and C4.

4.4 In addition to resisting the net loss of residential accommodation,

proposals to combine separate flats within an original house or purpose built
block to create family sized housing (3+ bedrooms) will be supported as this
does not result in the net loss of residential floorspace and provides much
needed family sized accommodation. Proposals related to the conversion of
residential properties should take account of Policy DMH 4: Residential
Conversions.

4.5 The Council recognises that exceptional circumstances may exist

which outweigh the loss of residential units and deliver other Local Plan policy
objectives. Each case for exceptional circumstances will be assessed on its
merits.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 27

Policy DMH 1: Safeguarding Existing Housing

A) The net loss of existing self-contained3 housing, including

affordable housing, will be resisted unless the housing is replaced
with at least equivalent residential floorspace.

B) The Council will grant planning permission for the subdivision of

dwellings only if:
i) car parking standards can be met within the curtilage of the site
without being detrimental to the street scene;
ii) all units are self contained with exclusive use of sanitary and
kitchen facilities and provided with individual entrances and
internal staircases to serve units above ground floor level;
iii) adequate amenity space is provided for the benefit of residents;
and
iv) adequate living space standards are met.

Housing Mix
4.6 The Council's current information on housing need indicates a
substantial borough-wide requirement for larger affordable and private market
units, particularly three bedroom properties. Applicants proposing residential
schemes will be required to demonstrate that this need has been taken into
account.

Policy DMH 2: Housing Mix

The Council will require the provision of a mix of housing units of

different sizes in schemes of residential development to reflect the
Council’s latest information on housing need.

3
Self-containment is where all the rooms (including kitchen, bathroom and toilet) in a household's accommodation
are behind a single door which only that household can use. See https://www.gov.uk/definitions-of-general-housing-
terms
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 28

Office Conversions
4.7 Paragraph 51 of the NPPF 2012 supports the conversion of
commercial premises to residential use where there is an identified need for
additional housing and no strong economic reasons why such development
would be inappropriate.

Policy DMH 3: Office Conversions

A) Where offices are found to be redundant, their demolition and

redevelopment for office accommodation will be supported. Where
this is not feasible or viable, proposals for the conversion of offices to
residential which fall outside of current permitted development rights
will be supported where:
i) the conversion of offices provide an external finish that is suitable
to a residential building and in keeping with the character of the
area;

ii) balconies and/or amenity spaces are designed into the development
as integral facilities and the creation of well designed public realm
and landscaping is demonstrated;
iii) any additional functional features that are needed such as pipes,
flues or communications equipment are grouped together and
routed through existing features where possible, and kept off
publicly visible elevations; and
iv) proposed homes have a dual aspect4 wherever possible (see
Mayor of London’s Housing SPG). A sole aspect home overlooking
a parking court or other shared use rear area will generally be
unacceptable.

B) All conversions that fall outside of existing permitted development

rights will be expected to accord with National and London Plan
minimum space and parking standards and meet the requirements of
all other policies in this plan, including those in Policy DME 3: Office
Development.

4
a layout in a room or building in which windows on adjacent or opposing external walls allow for views in more than
one direction.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 29

Residential Conversions
4.11 The conversion of single dwellings into more dwellings or the
redevelopment of dwellings into new blocks of flats can enable more effective
use of sites to be achieved. However, this type of development must seek to
enhance the local character of the area. In recent years, large concentrations
of flats have resulted in a range of problems, including increased on-street
parking and resultant congestion on roads, the loss of front gardens,
reductions in privacy, significant changes to the street scene, and loss of
family accommodation.

4.12 Policy DMH 4: Residential Conversions and Redevelopment aims to

address these issues by controlling the number of residential conversions and
the size of the original residential units from which conversions are achieved.
Policy DMH 5: Houses in Multiple Occupation specifically deals with the
conversion of properties into Houses in Multiple Occupation, hostels and
secure accommodation.

Policy DMH 4: Residential Conversions and Redevelopment

Residential conversions and the redevelopment of dwellings into new

blocks of flats will only be permitted where:
i) it is on a residential street where the proposal will not result in
more than 10% of properties being redeveloped into flats;
ii) On residential streets longer than 1km the proposed redevelopment
site should be taken as the midpoint of a 1km length of road for
assessment purposes;
iii) the internal floor area of the original building to be converted is at
least 120 sqm; and
iv) units are limited to one unit per floor for residential conversions.

Houses in Multiple Occupation (HMOs), hostels and secure

accommodation
4.13 Large homes in multiple occupation (HMOs) and hostels can
contribute to the overall supply of cheaper accommodation, particularly for
students, young people and those on low income.

4.14 Intensive occupation of former family dwellings such as those used for
student accommodation or as a HMO can have negative impacts on
residential amenity within an area through increases in on-street and off-street
parking, loss of front gardens, reductions in levels of privacy, alterations to the
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 30

exterior of buildings and increased generation of refuse. There are significant
concentrations of HMOs in the Uxbridge South and Brunel Ward, where an
Article 4 Direction has been imposed removing permitted development rights
for HMO accommodation.

Policy DMH 5: Houses in Multiple Occupation (HMOs) and Student

Accommodation

A) In all parts of the Borough

Proposals for the provision of large HMOs, residential hostels, student
accommodation and secure accommodation will be required to
demonstrate that:
i) there is good accessibility to local amenities and public transport;
ii) they accord with the Accessible Homes standards and provide
satisfactory living conditions for the intended occupiers; and
iii) there will be no adverse impact on the amenity of neighbouring
properties or the character of the area.

B) In wards covered by an Article 4 Direction for HMOs

Planning applications for the change of use from dwelling house (Use
Class C3) to HMO (Use Class C4 and Sui Generis) will only be
permitted:
i) where it is in a neighbourhood area where less than 20% of
properties are or would be exempt from paying council tax (or in
the case of Conservation Areas 10%) because they are entirely
occupied by full time students, recorded on the Council’s database
as a licensed HMO, benefit from C4/Sui Generis HMO planning
consent and are known to the Council to be HMOs;
ii) in Conservation Areas where less than 10% of properties are
exempt from paying council tax because they are entirely occupied
by full time students, recorded on the Council’s database as a
licensed HMO, benefit from C4/Sui Generis HMO planning consent
and are known to the Council to be HMOs and the change of use
does not form a consecutive HMO use in a street frontage;
iii) where less than 15% of properties within 100 metres of a street
length either side of an application property are exempt from
paying council tax because they are entirely occupied by full time
students, recorded on the Council’s database as a licensed HMO,
benefit from C4/Sui Generis HMO planning consent and are known
to the Council to be HMOs; and
iv) where the accommodation complies with all other planning
standards relating to car parking, waste storage, retention of
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 31

amenity space and garages and will not have a detrimental impact
upon the residential amenity of adjoining properties.

Garden and Backland Development

4.15 In general, the Council will not accept proposals for developments on
garden land but proposals for development of backland sites in other uses will
be considered subject to the criteria in Policy DMH 6: Garden and Backland
Development and other relevant policies.

4.16 The restrictive approach reflects the direct and indirect value of
gardens which contribute to local character, provide safe and secure amenity
and play space, support biodiversity, help to reduce flood risk and mitigate the
effects of climate change, including the ‘heat island’ effect.

4.17 The London Plan recognises the contribution of gardens (especially

back gardens) and suggests a presumption against their loss where it can be
locally justified.

4.18 In addition, the Council's Townscape Character Study produced in

November 2013 notes the contribution that front gardens make to local
character. The Council will take account of the conclusions of the Study when
assessing proposals that involve the loss of front gardens in certain character
areas.

Policy DMH 6: Garden and Backland Development

There is a presumption against the loss of gardens due to the need to

maintain local character, amenity space and biodiversity. In
exceptional cases a limited scale of backland development may be
acceptable, subject to the following criteria:
i) neighbouring residential amenity and privacy of existing homes
and gardens must be maintained and unacceptable light
spillage avoided;
ii) vehicular access or car parking should not have an adverse
impact on neighbours in terms of noise or light. Access roads
between dwellings and unnecessarily long access roads will not
normally be acceptable;
iii) development on backland sites must be more intimate in mass
and scale and lower than frontage properties; and
iv) features such as trees, shrubs and wildlife habitat must be
retained or re-provided.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 32

Affordable Housing
4.19 Policy H2: Affordable Housing in the Local Plan Part 1 seeks to
maximise the delivery of affordable housing from all sites. For sites with
capacity for 10 or more units, the Council will seek to ensure that the
affordable housing mix reflects housing needs in the Borough, particularly the
need for larger family units of three or more bedrooms.

4.20 The supporting text to Policy H2: Affordable Housing in the Local Plan
Part 1 refers to a target to provide 35% of all new units as affordable housing
in the Borough, with a tenure mix of 70% social rented and 30% intermediate
housing. In terms of unit size, 70 % of net need is for two and three bed
accommodation, more than a fifth is for four bed accommodation and almost
7% is for one bed accommodation.

4.21 It is important to acknowledge that the type of units and tenure

requirements will change over the period of the Plan. Planning decisions
should be based on the most up to date evidence of housing need in the
Borough.

4.22 House designs for affordable housing should be “tenure blind” i.e. no
distinction should be made in design terms between affordable and open
market housing. Affordable housing provision should be ‘pepper potted’
around sites to allow for a mix of tenures. Design standards for affordable
housing will need to comply with those set by the Homes England and the
GLA design standards on housing.

4.23 Where a proposed open market housing development is configured to

provide less than ten dwellings, the Council will make an assessment of the
capacity of the site to accommodate additional housing. Similarly, where a
larger development site is to be subdivided for planning application purposes
such that each parcel delivers less than ten dwellings, the Council will seek to
apply the requirements of Policy DMH 7: Provision of Affordable Housing to
the site as a whole, even if an individual planning application relates to less
than ten new dwellings.

4.24 The Council’s preference will always be to provide affordable housing

on-site. Off-site affordable housing provision will only be considered
acceptable if exceptional circumstances have been demonstrated.
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Local Plan Part 2 - Development Management Policies 33

Policy DMH 7: Provision of Affordable Housing

A) In accordance with national policy:

i) developments with a capacity to provide 10 or more units will be
required to maximise the delivery of on-site affordable housing;
ii) subject to viability and if appropriate in all circumstances, a
minimum of 35% of all new homes on sites of 10 or more units
should be delivered as affordable housing, with the tenure split
70% Social/Affordable Rent and 30% Intermediate as set out in
Policy H2: Affordable Housing of the Local Plan Part 1.
B) Affordable housing should be built to the same standards and
should share the same level of amenity as private housing.
C) Proposals that do not provide sufficient affordable housing will be
resisted.
D) To ensure that Policy H2: Affordable Housing of the Local Plan
Part 1 is applied consistently and fairly on all proposed housing
developments, the requirement for affordable housing will apply to:
i) sites that are artificially sub-divided or partially developed;
ii) phased developments where a housing development is part of a
much larger development of 10 or more units (gross), affordable
housing will be required as part of the overall scheme; and
iii) additional units created through or subsequently amended
planning applications, whereby the amount of affordable housing
required will be calculated based on the new total number of units
on the site. Affordable housing will be required where a
development under the 10 unit threshold is amended to have 10 or
more housing units in total (gross).

E) In exceptional circumstances, where on-site provision of affordable

housing cannot be delivered and as a last resort, a financial
contribution will be required to provide off-site affordable housing on
other sites which may be more appropriate or beneficial in meeting the
Borough's identified affordable housing needs.

Sheltered Housing and Care Homes

4.25 There are 34,385 people over the age of 65 in Hillingdon, of which
14,797 (43%) are men, and 19,588 (57%) are women. The population in this
age bracket is predicted to increase by 7.1% in the next five years. The
population for persons aged 85+ is expected to experience a higher increase
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 34

of 8% over the same period. These figures compare with a predicted 5%
population increase for the rest of Hillingdon’s population.

Policy DMH 8: Sheltered Housing and Care Homes

A) The development of residential care homes and other types of

supported housing will be permitted provided that:
i) it would not lead to an over concentration of similar uses
detrimental to residential character or amenity and complies with
Policy DMH 4: Residential Conversions;
ii) it caters for need identified in the Council's Housing Market
Assessment, in a needs assessment of a recognised public body,
or within an appropriate needs assessment and is deemed to be
responding to the needs identified by the Council or other
recognised public body such as the Mental Health Trust;
iii) the accommodation is fully integrated into the residential
surroundings; and
iv) in the case of sheltered housing, it is located near to shops and
community facilities and is easily accessible by public transport.

B) Proposals for residential care establishments which fall under

Use Class C2 must demonstrate that they would provide levels of care
as defined in Article 2 of the Town and Country Planning (Use Classes)
Order 1987 (as amended).

Gypsy and Traveller Pitch Provision

4.26 For the purposes of planning policy, the Site Allocations and
Designations document identifies sufficient provision to meet the Gypsy and
Traveller pitch provision needs over the period of the Local Plan. Planning
applications for new sites will be assessed in accordance with Policy DMH 9,
which complements the high level principles in policy H3 of the Local Plan
Part 1.

Policy DMH 9: Gypsies and Travellers and Travelling Show-People

Provision to meet the needs of Gypsies, Travellers and Travelling Show-

persons, including those for new sites and pitches will be supported
where:

i) Need is adequately evidenced through an up to date needs

assessment, undertaken using an agreed, quality-assured
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 35

methodology;
ii) The site is not located in the Green Belt or Metropolitan Open
Land, unless there are very special circumstances;
iii) The site is otherwise suitable for residential development and the
necessary infrastructure requirements will be made available as
part of the development proposal;
iv) The site will have safe access to the highway and will not result in
any unacceptable impact on the capacity and environment of the
highway network;
v) The site is in a sustainable location and in reasonable proximity to
relevant services and facilities, including transport, education,
healthcare and other community infrastructure provision;
vi) The ability to achieve neighbourliness can be demonstrated in
relation to the living conditions of current or future residents of
the site and its interaction with its neighbours and
neighbourhood;
vii) Proposals demonstrate high quality design, sensitive to local
character; and
viii) Arrangements are put in place and included in an appropriately
detailed management plan, to ensure the proper management of
the site.

.
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Local Plan Part 2 - Development Management Policies 36

5. HISTORIC AND THE BUILT ENVIRONMENT

5.1 Improving the quality of the built environment and protecting historic
assets is of critical importance if the character and identity of Hillingdon is to
be retained. The policies in this section of the Plan seek to ensure that new
development is of high design quality, sustainable design and that it
contributes positively to the local environment. Specific policies on
householder development, including residential extensions, can be found at
Appendix A.

HERITAGE ASSETS

5.2 The London Borough of Hillingdon is an attractive place for both

residents and visitors, and heritage assets play an important role in terms of
their contribution to the history, culture, character and appearance of the
Borough.

5.3 A heritage asset can be a designated or non-designated building,

monument, site, place or area. They can include village centres, planned
residential developments, historic buildings and built features, such as canals
and landscapes, as well as buried or submerged remains.

5.4 The Council maintains a rolling programme of review of heritage

assets. Information on this and the current lists of designated and non
designated historic assets, as well as links to the Greater London Historic
Environment Record, Heritage at Risk, Conservation Area Appraisals and
Management Plans and the Council's Townscape Character Study can be
found on the Council's website at:
www.hillingdon.gov.uk/planning/planning policies and guidance/conservation
and heritage.

5.5 Heritage significance is defined as "the value of a heritage asset to this

and future generations because of its heritage interest. The interest may be
archaeological, architectural, artistic or historic. Significance derives not only
from a heritage asset’s physical presence, but also from its setting".

5.6 The Local Plan Part 1 Strategic Objective SO1 and Policy HE1:
Heritage aim to conserve and enhance Hillingdon’s distinct and varied
environment, its settings and the wider historic landscape. The Council will
strongly support the retention of heritage assets and encourage proposals
which sustain their preservation, conservation or enhancement, and that of
their settings, in the knowledge that they are significant for many cultural,
environmental, economic and social reasons.
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Local Plan Part 2 - Development Management Policies 37

5.7 Proposals affecting heritage assets will need to be justified, and the
applicant will need to demonstrate an understanding of the significance of
those assets in an accompanying Heritage Statement submitted with the
planning application. Similarly, application drawings will need to show an
appropriate level of detail as to how the proposal would affect the heritage
asset in terms of its special significance and value as well as its impact on the
street scene as a whole.

5.8 The impact of proposals affecting heritage assets, both designated

and non designated, will be assessed having regard to the guidance
contained within the NPPF, emerging and adopted supplementary planning
documents, character appraisals, including the Council's Townscape
Character Study and Management Plans and other relevant documents.
Architectural design considerations will include proportion, scale, height,
massing, bulk, alignment, articulation, materials, the impact on the integrity of
the historic fabric, floor plans, architectural features and relationship with the
wider setting. The desirability of increasing understanding and interpretation of
and public access to heritage assets will also be taken into consideration.

Heritage at Risk
5.9 Heritage at Risk is a collective term applied to designated heritage
assets (Listed Buildings, Conservation Areas and Scheduled Ancient
Monuments) that are at risk as a result of neglect, decay or inappropriate
development, or are vulnerable to becoming so. An annual Heritage at Risk
Register is published by Historic England and is available on their website:
http://www.historicengland.org.uk/advice/heritage-at-risk/.

Policy DMHB 1: Heritage Assets

A) The Council will expect development proposals to avoid harm to the

historic environment. Development that has an effect on heritage
assets will only be supported where:
i) it sustains and enhances the significance of the heritage asset
and puts them into viable uses consistent with their
conservation;
ii) it will not lead to a loss of significance or harm to an asset,
unless it can be demonstrated that it will provide public benefit
that would outweigh the harm or loss, in accordance with the
NPPF;
iii) it makes a positive contribution to the local character and
distinctiveness of the area;
iv) any extensions or alterations are designed in sympathy, without
detracting from or competing with the heritage asset;
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 38

v) the proposal would relate appropriately in terms of siting, style,

scale, massing, height, design and materials;
vi) buildings and structures within the curtilage of a heritage asset,
or in close proximity to it, do not compromise its setting; and
vii) opportunities are taken to conserve or enhance the setting, so
that the significance of the asset can be appreciated more
readily.
B) Development proposals affecting designated heritage assets need
to take account of the effects of climate change and renewable
energy without impacting negatively on the heritage asset. The
Council may require an alternative solution which will protect the
asset yet meet the sustainability objectives of the Local Plan.
C) The Council will seek to secure the repair and reuse of Listed
Buildings and monuments and improvements to Conservation
Areas on the Heritage at Risk Register, through negotiations with
owners, the provision of advice and guidance, the use of
appropriate legal action, and through bids for external funding for
improvement works.

Listed Buildings
5.10 Listed Building Consent (LBC) is required for the demolition of a
Listed Building or for any alterations, internal or external, that would affect its
character as a building of special architectural or historic interest. It is a
criminal offence not to seek consent when it is required. These controls are in
addition to any planning regulations which would normally apply. Listed
Building status can also result in the requirement for planning permission
where it wouldn’t ordinarily be required - for example, the erection of a means
of enclosure.

5.11 Buildings are listed in their entirety, which means that both exterior
and interior features, such as walls, ceilings and staircases are protected.
The conservation of original plan forms will be an important consideration, and
original architectural features such as joinery and fireplaces will also be
protected, as will later additions to the building. Also, any object or structure
fixed to the building, and any object or structure within the curtilage of the
building which, although not fixed to the building, forms part of the land and
has done so since before 1 July 1948 is also considered as listed. Listed
Buildings have restricted permitted development rights with regards to garden
structures and means of enclosure.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 39

Policy DMHB 2: Listed Buildings

A) Applications for Listed Building Consent and planning

permission to alter, extend, or change the use of a statutorily Listed
Building will only be permitted if they are considered to retain its
significance and value and are appropriate in terms of the fabric,
historic integrity, spatial quality and layout of the building. Any
additions or alterations to a Listed Building should be sympathetic in
terms of scale, proportion, detailed design, materials and
workmanship.
B) Applications should include a Heritage Statement that
demonstrates a clear understanding of the importance of the building
and the impact of the proposals on its significance.
C) The substantial harm to or total loss of significance of a
statutory Listed Building will only be permitted in exceptional
circumstances when the nature of the heritage asset prevents all
reasonable use of the building, no viable use can be found through
marketing, grant-funding or charitable or public ownership and the
loss is outweighed by bringing the site back into use. In such
circumstances, full archaeological recording of the building will be
required.
D) Planning permission will not be granted for proposals which
are considered detrimental to the setting of a Listed Building.

Locally Listed Buildings

5.12 The Local List of Buildings of Architectural and Historical Importance

(Local List) recognises local heritage assets of architectural or historic
importance. Local heritage assets are considered as non designated heritage
assets under the NPPF and can include buildings, structures and features of
local interest. They are an important element of the rich history of the Borough
and reinforce local distinctiveness and sense of place.

5.13 Any site or structure that meets the designation criteria can be added
to the Local List, particularly if it can be shown that it contributes to the
character of an area and is valued by local residents. The following are the
criteria for including buildings, structures or features on the Local List:
 authenticity
 architectural interest
 townscape significance
 historic interest
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Local Plan Part 2 - Development Management Policies 40

More detailed criteria can be found on the Council's website:
http://www.hillingdon.gov.uk/article/20547/Local-list

5.14 The Local List includes farm buildings, residential and commercial
properties, local landmarks, modern offices, educational buildings and
churches. Street furniture and other structures can also be included in the
Local List, for example, boundary markers, post boxes, memorials, lamp
posts, artwork and statues.

Policy DMHB 3: Locally Listed Buildings

A) There is a general presumption in favour of the retention of

buildings, structures and features included in the Local List. The
Council will take into account the effect of a proposal on the building's
significance and the scale of any harm of loss when considering
planning applications, including those for major alterations and
extensions. Proposals will be permitted where they retain the
significance, appearance, character or setting of a Locally Listed
Building.
B) Applications should include a Heritage Statement that
demonstrates a clear understanding of the importance of the structure
and the impact of the proposals on the significance of the Locally
Listed Building.
C) Replacement will only be considered if it can be demonstrated that
the community benefits of such a proposal significantly outweigh
those of retaining the Locally Listed Building.

Conservation Areas
5.15 Planning applications for development in Conservation Areas should
be supported by a Heritage Statement, which demonstrates how the
proposals have adopted a design-led approach to take account of the special
character of the area. Proposals should also take account of the Council's
Conservation Area Appraisals and Management Plans, where these are
available and other relevant assessments including the Hillingdon Townscape
Character Assessment.

5.16 The Council aims to enhance Conservation Areas through its own
initiatives and by encouragement and advice to owners who may wish to alter
or improve their properties. The following will be particularly important:
 extensions or alterations should not be out of scale with the original
building, and should respect the property's original design;
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 41

 side extensions should normally be set back from the original building
line and retain gaps between buildings to avoid a terraced effect;
 the original plan and form of the building should be respected, and
there should be a relationship between new development and the roof
form and proportions of the original structure.
 materials and detailing should match those of the existing property (e.g.
existing features, window shapes and sizes, brick arches and eaves
details) and features of interest should be retained;
 boundary treatment should be in keeping with the street scene in terms
of its height and materials;
 backland development is unlikely to be acceptable;
 appropriate landscaping, both hard and soft should be provided; and
 shopfronts should be of good quality design and materials with
appropriate advertisements and signage (see Appendix B: design
guidance for shopfronts).

Policy DMHB 4: Conservation Areas

New development, including alterations and extensions to existing

buildings, within a Conservation Area or on its fringes, will be
expected to preserve or enhance the character or appearance of the
area. It should sustain and enhance its significance and make a
positive contribution to local character and distinctiveness. In order to
achieve this, the Council will:
A) Require proposals for new development, including any signage or
advertisement, to be of a high quality contextual design. Proposals
should exploit opportunities to restore any lost features and/or
introduce new ones that would enhance the character and appearance
of the Conservation Area.
B) Resist the loss of buildings, historic street patterns, important
views, landscape and open spaces or other features that make a
positive contribution to the character or appearance of the
Conservation Area; any such loss will need to be supported with a
robust justification.
C) Proposals will be required to support the implementation of
improvement actions set out in relevant Conservation Area Appraisals
and Management Plans.
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Local Plan Part 2 - Development Management Policies 42

Areas of Special Local Character

5.17 Areas of Special Local Character (ASLC) are non-designated local
heritage assets, that have a character and identity which local residents value
and the Council wishes to preserve or enhance. They are chosen on the basis
of their local architectural, townscape or historic merit, which helps mark and
celebrate the area's special quality. The criteria for ASLCs differ from
Conservation Area selection criteria in that they recognise particularly good
examples of more familiar types of development as opposed to the more
outstanding quality required for Conservation Area designation. ASLCs are
shown on the Policies Map and are listed on the Council website, with detailed
maps of each area provided.

5.18 Within Areas of Special Local Character new development should

complement existing materials, design features, architectural style and
building heights predominant in the area. Extensions to dwellings should
respect the symmetry of the original buildings and be subordinate in nature.
Additional development in the form of backland development is unlikely to be
acceptable.

Policy DMHB 5: Areas of Special Local Character

A) Within Areas of Special Local Character, new development should

reflect the character of the area and its original layout. Alterations
should respect the established scale, building lines, height, design
and materials of the area.
B) Extensions to dwellings should be subservient to, and respect the
architectural style of the original buildings and allow sufficient space
for appropriate landscaping, particularly between, and in front of,
buildings.
C) The replacement of buildings which positively contribute to the
character and local importance of Areas of Special Local Character
will normally be resisted.

5.19 There are special policies applying to the Gatehill Farm Estate and
Copse Wood Estate in Northwood. In these areas new development will be
expected to conform to the vernacular styles predominant in the area, have
traditional roof forms and architectural features and relate appropriately to
their landscaped settings.

5.20 In the Copse Wood Estate, most trees are protected by Tree
Preservation Orders. The Council will normally refuse applications for tree
felling unless the tree is in poor health.
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Local Plan Part 2 - Development Management Policies 43

Policy DMHB 6: Gatehill Farm Estate and Copse Wood Estate Areas of
Special Local Character

Within the Gatehill Farm and Copse Wood Estates, new houses
should:
i) be constructed on building plots of a similar average width as
surrounding residential development;
ii) be constructed on a similar building line (formed by the front
main walls of existing houses) and be of a similar scale, form and
proportion as adjacent houses and reflect the materials,
traditional roof design, design features and architectural style
predominant in the area;
iii) ensure that boundary treatment is unobtrusive and of the natural
materials appropriate to the character and appearance of the
estate;
iv) ensure that new dwellings retain an absolute minimum of 1.5m
distance to side boundaries;
v) preserve the mature trees including boundary planting to
reinforce existing landscaping and Estate settings;

Archaeology
5.21 Hillingdon is rich in archaeology and its archaeological remains are an
important and valuable local and national resource. Archaeology contributes
positively to the quality of life, character and distinctiveness of local
communities and as such can attract interest, promote community
involvement and provide a sense of local and national identity.

5.22 Significant prehistoric sites at Three Ways Wharf, Uxbridge and more
recently at Heathrow Terminal Five have been excavated. The excavations at
Heathrow have highlighted the Borough's potential for providing important
information about the changing landscape of London from prehistory through
to modern times.

Scheduled Ancient Monuments (SAMs)

5.23 There are currently five Scheduled Ancient Monuments in the
Borough as shown on Map 7.1 of the Local Plan Part 1. These comprise
three mediaeval moated sites (Ickenham Manor, Pynchester Moat and
Brackenbury Farm), an early mediaeval motte and bailey castle (Ruislip) and
Park Pale (Ruislip), an earthwork forming the boundary of the mediaeval deer
park. These sites will be protected in accordance with national guidance.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 44

Archaeological Priority Areas and Archaeological Priority Zones
5.24 An Archaeological Priority Area (APA) is an area, designated by the
Council to protect buried archaeological remains from the adverse affects of
development. All applications in APAs are referred to the Greater London
Archaeological Advisory Service (GLAAS) which is part of Historic England's
London office.

5.25 The Council has also designated a number of Archaeological Priority

Zones (APZs) through its Local Plan. APZs are used as a tool for identifying
the potential need for archaeological assessment and consultation with
GLAAS at the pre-application stage rather than necessarily asserting that
archaeology will take priority. This means that larger sites such as those
APZs at Heathrow are highlighted so that archaeology can be considered in
advance of an application.

5.26 APAs and APZs will be regarded by the Council as a material

consideration when determining planning applications. Applicants submitting
proposals for development in these areas will be expected to assess the
archaeological implications of these proposals, submitting where appropriate,
a desk based assessment with their planning application. Ground workings
should not take place without appropriate archaeological investigation and the
recording and archiving of archaeological remains, all of which should be
carried out to meet the requirements of GLAAS.

5.27 In the event that the Council is minded to grant planning permission,
developers or landowners should be prepared to enter into a planning
agreement to ensure that the funding, completion and reporting of
archaeological investigations take place. Copies of archaeological reports are
deposited with the Council's Local Studies, Archives and Museum Service
and with the Greater London Historic Environment Record, held by Historic
England.

Policy DMHB 7: Archaeological Priority Areas and Archaeological

Priority Zones

The Council, as advised by the Greater London Archaeological

Advisory Service, will ensure that sites of archaeological interest
within or, where appropriate, outside, designated areas are not
disturbed. If that cannot be avoided, satisfactory measures must be
taken to mitigate the impacts of the proposals through archaeological
fieldwork to investigate and record remains in advance of
development works. This should include proposals for the recording,
archiving and reporting of any archaeological finds.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 45

Registered Historic Parks, Gardens and Landscapes
5.28 The Register of Parks and Gardens of Special Historic Interest is
maintained and updated by Historic England. Entries on the Register are
graded I, II* and II, and they are graded independently of any buildings within
them.

5.29 The designation requires local authorities to consult Historic England

on development affecting Grade I and II* Registered Parks. It also requires
local authorities to consult the Garden History Society on works to all grades
of parks and gardens. The effect of proposed development on a registered
park or garden, or its setting, is also a material consideration in the
determination of planning applications. Hillingdon has one entry in the
Register, namely Church Gardens, Harefield, which is designated Grade II.

Policy DMHB 8: Registered Historic Parks, Gardens and Landscapes

A) Development within, or adjacent to a registered or historic park,

garden or landscape, must respect its special character,
environmental quality, important views and vistas.
B) Development proposals should make provision (based on detailed
research) for the restoration and long term management of the
park, garden or landscape.
C) Applications which impact detrimentally on the significance of a
registered park or garden will normally be refused.

War Memorials
5.30 War memorials commemorate local people who lost their lives in the
two World Wars and other armed conflicts. They are a familiar and cherished
part of the townscape of the Borough. War memorials take a variety of forms,
including simple stone crosses, gardens, Books of Remembrance, Rolls of
Honour and stained glass windows. In some cases, complete buildings have
been dedicated as war memorials.

5.31 All memorials have inherent significance due to their commemorative

purpose and will be considered as heritage assets. However, some memorials
will have a higher level of architectural significance because they are the work
of a noted architect, sculptor or artist, and are statutory listed or located in
Conservation Areas. Works to move, remove or make alterations or repairs to
a war memorial, may require planning permission and/or Listed Building
Consent.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 46

Policy DMHB 9: War Memorials

War memorials and their wider settings will be protected, and there is
a general presumption in favour of their retention in situ. They should
be well maintained and their alteration, removal or sensitive relocation
will only be considered when fully justified within a Heritage
Statement.

High Buildings and Structures

5.32 For the purposes of this policy, high buildings and structures are
those that are substantially taller than their surroundings, causing a significant
change to the skyline. The Council's Townscape Character Assessment
confirms that Uxbridge and Hayes are the most suitable locations for high
buildings in the Borough. However, the sensitivities of the context and, in
particular, the townscape of both centres will be an important constraint on the
ultimate location, footprint, height and design of these structures. Outside
these two centres, the character of the Borough is mainly low rise and
suburban in nature. Therefore high buildings are generally inappropriate
outside these two centres.

5.33 High buildings and structures are likely to have a greater effect on
their surroundings than other building types, because of their potential
significant visual impact, impact on the transport network, microclimate and
surrounding occupiers' daylight and sunlight. Within the two town centre
locations identified in Hillingdon's Townscape Character Study can also offer
the potential to regenerate an area, and high buildings, can create and/or
emphasise a point of civic or visual significance.

5.34 The criteria in Policy DMHB 10: High Buildings and Structures should
be read in conjunction with those set out in London Plan Policy 7.7: Location
and design of high and large buildings, and the relevant sections of the
Council's Townscape Character Study. This policy provides additional detail
which is important for establishing Hillingdon’s local context.

5.35 In order to enable the assessment of proposals against the criteria

under Policy DMHB 10: High Buildings and Structures, the Council will require
an accurate visual representation to be submitted, which shows the proposal
in near, middle and distant views, including its appearance at street level and
its relationship to other tall buildings within the locality. Much of the Borough
is constrained by height restrictions to ensure proposals will not be a potential
hazard to aviation safety. This is a critical issue given the importance and
location of London Heathrow Airport and RAF Northolt.
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Local Plan Part 2 - Development Management Policies 47

Policy DMHB 10: High Buildings and Structures

Any proposal for a high building or structure will be required to

respond to the local context and satisfy the criteria listed below.

It should:
i) be located in Uxbridge or Hayes town centres or an area identified
by the Borough as appropriate for such buildings;
ii) be located in an area of high public transport accessibility and be
fully accessible for all users;
iii) be of a height, form, massing and footprint proportionate to its
location and sensitive to adjacent buildings and the wider
townscape context. Consideration should be given to its
integration with the local street network, its relationship with
public and private open spaces and its impact on local views;
iv) achieve high architectural quality and include design innovation.
Consideration should be given to its silhouette, so that it provides
a positive contribution to the skyline, its design at street level,
facing materials and finishes, lighting and night time impact;
v) where residential uses are proposed, include high quality and
useable private and communal amenity space and ensure an
innovative approach to the provision of open space;
vi) not adversely impact on the microclimate (i.e. wind conditions and
natural light) of the site and that of the surrounding areas, with
particular focus on maintaining useable and suitable comfort
levels in public spaces;
vii) be well managed, provide positive social and economic benefits
and contribute to socially balanced and inclusive communities;
viii) comply with aviation and navigation requirements and not
adversely impact upon telecommunication, television and radio
transmission networks; and
ix) demonstrate consideration of public safety requirements as part
of the overall design, including the provision of evacuation routes.
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Local Plan Part 2 - Development Management Policies 48

Design of New Development

5.36 Local Plan Part 1 Strategic Objective SO2 sets out the basis for
ensuring the creation of neighbourhoods which are of a high quality
sustainable design and serve the long term needs of all residents. Policy
DMHB 11: Design of New Development provides further design
considerations which the Council will take into account when determining all
planning applications, from large scale new development to more modest
extensions and alterations.

5.37 The Council is seeking to ensure that all new development

complements and where possible, improves the character and appearance of
the area in which it is proposed. Buildings should be of a high quality design,
materials and finish. The Council will encourage developments that include
well proportioned and attractive external spaces which are put to a positive
public or private use. An integrated multi-functional landscape approach is
required to create sustainable and healthy communities.

5.38 The Council will aim to ensure that there is sufficient privacy for
residents and it will resist proposals where there is an unreasonable level of
overlooking between habitable rooms of adjacent residential properties,
schools or onto private open spaces. A minimum of 21 metres separation
distance between windows of habitable rooms will be required to maintain
levels of privacy and to prevent the possibility of overlooking. In some
locations where there is a significant difference in ground levels between
dwellings, a greater separation distance may be necessary.

5.39 Design and Access Statements submitted with planning applications

should address the criteria in Policy BE1: Built Environment of the Local Plan
Part 1 and DMHB 11: Design of New Development. They should demonstrate
how relevant elements of these policies and the content of Hillingdon's
Townscape Character Study and the Hillingdon Landscape Character
Assessment have been taken into account.

5.40 For the purposes of this policy, outlook is defined as the visual
amenity enjoyed by occupants when looking out of their windows or from their
garden. The Council will expect new development proposals to carefully
consider layout and massing in order to ensure development does not result
in an increased sense of enclosure and loss of outlook. Single aspect
dwellings should be avoided.

5.41 The Council will aim to minimise the impact of the loss of daylight and
sunlight and unacceptable overshadowing caused by new development on
habitable rooms, amenity space and public open space. The Council will also
seek to ensure that the design of new development optimises the levels of
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 49

daylight and sunlight. The Council will expect the impact of the development
to be assessed following the methodology set out in the most recent version
of the Building Research Establishments (BRE) “Site layout planning for
daylight and sunlight: A guide to good practice”.

Design of waste storage facilities in new development

5.42 The sustainable management of waste is integral to any development
and needs to be factored into its design at the outset. Local authorities have
increasing targets to separate out materials for re-use and recycling and to
reduce the amount of waste sent to landfill. Waste has the potential to be a
nuisance and may cause serious problems if it is not managed properly,
therefore all proposals for new development are expected to provide
satisfactory arrangements for the internal and external storage and collection
of general waste, recycling and organic waste. External bins should be
located and screened to avoid adverse visual impacts and nuisance to both
occupiers and neighbours.

Policy DMHB 11: Design of New Development

A) All development, including extensions, alterations and new

buildings will be required to be designed to the highest standards and,
incorporate principles of good design including:
i) harmonising with the local context by taking into account the
surrounding:
• scale of development, considering the height, mass and
bulk of adjacent structures;
• building plot sizes and widths, plot coverage and
established street patterns;
• building lines and setbacks, rooflines, streetscape rhythm,
for example, gaps between structures and other streetscape
elements, such as degree of enclosure;
 architectural composition and quality of detailing;
 local topography, views both from and to the site; and
• impact on neighbouring open spaces and their
environment.
ii) ensuring the use of high quality building materials and finishes;
iii) ensuring that the internal design and layout of development
maximises sustainability and is adaptable to different activities;
iv) protecting features of positive value within and adjacent to the
site, including the safeguarding of heritage assets, designated
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 50

and un-designated, and their settings; and

v) landscaping and tree planting to protect and enhance amenity,
biodiversity and green infrastructure.

B) Development proposals should not adversely impact on the

amenity, daylight and sunlight of adjacent properties and open space.
C) Development will be required to ensure that the design safeguards
the satisfactory re-development of any adjoining sites which have
development potential. In the case of proposals for major
development5 sites, the Council will expect developers to prepare
master plans and design codes and to agree these with the Council
before developing detailed designs.
D) Development proposals should make sufficient provision for well
designed internal and external storage space for general, recycling
and organic waste, with suitable access for collection. External bins
should be located and screened to avoid nuisance and adverse visual
impacts to occupiers and neighbours.

Streets and Public Realm

5.43 Strategic Objectives SO2 and SO4 seek to create neighbourhoods
that are distinctive, safe, functional and accessible, whilst ensuring that due
regard is given to achieving high quality design. It is important that new
development contributes to the delivery of a safe and secure environment,
which includes buildings, spaces and inclusive communities.

5.44 Policy DMHB 12: Streets and Public Realm sets out how we can
deliver a well-designed, high quality, durable public realm. Development will
be required to be well integrated with the surrounding areas to produce a
coordinated and legible public realm. Connectivity and legibility around
transport interchanges can be key to the delivery of a successful local
environment and neighbourhood centre. It is particularly important to ensure
that developments in and around these locations support and improve
connections between different transport modes. Improvements to the public
realm may also be sought through Planning Obligations, in accordance with
the adopted Planning Obligations SPD.

5.45 Development should create streets and spaces with an appropriate

degree of enclosure, which can define the boundaries of public areas whilst
promoting natural surveillance and self policing to ensure they are well used
and safe.

5
Major Development: Residential development of 10 dwellings or more; any building with a floor space of 1000
square metres or more; development on a site of 1 hectare or more.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 51

5.46 Policy DMHB 13: Shopfronts also establishes the need to incorporate
the principles of inclusive design. Inclusive design principles seek to:
 improve access to, from and within the site and buildings for all users
without undue effort, separation or special treatment;
 prevent the creation of barriers to movement;
 improve way-finding legibility, signage, and evacuation routes; and
 ensure layouts create ease of movement and direct pedestrian links.

5.47 Development that restricts public access and movement, for

example gated communities, are not considered to contribute to a well-
connected and permeable public realm. They may also have a negative
impact on sustainable communities and social cohesion and will generally not
be supported.

Policy DMHB 12: Streets and Public Realm

A) Development should be well integrated with the surrounding area

and accessible. It should:
i) improve legibility and promote routes and wayfinding between the
development and local amenities;
ii) ensure public realm design takes account of the established
townscape character and quality of the surrounding area;
iii) include landscaping treatment that is suitable for the location,
serves a purpose, contributes to local green infrastructure, the
appearance of the area and ease of movement through the space;
iv) provide safe and direct pedestrian and cycle movement through the
space;
v) incorporate appropriate and robust hard landscaping, using good
quality materials, undertaken to a high standard;
vi) where appropriate, include the installation of public art; and
vii) deliver proposals which incorporate the principles of inclusive
design. Proposals for gated developments will be resisted.

B) Public realm improvements will be sought from developments

located close to transport interchanges and community facilities to
ensure easy access between different transport modes and into local
community facilities.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 52

Shopfronts

5.48 Well designed shopfronts contribute to the vitality and visual quality
of commercial frontages and can promote natural surveillance. As such,
shopfront design should be an integral part of the design process, with
consideration given to how security measures can be incorporated, such as
security glass and grilles/roller shutters, without negative impact on the local
streetscape.

5.49 The Council will expect well designed accessible shopfronts that
respect the character of the area and the architectural unity and integrity of
the shop building of which they form a part. New shopfront designs should
also take into account the appearance of neighbouring buildings in terms of
fascia lines, stall riser heights, materials and other architectural features.

5.50 Where good quality historic shopfronts and signage remain, these
features should be retained. New shopfronts that form part of an historic group
or are located within a Conservation Area and/or form part of a Listed Building
should be of appropriate design and incorporate traditional features and use
of materials. External security shutters are not considered appropriate for use
in historically sensitive areas or on historic buildings.

Policy DMHB 13: Shopfronts

A) New shopfronts and alterations to existing shopfronts should
complement the original design, proportions, materials and detailing
of the building of which it forms a part and the surrounding street
scene.
B) The Council will resist the removal of shopfronts of
architectural or historic interest, particularly those listed on the
Register of Locally Listed Buildings.
C) New shopfronts must be designed to allow equal access for all
users.
D) Inset entrances on shopfronts should be glazed and well-lit to
contribute to the attractiveness, safety and vitality of the shopping
area and avoid blank frontages to the street.
E) Blinds, canopies and shutters, where acceptable in principle,
must be appropriate to the character of the shopfront and its setting.
External security grilles will not normally be permitted, unless they are
of good quality design.
F) In order to improve and maintain the quality of the public realm,
the design of shopfronts should be of a high quality, taking into
consideration:
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 53

i) retention and maintenance of active shopfronts at all times;

ii) the relationship between the shopfront and upper floors;
iii) the relationship with surrounding shopfronts and buildings;
iv) the use of materials which are appropriate to and enhance the
character of the local area; and
v) the value of existing architectural and historic features.

Advertisements
5.51 Advertisement proposals, including fascia and projecting signs, poster
panels and free standing advertisements, should not contribute to street
clutter and should be appropriate to the age and character of the buildings
and areas of which they form a part.
5.52 The impact of advertisements on the fabric and setting of historic
assets should be taken into consideration and their cumulative impact needs
to be understood to ensure that they do not adversely impact on the setting of
heritage assets, the quality of the public realm or the visual amenity of the
area.
5.53 Shop signage, including projecting signs and illumination, which is
poorly designed and sited, can have an adverse impact on the character of
the area. Planning applications for shop signage should refer to Policy DMBH
13: Shopfronts in this chapter. More detailed design guidance on all aspects
of shopfront design can also be found in Appendix B.

DMHB 13A: Advertisements and Shop Signage

A) In order to improve and maintain the quality of the public realm,
advertisements, signs and hoardings will be required to demonstrate
that:
i) they complement the scale, form, materials and architectural
composition of the individual buildings of which they form a part;
ii) they complement the visual amenity and character of the site and
surrounding area;
iii) they enhance historic assets and their setting;
iv) they do not have an adverse impact on public or highway safety;
v) they do not lead to visual clutter;
vi) they provide an appropriate type and level of illumination, suitable
to the site and its surroundings; and
vii) they enhance the visual amenity of vacant sites, building sites
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 54

and the surrounding area during the construction period.

B) Shop signage will generally be limited to the strip above the shop
window and below the upper floor, plus where appropriate one
projecting sign. Proposals for further advertising additional to the shop
name will be resisted.
C) Illumination to shopfronts must be sited and designed to avoid any
visual intrusion from light pollution to adjoining or nearby residents.
Flashing internal or external lighting and/or internally illuminated box
lights will not be permitted.

Trees and Landscaping

5.54 Trees and landscaping are a vital feature of the built environment,
adding to a sense of place and bringing many benefits such as: providing
visual and other amenity for residents, increasing biodiversity, helping to
reduce pollution and flooding and adding to the character of the Borough.
Landscaping and tree planting should be considered as an integral part of the
overall design of any development, especially in areas where these are
lacking, such as high rise buildings.

5.55 It is important to ensure that natural features are retained and

additional landscaping and tree planting provided where possible. The
Council recognises the importance of Tree Preservation Orders (TPOs) in
protecting trees and woodlands in the landscape and will make orders where
the possible loss of trees or woodlands would have a significant impact on
their surroundings.

5.56 There are a number of ways in which the retention of existing trees or
provision of new trees can be secured. TPOs can be made on an individual
tree, or on groups or areas of trees. Conditions can be attached to planning
permissions to protect trees during building and ensure that tree planting and
landscaping will form an integral part of new development. In some instances
it may be more appropriate to include replacement trees as part of a
development's landscaping scheme. The Council will only permit works to
trees in Conservation Areas and those subject to TPOs where the works do
not risk compromising the amenity value or survival of the tree.

Policy DMHB 14: Trees and Landscaping

A) All developments will be expected to retain or enhance existing
landscaping, trees, biodiversity or other natural features of merit.
B) Development proposals will be required to provide a landscape
scheme that includes hard and soft landscaping appropriate to the
character of the area, which supports and enhances biodiversity and
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 55

amenity particularly in areas deficient in green infrastructure.

C) Where space for ground level planting is limited, such as high rise
buildings, the inclusion of living walls and roofs will be expected
where feasible.
D) Planning applications for proposals that would affect existing trees
will be required to provide an accurate tree survey showing the
location, height, spread and species of trees. Where the tree survey
identifies trees of merit, tree root protection areas and an
arboricultural method statement will be required to show how the trees
will be protected. Where trees are to be removed, proposals for
replanting of new trees on-site must be provided or include
contributions to offsite provision.

Safety and Security

5.57 The Council aims to maintain and enhance the amenity of its town
centres to ensure that they continue to attract investment and footfall and are
attractive places to meet, shop and work. As part of development proposals
in the town centres Council will encourage enhancements to the public realm
that encourage regular pedestrian activity and passive surveillance.

Policy DMHB 15: Planning for Safer Places

The Council will require all new development to ensure safe and
attractive public and private spaces by referring to the Council's latest
guidance on Secured by Design principles. Where relevant, these
should be included in the Design and Access Statement.

Development will be required to comprise good design and create

inclusive environments whilst improving safety and security by
incorporating the following specific measures:
i) providing entrances in visible, safe and accessible locations;
ii) maximising natural surveillance;
iii) ensuring adequate defensible space is provided;
iv) providing clear delineations between public and private spaces;
and
v) providing appropriate lighting and CCTV.

Housing Standards
5.58 Overcrowding in residential properties can have adverse impacts on
the health and well being of occupants. In order to ensure that all new
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Local Plan Part 2 - Development Management Policies 56

housing serves the practical and social needs of occupiers, the Council will
require housing proposals to provide adequate internal space and facilities.

5.59 Table 5.1 sets out minimum internal floor space standards for new
dwellings which must be met in all future planning applications. Should this
standard change through national or regional policies and guidance, the
Council will implement the most up to date floorspace standards.

Table 5.1: Minimum Floorspace Standards (National Space Standards)

Number of Number Minimum Gross Internal Area (m2) Built-in

bedrooms of bed 1 storey 2 storey 3 storey storage
spaces dwellings dwellings dwellings (m2)
1b 1p 39 (37)* 1.0
2p 50 58 1.5
2b 3p 61 70
4p 70 79 2.0
3b 4p 74 84 90
5p 86 93 99 2.5
6p 95 102 108
4b 5p 90 97 103
6p 99 106 112
3.0
7p 108 115 121
8p 117 124 130
5b 6p 103 110 116
7p 112 119 125 3.5
8p 121 128 134
6b 7p 116 123 129 4.0
Notes to Table 5.1
1. * Where a studio has a shower room instead of a bathroom, the floor area may be
2 2
reduced from 39m to 37m
2. The Gross Internal Area (GIA) of a dwelling is defined as the total floor space measured
between the internal faces of perimeter walls that enclose a dwelling. This includes
partitions, structural elements, cupboards, ducts, flights of stairs and voids above the
2
stairs. GIA should be measured and denoted in square metres (m ).
3. The nationally described space standards sets a minimum ceiling height of 2.3 metres for
at least 75% of the gross internal area of a the dwelling. To address the unique heat
island effect of London and the distinct density and flatted nature of most of its residential
development, a minimum ceiling height of 2.5m for at least 75% of the gross internal area
is strongly encouraged so that new housing is of adequate quality, especially in terms of
light, ventilation and sense of space.

5.60 When assessing the size of households the Council will assume that
any bedroom over 11.5 sqm is capable of being occupied by two persons.
Similarly any “study”, “bonus room” or third living/reception room that is not
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 57

annotated as a bedroom will be assumed to be capable of serving as a
bedroom.

5.61 In order to provide for the privacy of household members and to

alleviate future potential for overcrowding, new family homes (3+ bedrooms)
should include at least two separate living areas, one of which might be a
kitchen/dining room, in addition to the requisite number of bedrooms and other
facilities. Dwellings created by the conversion or subdivision of buildings or by
a change of use will need to meet national internal space standards. Unless
the building is a Listed Building, the retention by conversion of a building will
not outweigh any proposed reductions in living standards and amenities of
occupants.

5.62 All new homes should be designed to meet accessibility criteria as

detailed in the Council's 'Accessible Hillingdon' SPD or subsequent guidance
document(s). All housing of ten or more dwellings will be required to provide
10% of units which are accessible to wheelchair users and must comply with
the design criteria of “Wheelchair Standard Homes” as defined in the Councils
“Accessible Hillingdon” SPD.

Policy DMHB 16: Housing Standards

All housing development should have an adequate provision of

internal space in order to provide an appropriate living environment.
To achieve this all residential development or conversions should:
i) meet or exceed the most up to date internal space standards, as
set out in Table 5.1; and
ii) in the case of major developments, provide at least 10% of new
housing to be accessible or easily adaptable for wheelchair
users.

Residential Density
5.63 London Plan 2016 Policy 3.4: Optimising housing potential, aims to
optimise the housing potential of sites whilst recognising that there are a wide
range of factors that need to be taken into account in determining planning
decisions relating to the residential density of any proposal.

5.64 The London Plan 2016 includes a density matrix at Table 3.2, and in
paragraph 3.28 it recognises that the ranges within the density matrix are
broad. It goes on to state that these broad ranges ‘provide the framework
within which boroughs can refine local approaches to implementation of this
strategic policy through their LDFs [Local Plans].’
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Local Plan Part 2 - Development Management Policies 58

5.65 A habitable room is defined as a room within a dwelling, the primary
use of which is for living, sleeping or dining. This definition includes living
rooms, dining rooms, bedrooms, studies and conservatories but excludes
halls, corridors, bathrooms and lavatories. For the purpose of this policy,
kitchens which provide space for dining and have windows, will be considered
habitable rooms and should be fully considered as part of the assessment of
amenity impacts.

5.66 Hillingdon will apply the density standards set out in the London Plan
2016 in a flexible manner, according to local circumstances. Large parts of the
borough, including many areas in close proximity to town centres, are
suburban in character and will lean heavily towards the applications of lower
to mid range density scales. However, it is also recognised that areas such as
Uxbridge town centre and the Hayes Opportunity Area are more suited to
higher density development, which in some cases may exceed London Plan
Standards. Table 5.2 below represents a starting point for discussions on the
issue of residential density, which should ultimately be determined by a design
led approach.
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Local Plan Part 2 - Development Management Policies 59

Table 5.2: Residential Density Matrix

Dwelling Type
Detached and Terraced
Location PTAL Setting Mostly Flats
linked houses houses and flats
Ave. 3.5 hr/unit Ave. 3.3 hr/unit Ave. 3 hr/unit
495 - 1,100
Uxbridge 175 - 385 hr/ha 170 - 792 hr/ha
hr/ha
Town 4-6 Central
Centre 50 - 110 u/ha 55 - 240 u/ha 165 - 405 u/ha

West
Drayton/ 175 - 385 hr/ha 170 - 660 hr/ha 450 - 750 hr/ha
Hayes 3-6 Urban
Town 50 -110 u/ha 55 - 200 u/ha 150 - 250 u/ha
Centres

Other 140 - 200 hr/ha 155 - 396 hr/ha 200 - 510 hr/ha
Suburban
town 2-3
/urban
centres 35 - 65 u/ha 50 - 120 u/ha 80 - 170 u/ha

Residenti
al areas 105 - 175 hr/ha 108 - 264 hr/ha 150 - 330 hr/ha
with
suburban
Suburban
character 2-3
/urban
within 35 - 50 u/ha 35 - 80 u/ha 50 - 110 u/ha
800m of a
town
centre*
Other non 105 - 150 hr/ha 105 - 231 hr/ha 105 - 300 hr/ha
Suburban
town
0-2 /semi
centre
rural 35 - 50 u/ha 35 - 70 u/ha 35 - 100 u/ha
areas

PTAL - Public Transport Accessibility Level hr - habitable room ha - hectare

*Substantial pockets of residential uses within town centres are also likely to fall within this category

5.67 The design of new development in Conservation Areas or in the

vicinity of Listed Buildings will be required to respect the historic character and
appearance of the area, and this may lead to lower densities being
achievable.
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Local Plan Part 2 - Development Management Policies 60

Policy DMHB 17: Residential Density

All new residential development should take account of the

Residential Density Matrix contained in Table 5.3. Developments will
be expected to meet habitable rooms standards.

Private Outdoor Amenity Space

5.68 As with other forms of open spaces, private outdoor amenity space can
make a positive contribution to the health and wellbeing of residents. Private
gardens also provide a setting for buildings; space for landscaping and
growing vegetables; and help to maintain a more natural environment for
wildlife and surface water drainage.

5.69 Private outdoor space is highly valued by many people and an integral
part of the quality of life of residents in outer London. The pattern of houses
and gardens in Hillingdon’s 'metroland' and other suburban areas form an
important and positive attribute of the Borough’s residential character and
quality. The Council considers higher standards of private amenity space
should be possible in the Borough, exceeding the requirements of the London
Housing SPG.

5.70 Dwellings on upper floors should all have access to a private balcony
or terrace, where this is consistent with the overall design of the building.
Houses and ground floor flats should have private gardens. The Council is
keen to improve the quality of housing in the Borough and therefore
communal provision of private outdoor space is generally not supported
unless there are strong planning reasons and the proposed scheme is of high
quality with clear planning merits.

5.71 Roof gardens should only be considered where balconies are not
achievable. High quality design should aim to resolve any potential conflicts
between creating green roofs, providing renewable energy and supplying
amenity space on roofs for residents. Table 5.3 sets out the Council's
minimum private amenity space requirements which must be met or exceeded
in all development proposals.
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Local Plan Part 2 - Development Management Policies 61

Table 5.3: Private Outdoor Amenity Space Standards

Dwelling No of bedrooms Minimum amenity space
type provision (sqm)
Houses 1 bedroom 40
2 and 3 bedrooms 60
4 + bedrooms 100
Flats Studio and 1 bedroom 20
2 bedrooms 25
3 + bedrooms 30

5.72 Private outdoor amenity space will be required to be well located, well
designed and usable for the private enjoyment of the occupier. In assessing
the quality of all amenity space in development proposals, whether individual
or communal, consideration will be given to the shape and position and
whether the layout has regard to matters such as daylight and sunlight, noise,
enclosure and privacy.

5.73 Front boundary treatment will be required to respect the character of

the streetscene. Traditional front boundaries will comprise hedges and
natural materials such as brick walls, timber fences and gates. Walls and
fences over 1m in front gardens require planning permission and should make
positive contribution to the street scene. They should not obstruct sight lines
required for road and public safety.

5.74 Outdoor amenity space will be required to provide an appropriate mix

of hard and soft landscaping, including grass, shrubs and trees.

Policy DMHB 18: Private Outdoor Amenity Space

A) All new residential development and conversions will be required

to provide good quality and useable private outdoor amenity space.
Amenity space should be provided in accordance with the standards
set out in Table 5.3.

B) Balconies should have a depth of not less than 1.5 metres and a
width of not less than 2 metres.

C) Any ground floor and/or basement floor unit that is non-street

facing should have a defensible space of not less than 3 metres in
depth in front of any window to a bedroom or habitable room.
However, for new developments in Conservation Areas, Areas of
Special Local Character or for developments, which include Listed
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Local Plan Part 2 - Development Management Policies 62

Buildings, the provision of private open space will be required to

enhance the streetscene and the character of the buildings on the site.
D) The design, materials and height of any front boundary must be in
keeping with the character of the area to ensure harmonisation with
the existing street scene.

Children and Young People’s Play Facilities

5.75 In accordance with Policy 3.6: Children and young people's play and
informal recreation facilities of the London Plan, all children and young people
should have safe access to good quality, well designed, secure and
stimulating play and informal recreational facilities that incorporate trees and
greenery wherever possible.

5.76 New residential development, especially schemes which include

family housing, will result in an increase in child yields that will require
additional play space provision. Larger housing developments will therefore
be required to provide at least five square metres of suitable formal play
space onsite, based on the child yield of the development as a whole. This
requirement needs to be seen within the context of the London-wide target of
10 square metres per child as set out in the Mayor of London’s Children and
Young People’s Play and Informal Recreation SPG (2012).

5.77 Where it is not possible to provide sufficient on-site provision, offsite

provision of new facilities or improvements to existing play spaces in the local
area should be considered. If offsite provision can be shown to satisfy the
needs of the new development and at the same time continue to meet the
needs of existing residents, an appropriate financial contribution will be
secured by legal agreement.

5.78 The Council’s Open Space Strategy proposes an accessibility

standard for children’s playgrounds based on a 400 metre travel distance.
Whilst Hillingdon contains approximately 100 equipped playgrounds within
parks and other areas of open space, there are areas of deficiency in relation
to the accessibility standard. The main areas of deficiency are located in
Pinkwell, Botwell, South Ruislip and West Ruislip Wards. There are small
areas of deficiency in Cavendish, Manor, Hillingdon East, Yiewsley, Barnhill,
Yeading and West Drayton Wards.

5.79 Residential developments, whether large or small, that would increase

pressures on existing play space, particularly within areas of deficiency, will
be required to make an appropriate financial contribution, which will be
secured by legal agreement.
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Local Plan Part 2 - Development Management Policies 63

Policy DMHB 19: Play Space

A) New major residential developments which result in an occupancy of

ten or more children will be required to provide children and young
people’s play facilities on-site. Where a satisfactory level of provision
for children and young people’s play facilities cannot be achieved on-
site, the Council will seek a financial contribution towards the
improvement of existing children and young people’s play facilities
within the local area.

B) The Council will resist the loss of existing play spaces unless:
i) a replacement play space of equivalent size and functionality is
provided to meet the needs of the local population. Where this is not
possible development will only be permitted in exceptional
circumstances where there are overriding planning merits to the
proposal; and
ii) it can be demonstrated robustly that they are no longer required and
that their loss would not lead to a shortfall in overall play provision
in the local area.

Moorings
5.80 The London Plan advises that development proposals should
enhance the use of the Blue Ribbon Network. Local Plan Part 1 policies seek
to encourage the use of the Borough's waterways for walking, cycling and
other recreational activities.

5.81 There are a range of moorings available for boaters on the Grand
Union Canal, including visitor moorings, long term leisure moorings,
commercial moorings and residential moorings. Permanent residential and
commercial moorings require planning permission and are therefore regulated
through the planning system. Other types of moorings are not controlled
through the planning system. The Council is required to formally consult the
Canal & River Trust on any planning application for development likely to
affect any inland waterway or reservoir owned or managed by the Canal &
River Trust.

5.82 The Canal & River Trust produced a document in 2014 on behalf of
the Canals Partnership to inform future investment priorities for Hillingdon
canal towpaths. The document provides information on where improvements
to the Borough's towpaths can be made, especially to support decisions
concerning planning applications for development on the Grand Union Canal,
including the Paddington Arm and Slough Arm.
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Local Plan Part 2 - Development Management Policies 64

Policy DMHB 20: Moorings

Planning applications for the establishment of moorings will be

assessed in relation to the following criteria:
i) moorings should generally be located on urban stretches of the
canal and not on rural or open stretches where they would be
incongruous and out of keeping;
ii) Moorings and associated development and servicing should be
located so they do not impede other canal and waterside uses,
paths or access to the waterway;
iii) The number and density of moorings in any one location should
be appropriate to their location on the waterway and should not
separate people from the waterway or interfere with navigation;
iv) provision for service vehicles and car parking must be made in a
form which will not adversely affect the amenity of the canal;
v) Adequate servicing, including provisions for appropriate utility
connections, must be provided; and
vi) Development should take account of guidance contained in the
relevant publications from the Canal & River Trust.

Telecommunications
5.83 The NPPF highlights the need to promote and support the
development of advanced, high quality communications infrastructure to
promote sustainable economic growth. National guidance also advises that
masts and associated installations should be kept to a minimum and that
existing masts, buildings and other structures should be used unless the need
for a new site has been justified.

5.84 Policy DMHB 21: Telecommunications below sets out further

guidance about the siting and design of telecommunications development,
which includes antennae and cabinets. Taking account of the technical
feasibility, it is important to ensure that any telecommunications development
shares existing infrastructure and is of a suitable design, taking into
consideration heritage assets, height, scale and materials of the site and local
area.
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Local Plan Part 2 - Development Management Policies 65

Policy DMHB 21: Telecommunications

Telecommunication development will only be permitted where:

i) it is sited and designed to minimise their visual impact;
ii) it does not have a detrimental effect on the visual amenity,
character or appearance of the building or the local area;
iii) it has been demonstrated that there is no possibility for use of
alternative sites, mast sharing and the use of existing buildings;
v) there is no adverse impact on areas of ecological interest, areas of
landscape importance, archaeological sites, Conservation Areas
or buildings of architectural or historic interest; and
vi) it includes a Declaration of Conformity with the International
Commission on Non Ionizing Radiation.
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6. ENVIRONMENTAL PROTECTION AND ENHANCEMENT

6.1 Hillingdon's rich and varied natural environment is essential to the
diversity of the Borough, promoting a healthy way of life for residents and
helping to mitigate the effects of climate change. The Local Plan Part 1
recognises the environmental pressures that are likely to arise in the coming
years and provides a framework of strategic policies to address these issues.
The more detailed policies in the chapter are based on the Local Plan Part 1
and seek to ensure that all new development coming forward in the Borough
takes account of:

 Sustainable design, reducing carbon emissions and sustainable

energy;
 Green Belt, Metropolitan Open Land and Green Chains;
 Bio-diversity, water management, water efficiency and flood risk;
 Air quality and contamination; and
 Minerals and aggregates.

6.2 Hillingdon’s Local Plan Part 1 provides the strategic framework to

ensure that climate change is addressed at every stage of the development
process. This includes ensuring high standards of sustainable design to
reduce both energy consumption and carbon emissions.

6.3 The London Plan has established carbon dioxide reduction targets for
residential and non residential buildings, requirements for energy
assessments, sustainable design principles, a hierarchy for the selection of
decentralised energy systems and an expectation that on-site renewable
energy generation should be used where feasible.

Sustainable Design Standards

6.4 Applicants should take account of relevant national and London
Plan policies relating to sustainable design and construction. The Mayor of
London's Housing SPG 2012 provides further guidance on how the London
Plan policies could be implemented.

6.5 Living walls and roofs allow a number of environmental goals to be

achieved in a relatively small space. They provide many benefits, including
improving the insulation performance of homes, reducing surface water run-
off, improving biodiversity, absorbing carbon dioxide and producing oxygen;
and they have been found to remove particulates, thereby improving air
quality. Living roofs and walls can help compensate for lack of landscaping in
tight urban spaces and contribute to Sustainable Urban Drainage (SuDS).
They can also moderate the urban 'heat island' effect as well as moderating
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Local Plan Part 2 - Development Management Policies 67

internal building temperature, provide attractive amenity space for relaxation
and improve local views.

6.6 The Council will particularly seek living walls and roofs in urban areas
with limited green space and where developers are proposing minimal
landscaping. Vertical gardens will be encouraged in urban areas. These can
promote local food growth, as well as biodiversity improvements, which can
often be overlooked when developers are maximising land take in an urban
setting.

Policy DMEI 1: Living Walls and Roofs and on-site Vegetation

All development proposals are required to comply with the following:

i) All major development6 should incorporate living roofs and/or walls
into the development. Suitable justification should be provided
where living walls and roofs cannot be provided; and
ii) Major development in Air Quality Management Areas must provide
onsite provision of living roofs and/or walls. A suitable offsite
contribution may be required where onsite provision is not
appropriate.

Reducing Carbon Emissions

6.7 The London Plan 2016 Policy 5.2: Minimising carbon dioxide
emissions sets out targets for carbon emissions reduction to be met by major
development proposals. These targets are expressed as minimum
improvements over the ‘Target Emission Rate’ outlined in the national 2013
Building Regulations and are as follows:

Residential Development
2013 – 2016: 35 per cent
2016 onwards: Zero carbon

Non residential Development

2013 – 2016: 35 per cent
2016 – 2019: As per building regulations requirements
2019 onwards: Zero carbon

6
Major Development: Residential development of 10 dwellings or more; any building with a floor space of 1000
square metres or more; development on a site of 1 hectare or more.
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6.8 The London Plan 2016 Policy 5.2: Minimising carbon dioxide
emissions also sets out the requirements for detailed energy assessments for
such applications. The Council will require such assessments in order to
ensure that the fullest possible contribution is made by each development to
the meet the strategic carbon emissions reduction target.

6.9 Proposals that fail to take reasonable steps to achieve the required
savings will be resisted. However, if the Council is minded to approve the
application despite not meeting the carbon reduction targets, it will require a
detailed assessment, including technical considerations and financial viability,
to show that compliance with the targets for carbon emissions cannot be met.
In such cases where it is clearly demonstrated that compliance with the
targets for carbon emissions cannot be met, the shortfall shall be offset by
means of a financial contribution towards measures which reduce emissions
from the existing building stock in the Borough.

Policy DMEI 2: Reducing Carbon Emissions

A) All developments are required to make the fullest contribution to

minimising carbon dioxide emissions in accordance with London Plan
targets.
B) All major development7 proposals must be accompanied by an
energy assessment showing how these reductions will be achieved.
C) Proposals that fail to take reasonable steps to achieve the required
savings will be resisted. However, where it is clearly demonstrated
that the targets for carbon emissions cannot be met onsite, the
Council may approve the application and seek an off-site contribution
to make up for the shortfall.

Decentralised Energy
6.10 The Mayor of London is committed to delivering 25% of London's
energy supply by decentralised energy (DE) by 2025. To achieve this target, a
DE programme has been developed to facilitate and accelerate the uptake of
district heating. The programme initially focuses on identifying opportunities
for district heating networks through heat mapping and energy
masterplanning. It also aims to help build capacity within local authorities to
deliver DE projects and to secure planning policies that encourage or where
appropriate require DE in new developments.

7
Major Development: Residential development of 10 dwellings or more; any building with a floor space of 1000
square metres or more; development on a site of 1 hectare or more.
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6.11 London Plan 2016 Policy 5.5: Decentralised energy networks deals
with the Mayor’s requirements for decentralised energy. The Council has
undertaken its own decentralised energy master planning exercise, which has
revealed areas of opportunity that could support a decentralised network in
the Borough. There is now a sufficient evidence base to prompt more detailed
investigative work. The policy below reflects the requirement of London Plan
Policy 5.5: Decentralised energy networks (d) in the use of the planning
process in delivering the necessary networks.

6.12 Where connection of a major development to a future decentralised

energy network (DEN) is feasible, developers are required to commit to
connections via a legal agreement, which will include provision for a financial
payment to the Council to enable connection. Within the legal agreement a
cut-off point will be defined, which will be the latest point at which a decision
can be made in relation to network connection. If it is not possible to agree a
connection to a network, due to the network being incomplete, an alternative
energy strategy will be enacted.

POLICY DMEI 3: Decentralised Energy

A) All major developments are required to be designed to be able to

connect to a Decentralised Energy Network (DEN).

B) Major developments located within 500 metres of an existing DEN,

and minor new-build developments located within 100 metres, will be
required to connect to that network, including provision of the means
to connect to that network and a reasonable financial contribution to
the connection charge, unless a feasibility assessment demonstrates
that connection is not reasonably possible.
C) Major developments located within 500 metres of a planned future
DEN, which is considered by the Council likely to be operational within
3 years of a grant of planning permission, will be required to provide a
means to connect to that network and developers shall provide a
reasonable financial contribution for the future cost of connection and
a commitment to connect via a legal agreement or contract, unless a
feasibility assessment demonstrates that connection is not reasonably
possible.
D) The Council will support the development of DENs and energy
centres in principle, subject to meeting the wider policy requirements
of this plan and in particular on design and air quality.

Green Infrastructure
6.13 Green infrastructure is a network of multi-functional green space, both
urban and rural, which is capable of delivering a wide range of environmental
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Local Plan Part 2 - Development Management Policies 70

benefits as well as quality of life benefits for local communities. It includes a
wide range of green spaces including natural and semi-urban, rural and urban
green spaces such as woodland, forests, wetlands, meadows, rivers and
lakes. Parks and gardens, formal and informal, private and public as well as
amenity green space such as village greens and green roofs, allotments, rural
farmland, hedges, verges, highway trees, cemeteries and churchyards, green
corridors, nature reserves and archaeological sites, are all considered part of
the green infrastructure of the Borough.

6.14 Green infrastructure provides a fundamental aspect of the Borough's

character as well as many valuable assets such as woodlands, river and canal
corridors and a network of open green spaces. It also plays an important role
in helping to mitigate the effects of climate change and prevent flooding. The
Local Plan Part 1 sets out the strategic approach to planning positively for
green infrastructure as required by the NPPF.

6.15 The Mayor of London's All London Green Grid SPG sets out a vision
and spatial framework for London-wide green infrastructure and identifies
opportunities for improving green infrastructure at the strategic level, such as
the Colne Valley. The Council will protect and enhance green infrastructure
networks, particularly those identified as part of the All London Green Grid.
New green infrastructure will be supported in areas of deficiency and links to
existing green infrastructure and the London Green Grid promoted.

6.16 All development proposals within the Borough's green infrastructure

network will be expected to take account of Hillingdon's Landscape Character
Assessment. The document identifies unique landscape typologies across
the Borough, noting their sensitivities to change and provides guidelines for
future design, management and maintenance of these areas. Development in
these areas offers opportunities for the enhancement or restoration of unique
characteristics such as hedgerow patterns.

DEVELOPMENT IN THE GREEN BELT, METROPOLITAN OPEN LAND

AND GREEN CHAINS

6.17 The extent of the Metropolitan Green Belt, areas of Metropolitan Open
Land and Green Chains in the Borough is shown on the Policies Map.

Green Belt
6.18 The NPPF provides guidance on what is acceptable or not in the
Green Belt and this is reflected below for clarity. Construction of new
buildings, change of use or development on land in the Metropolitan Green
Belt is inappropriate development unless it is for the following purposes:
 provision of appropriate facilities for agriculture, forestry, outdoor sport,
outdoor recreation and for cemeteries, as long as it preserves the
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openness of the Green Belt and does not conflict with the purposes of
including land within it;
 the extension or alteration of a building provided that it does not result
in disproportionate additions over and above the size of the original
building;
 the replacement of a building, provided that the new building is in the
same use and not materially larger than the one it replaces; and
 limited infilling or the partial or complete redevelopment of previously
developed sites (brownfield land), whether redundant or in continuing
use (excluding temporary buildings), which would not have a greater
impact on the openness of the Green Belt and the purpose of including
land within it than the existing development.

6.19 Inappropriate development is, by definition, harmful to the Green Belt

and therefore any proposal for such development will need to demonstrate
‘very special circumstances’ to set aside the presumption against such
development. Very special circumstances to justify otherwise inappropriate
development will not exist unless the potential harm by reason of
inappropriateness, and any other harm, is clearly outweighed by other
material planning considerations.

6.20 Dwellings are inappropriate development in the Green Belt and

Metropolitan Open Land but where they exist, alterations and extensions will
be acceptable, provided they do not result in disproportionate additions over
and above the size of the original building.

Metropolitan Open Land

6.21 Metropolitan Open Land is a London-wide designation which is
defined in the London Plan as ‘strategic open land within the urban area that
contributes to the structure of London’. In terms of its purpose, Metropolitan
Open Land fulfils one or more of the following:
 it defines the physical structure of London by being clearly
distinguishable from the built up area;
 it includes open-air facilities, especially for leisure, recreation, sport, the
arts and cultural activities, which serve either the whole or significant
parts of London;
 it contains features or landscapes (historic, recreational, biodiversity) of
either national or metropolitan value.

6.22 London Plan 2016 Policy 7.17: Metropolitan Open Land gives
London’s Metropolitan Open Land the same level of protection as applies
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Local Plan Part 2 - Development Management Policies 72

nationally to the Green Belt, including the presumption against inappropriate
development and the test of very special circumstances.

Policy DMEI 4: Development in the Green Belt or on Metropolitan Open

Land

A) Inappropriate development in the Green Belt and Metropolitan

Open Land will not be permitted unless there are very special
circumstances.

B) Extensions and redevelopment on sites in the Green Belt and

Metropolitan Open Land will be permitted only where the proposal
would not have a greater impact on the openness of the Green Belt
and Metropolitan Open Land, and the purposes of including land
within it, than the existing development, having regard to:
i) the height and bulk of the existing building on the site;
ii) the proportion of the site that is already developed;
iii) the footprint, distribution and character of the existing buildings
on the site;
iv) the relationship of the proposal with any development on the site
that is to be retained; and
v) the visual amenity and character of the Green Belt and
Metropolitan Open Land.

Green Chains
6.23 Hillingdon’s Green Chains provide valuable links between sites both
for wildlife and recreation, enabling plants and wildlife to migrate from one
area to another and providing attractive corridors for people to walk along and
enjoy. They include open spaces, watercourses, tree lined streets, footpaths
and bridleways. Development can provide opportunities to create new green
infrastructure such as new areas of habitat and amenity space for people.
This is especially important for areas of the Borough where Green Chains are
deficient and where new Green Chains can link to existing ones.

Policy DMEI 5: Development in Green Chains

A) Development in Green Chains will only be supported if it conserves

and enhances the visual amenity and nature conservation value of the
landscape, having regard to:
i) the need to maintain a visual and physical break in the built-up
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Local Plan Part 2 - Development Management Policies 73

area;
ii) the potential to improve biodiversity in and around the area;
iii) the potential to improve public access to and through the area;
and
iv) the provision and improvement of suitable recreational facilities.
B) Any new development that meets the above criteria, particularly in
areas deficient in Green Chains, will be required to provide new
areas of habitat and amenity space, linking into existing Green
Chains.

DEVELOPMENT IN GREEN EDGE LOCATIONS

6.24 Development in ‘green edge’ locations whether it is the Green Belt,
Metropolitan Open Land, Green Chains or other green spaces will have a
wider visual impact on the surrounding areas due to its openness. In these
locations it will be important to assimilate development into the wider open
context to reduce impacts. This will normally be met by ensuring landscaping
margins to boundaries are of a depth relative to the scale and impact of the
development, taking account of the importance of the open space
designation.

6.25 Landscape margins should be provided within the development site.

Landscaping should incorporate native and pollen or nectar bearing species
of an appropriate size, planted and maintained in accordance with current
British Standards. All new development proposals in 'green edge' locations
will be expected to incorporate sustainable design and layout measures,
including techniques that enhance biodiversity.

Policy DMEI 6: Development in Green Edge Locations

New development adjacent to the Green Belt, Metropolitan Open Land,

Green Chains, Sites of Importance for Nature Conservation, Nature
Reserves, countryside, green spaces or the Blue Ribbon Network
should incorporate proposals to assimilate development into the
surrounding area by the use of extensive peripheral landscaping to
site boundaries.

BIODIVERSITY PROTECTION AND ENHANCEMENT

6.26 Policies EM1 and EM7 in Hillingdon’s Local Plan Part 1 aim to protect
the Council’s strategic nature conservation sites which include SSSI's, Sites of
Metropolitan or Borough Grade 1 and 2 Importance and a National Nature
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Local Plan Part 2 - Development Management Policies 74

Reserve at Ruislip Woods. These sites are significant in helping to protect
and enhance the Borough’s biodiversity value. However, it is also appropriate
to understand the impact of local sites that may not carry designations,
including open spaces and gardens, which help to increase the permeability of
the urban environment for wildlife.

6.27 All development proposals should ensure the protection of biodiversity

and aspire to include enhancement measures. The Council is particularly
concerned by the loss of habitats that support non-protected species. The
Council recognises the importance of all features and will seek to retain and
enhance as much as possible on-site. If this is not possible then specific
areas of the site will be allocated to wildlife creation accompanied by a clear
management plan, and only as a last resort will the Council seek off-site
compensation. If none of these can be provided then the Council will refuse
the planning application.

6.28 It is important that planning decisions are appropriately informed by

the right level of survey and information on ecology features. The Council will
apply Natural England’s standing advice at validation stage. Applications will
only be validated if they have the appropriate information. Where initial
assessments recommend further surveys, these will be expected to be
provided as part of a planning submission. All ecological reports or
information submitted should adhere to nationally accepted best practice
survey standards and be consistent with the British Standard BS 42020: 2013
Biodiversity – Code of Practice for Planning and Development or an updated
variation. Where appropriate, the Council will require the use of the approved
DEFRA biodiversity impact calculator (as updated) to inform decisions on no
net loss and net gain.

6.29 The Borough’s rivers and canals support a diverse range of wildlife,
which unfortunately has been put under pressure from historic development.
The Council requires particular attention to be given to waterside
development. All development alongside, or that benefits from a frontage on
to a main river or the Grand Union Canal will be expected to demonstrate that
they are contributing to a net gain in biodiversity value, through the provision
of green infrastructure where appropriate.

6.30 In addition to designated areas of important biodiversity, Hillingdon

contains one Regionally Important Geological Site (RIGS) at The Gravel Pits,
Northwood. This site is identified by the Policies Map and protected by policy
DMEI 7. In accordance with The London Plan, the Council will develop a
management plan for this site to promote public access, appreciation and
interpretation of geodiversity.
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Local Plan Part 2 - Development Management Policies 75

Policy DMEI 7: Biodiversity Protection and Enhancement

A) The design and layout of new development should retain and

enhance any existing features of biodiversity or geological value
within the site. Where loss of a significant existing feature of
biodiversity is unavoidable, replacement features of equivalent
biodiversity value should be provided on-site. Where development is
constrained and cannot provide high quality biodiversity
enhancements on-site, then appropriate contributions will be sought
to deliver off-site improvements through a legal agreement.

B) If development is proposed on or near to a site considered to have

features of ecological or geological value, applicants must submit
appropriate surveys and assessments to demonstrate that the
proposed development will not have unacceptable effects. The
development must provide a positive contribution to the protection
and enhancement of the site or feature of ecological value.

C) All development alongside, or that benefits from a frontage on to a

main river or the Grand Union Canal will be expected to contribute to
additional biodiversity improvements.

D) Proposals that result in significant harm to biodiversity which

cannot be avoided, mitigated, or, as a last resort, compensated for, will
normally be refused.

River and Canal Corridors

6.31 The river network in Hillingdon is illustrated on Map 8.2 ‘River and
Canal Corridors’ in Part 1 of the Local Plan, which identifies six strategic river
and canal corridors. These form part of London’s wider Blue Ribbon Network.
The Council will seek to enhance its rivers and canals by working in
partnership with other stakeholders, most notably the Environment Agency,
Natural England, the Canal & River Trust and developers.

6.32 The Thames River Basin Management Plan details the issues facing
water bodies in the area and actions required to address them which need to
be taken into account in any proposals within the network.

6.33 Most issues facing the water environment will best be dealt with at a
catchment level. For this purpose and to achieve the aims of the Water
Framework Directive, a Catchment Partnership has been formed for each
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Local Plan Part 2 - Development Management Policies 76

principle river in Hillingdon, (Rivers Colne and Crane) with a view to
developing Catchment Management Plans.

6.34 The Council and landowners along the Blue Ribbon Network will be
required to support the aims and approaches of the Catchment Management
Plans that are seeking to deliver integrated actions at a local level and which
include: reducing flood risk, safe public access to waterside locations for
recreational and educational purposes, the linking of existing and future
recreational assets, and improvements to habitat and biodiversity along
corridors.

6.35 In respect of development proposals and in accessing how they can

make a positive contribution to the network as required by Policy EM3: Blue
Ribbon Network of the Local Plan Part 1, the following considerations will
apply:

 To allow for the Rivers Colne, Pinn, Crane, Yeading Brook and some
minor local tributaries to continue to play their role in providing space
for water;
 To reduce flood risk to property, road, rail or other infrastructure located
in proximity to water courses;
 To make best use of river and canal corridors for active and passive
recreation, increasing accessibility as part of living corridors for people
across the Borough and in promoting their use as a link to recreational
spaces;
 To maintain and improve river and canal corridor links as linear
features in both town and countryside which serve as “ecological
corridors” or habitats, enabling species to migrate and colonise over
wider areas;
 To support the Canal & River Trust's aims and ensure that historic
buildings and structures along the canals are not threatened by new
development and support their continued use whilst ensuring the
navigable waterways are maintained; and
 To promote and develop the Grand Union Canal as a navigational
waterway of national significance.

All Waterways
6.36 Developments should provide high quality design, taking advantage of
and encouraging active use of waterside locations. Schemes should avoid
blank boundary walls and fences.

6.37 New buildings and land uses should be set back from waterfronts to
provide the opportunity for an integrated hard and soft landscape scheme with
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Local Plan Part 2 - Development Management Policies 77

clearly defined objectives. These should include enhancing the visual setting
and character of the waterfront, enhancing the setting of the development,
improving access to and views of the waterfront, reducing the visual impacts
of any detracting features, and supporting local biodiversity and habitats.

6.38 The Council will consult with its Crime Prevention Design Advisor
when considering proposals for riverside or canalside uses to ensure issues of
criminal or anti social behaviour are addressed. All waterway support facilities,
infrastructure and activities should be protected. New support facilities,
infrastructure and activities that support the use and enjoyment of the Blue
Ribbon Network will be encouraged.

Canals
6.39 The Council will protect wharves and support the installation or
renewal of small scale canalside facilities for servicing vessels engaged in the
use of the canal. At marinas, the Council will support improvements to
facilities, including slipway access and provision of fuel and internet
connections to improve living conditions for marina users. However the
Council will resist significant new facilities at marinas for the purposes of
recreational gatherings, eating, drinking or convenience or comparison
retailing.

6.40 Whilst the Council will support waterside facilities generally, the
exception will be for proposals in the Metropolitan Green Belt and
Metropolitan Open Land, where works or facilities will not be supported. This
will include residential moorings, given that residential use is not appropriate
in the Green Belt.

Policy DMEI 8: Waterside Development

A) Development on sites that adjoin or include a watercourse should:

i) have regard to the relevant provisions of the Thames River Basin

Management Plan and any other relevant Catchment Management
Plans;

ii) not extend within 8 metres of the top of the bank of a main river or
5 metres either side of an ordinary watercourse or an appropriate
width as may be agreed by the Council;

iii) where feasible, secure the implementation of environmental

enhancements to open sections of river or watercourse; and

iv) where feasible, implement a scheme for restoring culverted

sections of river or watercourses which must include an adequate
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Local Plan Part 2 - Development Management Policies 78

buffer for flooding and maintenance purposes.

B) Where on-site environmental enhancements or deculverting are

financially viable but not feasible, the Council will seek a financial
contribution towards relevant projects for the enhancement or
deculverting of other sections of rivers or watercourses.

C) Existing wharves and their access will be protected for continued

use.

D) Proposals that would adversely affect the infrastructure of main

rivers and ordinary watercourses, or which fail to secure feasible
enhancements or deculverting, will be resisted.

E) Development located in or adjacent to watercourses should

enhance the waterside environment and biodiversity by demonstrating
a high design quality which respects the historic significance of the
canal and character of the waterway and provides access and
improved amenity to the waterfront.
F) All development alongside or that benefits from a frontage on the
Grand Union Canal will be expected to contribute to the improvement
of the Canal.

Management of Flood Risk

6.41 The Council’s aim is to ensure flood risk is managed appropriately
across the Borough by using the best available information on flood risk to
inform a flood risk management strategy and working in a coordinated way
with relevant parties.

6.42 Hillingdon is a Lead Local Flood Authority under the Flood and Water
Management Act 2010. The Council has prepared a portfolio of flood risk
documents to better inform flood risk management decisions and meet the
statutory requirements of the Flood and Water Management Act 2010 and
Flood Risk Regulations. The following documents are available on the
Hillingdon website at www.hillingdon.gov.uk/planning:
 The Preliminary Flood Risk Assessment (PFRA) which gives an
overview of flooding in the Borough;
 The Strategic Flood Risk Assessment (SFRA) which includes
information on flooding from all sources and identifies those parts of the
Borough which are subject to the risk of flooding, thus providing the
evidence base for planning decisions as referred to in the Local Plan
Part 1.
 The Surface Water Management Plan (SWMP), which includes
proposals to address surface water flooding.
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Local Plan Part 2 - Development Management Policies 79

 The Flood Risk Management Strategy, which details how the Borough
will manage flood risk in partnership with other key stakeholders such
as the Water Utilities and other boroughs.

6.43 Development proposals need to take into account the

recommendations in the above documents and the current best available
information available on flooding from all sources. The Council as the local
planning authority will ensure that new development in Hillingdon is not put at
unacceptable risk from flooding and that it will not increase the risk of flooding
elsewhere. The Council will assess planning applications, including those for
windfall sites, against flood risk on the basis of technical advice forming part of
the NPPF, which includes the application of a “sequential test” and, if
necessary, an “exception test”.

6.44 Hillingdon’s portfolio of flood risk documents has identified in broad

terms areas that are liable to flooding from local sources of flood risk such as
ordinary watercourses, groundwater and surface water, as well as rivers and
artificial sources such as reservoirs and canals and the associated probability
of flooding (i.e. the flood zones). However the data contained within these
documents is not intended to provide the detailed information about flood risk
and therefore an assessment of the risk will be required at a site specific level.

6.45 In built up areas there is also the additional risk of flooding from
surface water, due to rainwater falling onto impermeable surfaces which is the
key flood risk identified for Hillingdon. Hillingdon’s SWMP identifies Critical
Drainage Areas in the Borough. In these areas strict control will be exercised
to manage surface water.

POLICY DMEI 9: Management of Flood Risk

A) Development proposals in Flood Zones 2 and 3a will be required to

demonstrate that there are no suitable sites available in areas of lower
flood risk. Where no appropriate sites are available, development
should be located on the areas of lowest flood risk within the site.
Flood defences should provide protection for the lifetime of the
development. Finished floor levels should reflect the Environment
Agency's latest guidance on climate change.

B) Development proposals in these areas will be required to submit

an appropriate level Flood Risk Assessment (FRA) to demonstrate that
the development is resilient to all sources of flooding.

C) Development in Flood Zone 3b will be refused in principle unless

identified as an appropriate development in Flood Risk Planning
Policy Guidance. Development for appropriate uses in Flood Zone 3b
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Local Plan Part 2 - Development Management Policies 80

will only be approved if accompanied by an appropriate FRA that

demonstrates the development will be resistant and resilient to
flooding and suitable warning and evacuation methods are in place.
D) Developments may be required to make contributions (through
legal agreements) to previously identified flood improvement works
that will benefit the development site.
E) Proposals that fail to make appropriate provision for flood risk
mitigation, or which would increase the risk or consequences of
flooding, will be refused.

Water Management
6.46 Sustainable drainage systems (SuDS) are vital in addressing
Hillingdon’s surface water flood risk, which is predicted to rise as climate
change increases the frequency of heavy rainfall and as further new
development and intensification within the Borough increases the volume of
waste and surface water going into the existing drainage infrastructure. SuDS
manage runoff from developments, reducing the quantity of water entering
drains, especially at peak periods, improving the quantity of runoff and
promoting amenity and biodiversity benefits from using water in the
environment.

6.47 The Council aims to reduce runoff rates from all developments to limit
flood risk, with a particular focus on major developments to restrict runoff rates
to a ‘greenfield rate’. However without mitigation, the cumulative impact of
small scale development throughout the Borough is likely to put continued
pressure on the existing drainage network. All minor new build developments,
including proposals for householder development and minor extensions to
commercial premises, are therefore required to contribute to a reduction in the
rate of surface water runoff. This may include maximising areas of soft
landscaping; ensuring all hard surfaces are permeable or drain into permeable
features; and/or maximising areas of green roofs and walls.

Water Quality
6.48 The Water Framework Directive (WFD), designed to protect and
enhance the quality of our rivers, is being implemented through the River
Basin Management Plans. The Thames River Basin Management Plan 2009
covers Hillingdon. All the 'water bodies’ or key rivers are considered as being
moderate in water quality, other than the Crane which has a poor status.
Annex B of the Thames River Basin Management Plan 2009 indicates that
chemical phosphate is a key reason for the status of the rivers in the Borough.
The Council requires developments to contribute to improving water quality in
the Borough and to consider the actions required within the Thames River
Basin Action Plan and the Catchment Plans developed for each river.
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Water Resources and Water Efficiency

6.49 The appropriate management of water through understanding the
water cycle is vital to ensuring that water quantity and quality is maintained
and improved throughout the Borough.

6.50 The Colne Catchment Abstraction Management Strategy produced by

the Environment Agency indicates that some of Hillingdon’s rivers are over
abstracted, putting stress on the natural environment of these rivers. This
situation is likely to be exacerbated in the future due to the effects of climate
change. The London Catchment Abstraction Management Strategy indicates
that the River Crane has ‘water available’. It is therefore important that
development uses water efficiently to limit environmental stress.

6.51 Water efficiency measures should also be incorporated within non-

residential development to meet the Building Research Establishment’s
Environmental Assessment Method (BREEAM) requirements. BREEAM is
used to assess the environmental performance of new and existing non-
residential buildings, and is regarded by the UK’s construction and property
sectors as the measure of best practice in environmental design and
management.

6.52 In addition to these requirements, the Council will maintain dialogue

with infrastructure providers and neighbouring planning authorities to ensure
an overall improvement to critical water resources, and to ensure that
development proposals can be serviced without increasing the pressure on
existing natural systems or prejudicing the delivery of Water Framework
Directive targets.

6.53 Groundwater resources are relied on for an adequate supply of fresh,

clean drinking water. The Environment Agency has identified and mapped a
number of these resources according to their significance and vulnerability to
pollutants, with categories including Source Protection Zones (1-3), Safeguard
Zones and Water Protection Zones. The Environment Agency advocates a
risk based approach to the protection of these groundwater resources, as set
out in the document ‘Groundwater Protection: Policy and Practice’ and this
approach will be taken into account in the planning process.

Water and Wastewater infrastructure

6.54 The water and wastewater needs of new development can put
pressure on the infrastructure network and could cause problems for existing
development, such as increased risk of surface water flooding. All new
development proposals will need to show there is sufficient capacity in the
water and wastewater infrastructure network to provide for the needs of the
new development. Developers will be expected to engage with relevant water
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and wastewater infrastructure providers prior to submitting a planning
application. The Sites Allocations document identifies sites that might have
capacity issues and notes this as a constraint.

Policy DMEI 10: Water Management, Efficiency, and Quality

A) Applications for all new build developments (not conversions,

change of use, or refurbishment) are required to include a drainage
assessment demonstrating that appropriate sustainable drainage
systems (SuDS) have been incorporated in accordance with the
London Plan Hierarchy (Policy 5.13: Sustainable drainage).
B) All major new build developments, as well as minor developments
in Critical Drainage Areas or an area identified at risk from surface
water flooding must be designed to reduce surface water run-off rates
to no higher than the pre-development greenfield run-off rate in a 1:100
year storm scenario, plus an appropriate allowance for climate change
for the worst storm duration. The assessment is required regardless of
the changes in impermeable areas and the fact that a site has an
existing high run-off rate will not constitute justification.
C) Rain Gardens and non householder development should be
designed to reduce surface water run-off rates to Greenfield run-off
rates.
D) Schemes for the use of SuDS must be accompanied by adequate
arrangements for the management and maintenance of the measures
used, with appropriate contributions made to the Council where
necessary.
E) Proposals that would fail to make adequate provision for the
control and reduction of surface water run-off rates will be refused.
F) Developments should be drained by a SuDs system and must
include appropriate methods to avoid pollution of the water
environment. Preference should be given to utilising the drainage
options in the SuDS hierarchy which remove the key pollutants that
hinder improving water quality in Hillingdon. Major development
should adopt a 'treatment train' approach where water flows through
different SuDS to ensure resilience in the system.
Water Efficiency
G) All new development proposals (including refurbishments and
conversions) will be required to include water efficiency measures,
including the collection and reuse of rain water and grey water.
H) All new residential development should demonstrate water usage
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rates of no more than 105 litres/person/day.

I) It is expected that major development8 proposals will provide an
integrated approach to surface water run-off attenuation, water
collection, recycling and reuse.
Water and Wastewater Infrastructure
J) All new development proposals will be required to demonstrate
that there is sufficient capacity in the water and wastewater
infrastructure network to support the proposed development. Where
there is a capacity constraint the local planning authority will require
the developer to provide a detailed water and/or drainage strategy to
inform what infrastructure is required, where, when and how it will be
delivered.

Policy DMEI 11: Protection of Ground Water Resources

All development proposals within a Source Protection Zone, Safeguard

Zone or Water Protection Zone must assess any risk to groundwater
resources and demonstrate that these would be protected throughout
the construction and operational phases of development.

Development of Land Affected by Contamination

6.55 Hillingdon has a long industrial history, including extensive mineral
extraction and land filling. This has left a legacy of land contamination with
the potential to harm human health and the wider environment, where it is left
untreated. Contamination can be due to the presence of metals, liquid
chemicals, gases and vapours in the ground. This can present a risk to users
of land, cause damage to buildings and structures and impact on local
ecology and water courses. It can restrict development potential or prevent
the introduction of new uses that involve public access where it is left
untreated.

6.56 The policy approach is to apply the ‘precautionary principle’ in

assessing planning applications. The introduction of Part IIA of the
Environmental Protection Act 1990 also means that, as a minimum standard,
new development should be on land that is remediated so that it cannot be
determined as ‘contaminated land’ under this legislation. The responsibility to

8
Major Development: Residential development of 10 dwellings or more; any building with a floor space of 1000
square metres or more; development on a site of 1 hectare or more.
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identify if land is affected by contamination and ensure that remediation is
undertaken to secure a safe development remains with the land owner and
the developer of the land.

6.57 In addition to the National Planning Policy Guidance available online,

the Council has adopted a Supplementary Planning Guidance document on
Land Contamination which is available on the Council’s website. This provides
detailed guidance on information required to be submitted with a planning
application. The Council’s approach to land contamination and its
administration during the course of any development will be guided by this
document and relevant up to date best practice guidance.

Policy DMEI 12: Development of Land Affected by Contamination

A) Proposals for development on potentially contaminated sites will

be expected to be accompanied by at least an initial study of the likely
contaminants. The Council will support planning permission for any
development of land which is affected by contamination where it can
be demonstrated that contamination issues have been adequately
assessed and the site can be safely remediated so that the
development can be made suitable for the proposed use.
B) Conditions will be imposed where planning permission is given for
development on land affected by contamination to ensure all the
necessary remedial works are implemented, prior to commencement
of development.
C) Where initial studies reveal potentially harmful levels of
contamination, either to human health or controlled waters and other
environmental features, full intrusive ground investigations and
remediation proposals will be expected prior to any approvals.
D) In some instances, where remedial works relate to an agreed set of
measures such as the management of ongoing remedial systems, or
remediation of adjoining or other affected land, a S106 planning
obligation will be sought.

Importation of Waste Material

6.58 The increasing costs and reducing capacity of landfills has opened up
opportunities for the placement of various types of waste, usually inert, to be
used within new development. The importation of this material can be
positive, and can transform complex sites into suitable development platforms.
It can also assist in land remodelling, for example to improve the contours on
golf courses or to improve drainage, which can ultimately lead to the
enhancement of recreational or community facilities.
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6.59 However, the converse is that development proposals can provide an
opportunity for the illegal dumping of waste material so as to avoid disposal
costs. In these situations, sites can become hugely complex to manage and
costly to put right with disparate accountability and responsibilities. This will
often result in the site becoming less viable and potentially more costly to
make good.

6.60 The disposal of material is normally undertaken under appropriate

waste permits issued by the Environment Agency. However the controls
governing inert material are less restrictive given their relative lower pollution
risk. This means disposal of inert material on sites can be undertaken without
the same level of scrutiny as the management of other waste types that have
a more restrictive permitting regime. It is this less rigorous control that opens
up the possibility of exploitation. Experience has shown that in some
instances more waste than approved can be brought to a site as monitoring is
left between organisations, or that some of the material may not be as
approved, potentially hidden under inert loads without the necessary on-site
controls in place.

6.61 As a consequence, the Council expects applicants to clearly

demonstrate that proposals that include the importation of waste material
provide the maximum protection for the environment with suitable controls and
assurances in place to make good any subsequent harm.

Policy DMEI 13: Importation of Waste Material

A) Development proposals that include the importation of waste
material (inert or otherwise) must be accompanied by a monitoring
plan that includes:
i) the amount and types of material to be imported;
ii)the timetable for disposal;
iii)onsite precautions to be taken to ensure only authorised
vehicles and waste will be allowed on to site; and
iv)methods for reviewing and reporting on the progress of the
disposal to the Local Planning Authority.
B) On commencement of the disposal operation the applicant will
provide a written report in accordance with A) iv) above that provides
details of:
i) the types and quantities of waste that have been imported,
including carrier notices where appropriate;
ii) the source of the waste imported to the site;
iii) appropriate details of the company/companies importing the
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material; and
iv) updates in accordance with A) iv) pertaining to the progress of
material importation and disposal in compliance with the
approved plans.
C) Where assurances cannot be given that the appropriate protection
and safeguards can be implemented, then the Council will expect the
applicant to provide contingency plans including providing security
bonds (through legal agreements) to ensure any subsequent harm can
be remediated and the site made good.
D) Proposals that include the importation of waste materials (inert or
otherwise) that are not accompanied by the appropriate level of
controls or safeguards will not be supported.

Air Quality
6.62 Hillingdon declared an Air Quality Management Area in September
2003 which covers the Borough from the Chiltern-Marylebone railway line
southwards. Following on from this, an Air Quality Action Plan was approved
by the Council in 2004. In conjunction with other bodies, this aims to put in
place measures to reduce air pollutant emissions and improve local air quality.

6.63 At certain locations such as alongside major roads and around

Heathrow Airport, the level of atmospheric pollutants is consistently high. The
inclusion of stringent mitigation measures will need to be introduced before
consideration of new development in the area, especially where any
development proposal either introduces new residents into areas of poor air
quality or would lead to deterioration in air quality for existing residents.

6.64 The main focus of improvement will be on those areas where air
quality objectives are currently exceeded. However, it is important to make
certain that work continues to ensure that the recommended levels are, at the
very minimum, maintained and, preferably showing continued improvement
for all the residents in the Borough.

6.65 Planning applications for all relevant development should contain an

assessment of the likely future levels of air quality in the area and take
account of the provisions of the Mayor of London's Sustainable Design and
Construction SPD. The Council’s latest planning guidance on Air Quality sets
out how the assessments should be undertaken.
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Policy DMEI 14: Air Quality

A) Development proposals should demonstrate appropriate reductions

in emissions to sustain compliance with and contribute towards
meeting EU limit values and national air quality objectives for
pollutants.
B) Development proposals should, as a minimum:
i) be at least “air quality neutral”;
ii) include sufficient mitigation to ensure there is no unacceptable risk
from air pollution to sensitive receptors, both existing and new;
and
iii) actively contribute towards the improvement of air quality,
especially within the Air Quality Management Area.

Minerals
6.66 The London Borough of Hillingdon is a major source of aggregates
(sand, gravel, crushed rock and recycled construction materials) for London
and the surrounding areas. Aggregates are the vital raw ingredients for
building schools, houses and roads and all the other construction projects
necessary to maintain economic growth and quality of life.

6.67 The London Plan identifies Hillingdon as one of four boroughs that are
collectively required to maintain a seven year landbank with the capacity to
deliver at least 5 million tonnes of land won aggregates. Hillingdon's
apportionment is a rolling permitted landbank of at least 1.75 million tonnes,
which is the equivalent to 0.25 million tonnes per annum (mtpa). Therefore the
Council needs to ensure it has permitted reserves amounting to at least 1.75
million tonnes for seven years.

6.68 The flat topography and lack of natural screening features in the south
of the Borough means that workings on the areas identified in Policy DMIN 1:
Preferred Areas for Minerals and Aggregates Railheads could potentially be
highly visible and severely intrusive. Although mineral working is a 'temporary'
use of land, its effects on individuals can be long term, frequently extending
over many years. The Council would favour a comprehensive approach to the
development of the areas identified in Policy DMIN 1 as opposed to
fragmented or piecemeal proposals.

6.69 Minerals can only be excavated where they are found and although
noise emission is inevitable it can have a significant impact on the
environment and the quality of life of communities. The Council is concerned
to ensure that noise levels are kept to the minimum practicable level
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consistent with good environmental practice and the efficient and economic
working of sites.

Aggregates Railheads
6.70 There are four operational aggregates railheads in the Borough used
for importing and exporting materials, at Hayes, West Drayton, West Drayton
Tavistock Road and West Ruislip. Combined, the railheads import
approximately 905,000 tonnes of crushed rock per year. The NPPF and the
London Plan require the safeguarding of railheads with existing or potential
capacity for aggregate distribution. Railhead safeguarding is necessary for
the proper maintenance of a managed aggregates supply system and will
support the efficient transport and distribution of aggregates, particularly in
reducing reliance on road transport.

6.71 Proposed development adjacent to the railheads should not

undermine their continued viability and will need to demonstrate that
acceptable levels of noise, dust, light and air emissions derived from the
existing railhead would be tolerable to the proposed development.
Engagement with railhead owners in identifying necessary mitigation will be
actively encouraged.

Policy DMIN 1: Preferred Areas of Mineral Extraction and Aggregates

Railheads

A) The following specific site, preferred areas and areas of search will
be protected for the extraction of sand and gravel reserves:
1. Land west of Harmondsworth Quarry (Preferred Area)
2. Land north of Harmondsworth (Preferred Area)
3. Land at Sipson Lane east of the M4 Spur (Specific Site)
4. Bedfont Court Estate (Area of Search)

B) Where sand and gravel reserves are identified, the Council will, in
addition to the above, safeguard those resources from sterilisation by
surface development. The identification of such reserves will, in itself,
create no presumption that proposals for mineral extraction will be
acceptable.
C) The Council will safeguard the existing railheads at Hayes, West
Drayton, West Drayton Tavistock Road and West Ruislip from
alternative use. Applications for alternative uses will need to
demonstrate that there is no real prospect of a transport use
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continuing or being reintroduced on the site. Proposals for new

railhead capacity will be supported.

6.72 Mineral development will be permitted only where a need has been
demonstrated and the applicant has provided information sufficient for the
mineral planning authority to be satisfied that there would be no significant
adverse impacts arising from the development. Proposals for development
within preferred areas will be expected to address the key development
requirements set out for each.

Policy DMIN 1A: Assessing Proposals for New Minerals Development

Proposals for minerals development will be permitted subject to it being

demonstrated that the development would not have an unacceptable
impact, including cumulative impact, with other developments upon:
i) Local amenity (including demonstrating that the impacts of noise
levels, air quality and dust emissions, light pollution and vibration are
acceptable);
ii) The health of local residents adjoining the site;
iii) The quality and quantity of water within water courses, groundwater
and surface water;
iv) Drainage systems;
v) The soil resource from the best and most versatile agricultural land;
vi) Farming, horticulture and forestry;
vii) Aircraft safety due to the risk of bird strike;
viii) The safety and capacity of the road network;
ix) Public Open Space, the definitive Public Rights of Way network and
outdoor recreation facilities;
x) The appearance, quality and character of the landscape, countryside
and visual environment and any local features that contribute to its local
distinctiveness;
xi) Land stability;
xii) The natural and geological environment (including biodiversity and
ecological conditions for habitats and species); and
xiii) The historic environment including heritage and archaeological
assets.
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Prior Extraction
6.73 In cases where there is believed to be a deposit of sand and gravel
lying beneath land upon which surface development is proposed, the
applicant will need to evaluate the quality and extent of that deposit and
demonstrate that provision has been made for its prior extraction. Should a
proposed development not provide for the prior extraction of a mineral
deposit, it will be for the applicant to demonstrate that one or more of the
circumstances listed in Policy DMIN 2: Prior Extraction, apply.

Policy DMIN 2: Prior Extraction

The Council will require the prior extraction of mineral reserves for the
areas identified in Policy MIN 1: Safeguarded Areas for Minerals and
Aggregates Railheads where surface development is proposed.

Prior extraction of mineral deposits will not be required in the

following circumstances:
i) where the mineral deposit is of no commercial interest and
unlikely to be so in the future;
ii) where the extraction of the mineral deposit would lead to such
strong environmental or other objection that it is unlikely such
extraction would ever be permitted; or
iii) where an overriding community need for the proposed
development outweighs the need for the mineral resource.

The Relationship of Sand and Gravel Extraction to Agriculture

6.74 The Council is unlikely to object to proposals for the extraction of
unworked mineral deposits from agricultural land where restoration practises
are able to restore the land to its original pre-working grade or sub-grade.
Where the land quality is likely to fall by more than one grade or sub-grade, or
cease to be the Best and Most Versatile Land (Grades 1, 2 and 3a), an
objection is highly likely on quality grounds. Where the land quality will
probably fall by one grade, but remains within the category of Best and Most
Versatile agricultural land, (Grade 1, 2, 3a) an objection is also highly likely,
although this will depend on a consideration of all other material factors.

Restoration of Sand and Gravel Workings

6.75 Better understanding of restoration techniques, coupled with public
and private financial pressures, is leading to more proposals to extract sand
and gravel from under sports fields and other sites formerly regarded as
unavailable. Such proposals will be determined on their individual merits,
having regard to all relevant policies in this Plan and other material
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considerations. The normal presumption will be a return to the original use
with the application containing appropriate technical restoration details;
however that may not always be appropriate and alternative beneficial uses
and specifications may be specified.

Policy DMIN 3: Extraction, Landfilling and Restoration

A) The Council will expect any planning application for minerals

extraction to include a comprehensive Environmental Impact
Assessment (EIA) and adopt an Environmental Management System to
outline measures to address environmental impacts and mitigation
during all phases of the extraction and restoration process.
B) Mineral working on the Best and Most Versatile Farmland will only
be permitted if working, restoration and aftercare schemes are
adopted which enable the land to be restored, as far as it is
practicable, to its previous quality or better.
C) Applicants will be required to show how excavation is to be
arranged and to provide for beneficial after use(s) consistent with
providing a balanced range of leisure activities and/or creation of
natural habitats before any planning permission is granted.
D) To reduce the environmental impact of aggregates, the Council will
make appropriate use of planning conditions dealing with restoration,
aftercare and re-use of mineral sites including the use of suitable
construction, demolition and excavation waste to restore original
ground levels.

Re-use and Recycling of Aggregates

6.76 The London Plan sets targets for the re-use of construction,
demolition and excavation waste and recycling of these wastes is promoted in
the West London Waste Plan. The process of recycling aggregates should
ideally be carried out on-site and as much of the recycled waste be re-used in
the construction process. This helps to reduce the need for primary
aggregates and also reduces the need to transport minerals to and from the
site.

Policy DMIN 4: Re-use and Recycling of Aggregates

A) The Council will promote the recycling of construction, demolition

and excavation waste.
B) All developments will be encouraged to:
i) recycle and re-use construction, demolition and excavation waste
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as aggregates;
ii) process and re-use the recyclable material on-site, and where this is
not possible, the material should be re-used at another site or for
land restoration; and
iii) use substitute or recycled materials in new development in place of
primary minerals.
B) Planning permission for aggregates recycling on active minerals
extraction and landfill sites will be supported, subject to local amenity
and other policies within the Local Plan. Applications for aggregates
recycling sites in other areas such as Strategic Industrial Locations will
be required to satisfy other relevant policies in the Local Plan including
the West London Waste Plan.
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7. COMMUNITY INFRASTRUCTURE

Safeguarding Recreational, Leisure and Community Facilities

7.1 The provision of appropriate community facilities and inclusive access
to such facilities is a prerequisite for the proper functioning of any community.
They range from health services, educational premises, places of worship and
community halls. The Council is committed to supporting development that
meets the needs of the Borough’s residents.

7.2 The term infrastructure includes (but is not limited to) the following
areas: transport, public realm, open space, sport, leisure and recreation,
community, play space, education, child care, health, utilities, emergency
services, trees and biodiversity, energy and climate change adaptation and
mitigation. All of these items are essential to underpin growth in Hillingdon
over the period of the Local Plan. However, there is a particularly pressing
need in the Borough for additional school places and health care facilities to
address higher than expected birth rates and an increase in the older
population.

7.3 The Local Plan Part 1 contains a schedule of the infrastructure that is
expected to be delivered over the period of the Local Plan to underpin growth.
This will be updated through regular reviews of the Council’s Strategic
Infrastructure Plan. Policy CI1: Community Infrastructure Provision in the
Local Plan Part 1 forms the basis of the Council’s policy to resist the loss of
community infrastructure. The following policies provide more detail about the
protection of community infrastructure and how new proposals will be
assessed.

Retaining existing Community Infrastructure

7.4 Hillingdon’s Community infrastructure (such as emergency services,
community and social spaces), strategic infrastructure (such as public
utilities), and cultural facilities are vital to the identity and function of the
Borough, as well as its attractive and distinctive character. The Council’s
policy is to retain and make best use of existing recreational, leisure and
community facilities. The Council will therefore exercise a presumption in
favour of retaining existing recreational assets such as parks, facilities for
outdoor sports and children’s play areas, including allotments which have a
key role in supporting community cohesion. The NPPF states that planning
policies should plan positively for local communities, including public houses.
Proposals involving the loss of a pub will be required to take account of the
particular planning guidance for pubs produced by the Campaign for Real Ale
(CAMRA).
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7.5 Proposals involving the loss, or partial loss, of community
infrastructure will need to comply with the criteria set out in Policy DMCI 1:
Retention of Existing Community Facilities. Applicants will need to
demonstrate that the existing, specific social infrastructure use is no longer
required on-site. Where this is the case, marketing evidence should be
submitted to establish lack of demand, by showing that premises have been
offered at a reasonable charge to appropriate user groups (e.g. community
groups or voluntary organisations in the case of community centres).
Alternatively, clear and robust evidence should be provided that the site or
premises is no longer appropriate for social infrastructure uses (for example,
due to its design, condition, location and/or accessibility).

Policy DMCI 1: Retention of Existing Community Facilities

Proposals involving the loss of an existing community facility will be

permitted if:
A) the specific use is no longer required on-site. In such
circumstances, the applicant must provide evidence demonstrating
that:
i) the proposal would not lead to a shortfall in provision for the
specific use within the local catchment area;
ii) there is either no demand for another suitable social infrastructure
use on-site, or that the site/premises is no longer appropriate for
social infrastructure uses; and
iii) any replacement/relocated facilities for the specific use provides
a level of accessibility and standard of provision at least equal to
that of the existing facility.
B) the activities carried out are inconsistent and cannot be made
consistent with acceptable living conditions for nearby residents;
and
C) the redevelopment of the site would secure an over-riding public
benefit.

New Community Infrastructure Provision

7.6 The provision of appropriate community facilities and inclusive access
to such facilities is a prerequisite for the proper functioning of any community.
The Council is committed to supporting continued provision and where
necessary, expansion of social and strategic infrastructure and cultural
facilities to meet the needs of the Borough’s residents.
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7.7 Development/redevelopment of social and strategic infrastructure
should be designed to meet the needs of their intended occupants, taking into
account any appropriate regulations and national design and space
standards. New development should not unduly harm residential amenity, the
environment or transport infrastructure in line with all the policies in this
document. They must also be appropriate for their surroundings in terms of
scale, character and mix of uses.

7.8 Facilities that are located in close proximity to the community they
serve and have good public transport accessibility, achieve a number of
benefits. They reduce the need to travel longer distances, encourage more
sustainable modes of transport and help to engender a sense of ownership of
the facility by the community. In turn, this contributes to climate change
mitigation, improved public health and wellbeing, and community cohesion.

Education and community uses

7.9 The Local Authority has a statutory duty to ensure the sufficiency of
school places and childcare provision in its area. The demand for school
places in Hillingdon has been rising in recent years and is forecast to continue
to rise in line with national and London-wide predictions. Demand for
reception places at primary school level is being driven in part by rising birth
rates, new house building and families moving into the Borough. Overall, at
primary school level, the need for additional school places has largely been
met by the successful school places expansion programme.

7.10 The Council's updated forecast shows that demand for primary places
in the north of the Borough appears to be reaching a plateau. However, there
remains a residual need for a small number of additional forms of entry.
Demand for places in the south of the Borough is still forecast to grow,
particularly in the Hayes area where the majority of housing growth is
expected to take place. Where a new educational facility is proposed, they
should maximise use by local communities, including through their accessible
location and design, consistent with the requirements of other relevant
development management policies. Measures to ensure community uses will
be pursued, including Community Use Agreements between the educational
facility and local communities.

7.11 The impact of the birth rate changes is now working through the
primary age groups and is due to impact upon secondary age groups from
September 2016. The number of pupils needing specialist educational
provision is also increasing. Whilst birth rate increases are the major driver of
demand, other changes (e.g. migration into the Borough) increase demand for
places across all year groups (including nursery). In addition, local authorities
now have a duty to secure early years provision for the least advantaged two
year olds.
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7.12 The Council has already invested significantly in additional school
places in the primary sector. Overall, at primary school level, the need for
additional school places has largely been met by the successful school places
expansion programme to date. The Council's latest Strategic Infrastructure
Plan (SIP) contains an up to date assessment of school place needs over the
period of the Local Plan. In the five year period up to 2021/22, the SIP
identifies a need to provide nine primary forms of entry; two in the north of the
borough and 7 in the south.

7.13 Over the same period, there is an identified need for 12 secondary
forms of entry: nine in the north of the borough and three in the south. Further
details on proposals to address secondary provision are contained in the Site
Allocations and Designations document.

Policy DMCI 1A: Development of New Education Floorspace

Proposals for new schools and school expansions will be assessed
against the following criteria:
A) The size of the site, its location and suitability to accommodate a
new school or school expansion taking account of compatibility with
surrounding uses, and existing planning policy designations (e.g.
conservation areas, MOL, Green Belt).
B) The impact on green open space, games pitches, outdoor play and
amenity space, taking account of the character of the area, whether the
site is within an area of open space deficiency and whether the school
has sufficient outdoor space for play and games.
C) The location and accessibility of the site in relation to:
i) the intended catchment area of the school;
ii) public transport; and
iii) the local highway network and its ability to accommodate new or
additional school trips without adverse impact on highway safety
and convenient walking and cycling routes to schools.
D) The extent to which the building design contributes towards the
government target that schools and colleges should be zero carbon
from 2016.

Arts, Cultural and Entertainment Facilities

7.14 The Borough's residents have access to a wide range of arts, cultural
and entertainment facilities. Among Hillingdon's main entertainment facilities
are the Beck Theatre (Hayes), Compass Theatre (Ickenham) and The Nave,
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Local Plan Part 2 - Development Management Policies 97

(Uxbridge). The Cow Byre and Great Barns (Ruislip) mount exhibitions of
work produced by local artists.

7.15 The benefits of art, culture and entertainment activities to the

community are enhanced if their provision is integrated with that for other land
uses, for example by generating an "evening economy" in a town centre, by
using public art to improve the attractiveness of urban areas, or by extending
the use of open space for performing arts. The Council will therefore seek the
provision of public art and further art, culture and entertainment facilities and
will co-ordinate this provision in consultation with relevant agencies and local
groups.

Religious Worship and Assembly

7.16 Hillingdon includes a wide range of cultural, ethnic and religious
communities. In 2010 there were 87 places of public worship in Hillingdon. It is
accepted that religious groups often have difficulty in finding suitable locations
and funding new buildings and the Council will assist wherever possible
through the inter-faith forum.

7.17 However, it is also recognised that amenity issues can arise where
groups meet in residential dwellings for worship where the building is not
suitable for such a use or where groups outgrow original venues, resulting in a
profusion of extensions and temporary buildings. In addition, significant
increases in numbers attending venues can increase competition for limited
parking spaces and have a negative impact on residential amenity by
increased noise and disturbance arising from vehicle parking. Proposals that
do not address these issues are likely to be contrary to the policies in this
plan.

Libraries and Museums

7.18 Existing library provision within Hillingdon is generally satisfactory
and recent improvements have been achieved through both rationalisation
and expansion. The accepted standard of requiring a distance of less than
one mile from home to library within urban areas is generally met and the
mobile library service adds flexibility to current provision. New capital funding
is increasingly in the form of partnership with the private sector. A small part of
the museum collection is housed at Uxbridge Library with limited availability
for display and promotion. The rebuilding and refurbishment programme of all
libraries in the Borough was completed in 2014.

Child Care Facilities

7.19 The Council recognises the value and importance of suitable day care
facilities for pre-school children. Such provision may range from a child minder
looking after a few children, to nurseries and playgroups providing either full or
sessional day care for larger groups of children. To ensure that a minimum
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standard is maintained, registration with the Office for Standards in Education
(Ofsted) is required in most cases, in accordance with the provisions of the
Childcare Act 2006.

7.20 The provision of full or sessional (less than 4 hours per day) day care
facilities for services such as nurseries, crèches and playgroups which require
registration under the Childcare Act 2006 will normally require planning
permission. Where such facilities are run from a private home, the number of
children allowed will be carefully controlled and 10 children will normally be
regarded as a maximum. Where a childminder looks after pre-school and
school age children in her/his own home, planning permission is unlikely to be
required where the numbers of children cared for does not exceed the
maximum permitted under the Childcare Act 2006 for one childminder working
on her/his own.

7.21 The noise and traffic generating potential of such developments will
be two of the main considerations in assessing any application. Applicants will
need to take account of the Ofsted Registration requirements, particularly in
relation to floorspace, outdoor space and vehicular access requirements.

7.22 The needs of children and their carers are often not catered for in
publicly accessible facilities such as shopping or leisure centres. The limited
availability of crèches, baby changing facilities, feeding places and supervised
play areas can all place restrictions on carers' access to jobs, training and
other facilities. The Council will therefore encourage the provision of childcare
facilities for all development schemes which are likely to be visited by children
and their carers.

Health Services
7.23 New medical and health service uses are best located in town centres
and areas well served by public transport and supported by adequate parking
provision. Proposals for ‘out of centre’ medical and health services in former
residential dwellings will be supported provided they do not result in
unacceptable noise, traffic and other sources of disturbance to residential
areas.

Policy DMCI 2: New Community Infrastructure

A) Proposals for the refurbishment and re-use of existing premises

for community facilities will be supported.

B) Proposals for the provision of new community facilities will be

supported where they :
i) are located within the community or catchment that they are
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intended to serve;
ii) provide buildings that are inclusive, accessible, flexible and
which provide design and space standards that meet the needs
of intended occupants;
iii) are sited to maximise shared use of the facility, particularly for
recreational and community uses; and
iv) make provision for community access to the facilities provided.
C) New cultural facilities that are expected to attract significant
numbers of visitors should be located in Town Centres.

Open Space, Play Space, Sports and Leisure Facilities

7.24 The Local Plan Part 1 sets the context for open space provision in the
Borough, noting that the network of open spaces and woodlands are amongst
the Borough’s most valuable assets. The Borough is characterised by an
extensive network of open spaces from the large expanse of Green Belt land,
countryside and woodland in the north, the Colne Valley Regional Park
stretching north to south along the western edge of the Borough and the
network of smaller parks and open spaces in between. The strategic
importance of these green spaces is reflected in the All London Green Grid
and the River Colne and Crane Area Framework.

7.25 Policy EM4: Open Space and Informal Recreation of the Local Plan
Part 1 states that the Council will safeguard and extend the network of open
spaces and identify new opportunities for open space provision. Major new
development will be expected to make appropriate contributions to open
space provision, or to the improvement or enhancement of existing facilities.
This section provides further guidance and policies to assist in the
implementation of these key principles.

Public Open Space Provision

7.26 The Borough’s Open Space Strategy (OSS) was published in 2011 to
provide a qualitative and quantitative audit of publicly accessible open space
and an assessment of current and future needs in the Borough. The strategy
sets quantity standards to provide guidance as to how much open space is
needed to serve the Borough over the plan period. The OSS also includes
quality standards and accessibility standards, based on how far people should
be expected to travel to visit each type of provision. Accessibility standards
reflect those of the London Plan 2016, Table 7.2 Public open space
categorisation.

7.27 The provision of natural areas may be required to ensure local

communities have access to an appropriate mix of green spaces which
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provide for a range of recreational needs. In this regard Natural England's
Accessible Natural Greenspace Standard may be applied when considering
any new, augmentation to, or reconfiguration of open space.

7.28 The Council will seek to protect open space provision in the
Borough and promote the provision of new open spaces in the areas of
deficiency identified in the OSS.

Policy DMCI 3: Public Open Space Provision

A) Public open space will be protected and enhanced and development

will only be permitted where:
i) it is linked to the functional use of the open space; and
ii) it does not harm the character, appearance or function of the open
space.
Cumulative impacts of development will be taken into account in
considering development proposals.
B) Development proposals within the immediate vicinity of public open
space must not impact negatively on the amenity, ecological value and
functionality of the space. All impacts must be mitigated through the
design of the scheme.
C) The reconfiguration of public open space will be supported where:
i) the reconfiguration is part of a comprehensive, deliverable
scheme;
ii) there would be no net loss of open space;
iii) the reconfiguration would achieve enhancements to address
identified deficiencies in the capacity, quality and accessibility of
open space and it would secure a viable future for the open space;
and
iv) the reconfiguration would not be detrimental to any environmental
function performed by the existing open space.
D) Development of private open space is not permitted where there
would be a significant individual or cumulative loss of open
space/open aspect and/or where there would be a significant impact
on amenity, character and appearance, biodiversity, ecological
connectivity, cooling effect and/or flood alleviation effect.

Policy DMCI 4: Open Spaces in New Development

A) Proposals for major new residential development will be supported

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where they make provision for new open space, or enhancements to

existing open space, which meets the needs of the occupiers of the
development and contributes to the mitigation of identified
deficiencies in the quantity, quality and accessibility of open space.
Regard will be had to Hillingdon’s local recommended standards of
provision for all relevant typologies of open space.
B) The provision of major new pieces of open space should contribute
positively to Hillingdon’s existing networks of green spaces. In major
town centre developments, new civic space may be required as an
alternative to green open space.
C) Proposals for major new residential development that fail to make
provision for new or enhanced open space, or which would result in
open space that is inappropriate in type, quality or location, will be
resisted.

Children’s Play Areas

7.29 Hillingdon contains approximately 100 equipped playgrounds within
parks and other areas of open space. The Council’s Open Space Strategy
(OSS) proposes an accessibility standard to children’s playgrounds based on
a 400 metre travel distance. However, as a priority, it is recommended that
this standard should apply in areas with the highest overall numbers of
children and young people (defined as the top 20% of Lower Level Super
Output Areas with the highest population of people aged under 16 years).

7.30 Based on the accessibility standard the main areas of play space
deficiency are in Pinkwell, Botwell South Ruislip and West Ruislip Wards.
There are small areas of deficiency in Cavendish, Manor, Hillingdon East,
Yiewsley, Barnhill, Yeading, and West Drayton wards.

Policy DMCI 5: Children’s Play Areas

A) For all major development9 proposals, the Council will apply
Hillingdon’s child yields and the London Plan SPG; ‘Providing for
Children and Young Peoples Play and Informal Recreation’, which
specifies that 10sqm of play space should be provided for each child
and an accessibility standard of 400 metres to equipped playgrounds.
B) In areas of deficiency, there will be a requirement for new provision
to be made to meet the benchmark standards for accessibility to play

9
Major Development: Residential development of 10 dwellings or more; any building with a floor space of 1000
square metres or more; development on a site of 1 hectare or more.
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Local Plan Part 2 - Development Management Policies 102

provision.
C) The Council will resist the loss of existing play spaces unless:
i) a replacement play space of equivalent size and functionality is
provided to meet the needs of the local population. Where this is
not possible, development will only be permitted in exceptional
circumstances where there are over-riding planning merits to the
proposal; and
ii) it can be demonstrated robustly that they are no longer required
and that their loss would not lead to a shortfall in overall play
provision in the local area.

7.31 The OSS contains recommended standards relating to the quantity,

quality and accessibility of open space and play provision. These standards
are summarised in Table 7.1 below:

Table 7.1: Open Space Standards

Standard Threshold

Quantity A borough-wide quantity standard of 6.0 ha of

unrestricted open space per 1,000 population.
A borough-wide quantity standard of 2.0 ha of
unrestricted “Recreational” open space per 1,000
population.
Accessibility All residents within the borough should have access to:
A Small or Local (or higher level) open space within
400m of where they live;
and
A District (or higher level) open space within 1,200m of
where they live;
and where feasible:
A Metropolitan open space within 3.2 km of where they
live.
Quality All unrestricted open spaces to achieve a minimum
quality score of 3 out of 5 by 2026.
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Play space Where possible, children and young people should be

within 400m of an equipped playground. All areas with
the top 20% highest number of children and young
people aged under 16 years (Based on Lower Level
Super Output Areas) should have access to an
equipped playground within 400m.

Formal Recreation Facilities

7.32 The provision of formal outdoor recreational facilities for football,
hockey, tennis and rugby in the Borough is technically above national
standards, but many playing hours on grass pitches are lost each season
through inclement weather and availability of pitches for many sports is
reduced. Sports artificial surface pitches may have an advantage as they can
support more intensive use and there is an upward trend in participation in
sports such as indoor bowls, tennis and cricket. The Council's strategy is to
promote a network of local sports centres together with one large facility
serving the Borough.

Policy DMCI 6: Indoor Sports and Leisure Facilities

Indoor sports and leisure facilities will be protected and enhanced and
the Council will promote a network of accessible local sports halls and
centres throughout the Borough. Accordingly it will regard proposals
in developed areas of the Borough for indoor sports and leisure and
entertainment facilities as acceptable in principle provided:
i) they are of a scale and type intended to cater for local
demands and needs of people living within a 1.6 km radius of
the site; or
ii) they are intended to serve a wider public and are located in
town centres or other areas where they are accessible by
public transport for all potential users; and
iii) they are not detrimental to the amenity of the surrounding
area.

Developer Contributions to Community Infrastructure

7.33 While new development can make provision for new homes,
employment and leisure facilities and can improve the environment through
use of renewable energy and improved landscaping, it can also place
additional pressure on social and physical infrastructure and general amenity,
and may require measures to be taken to remedy or mitigate such impacts.
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7.34 The purpose of CIL is to provide infrastructure to support the

development of an area; however, the Government has specified that there
may still be site specific impact mitigation requirements without which a
development should not be granted planning permission. These requirements
should be dealt with by planning obligations.

7.35 The Council will require planning obligations where the CIL levy
does not sufficiently mitigate the infrastructure impacts of new development.
This may include situations in which site-specific requirements have been
identified that will not be funded by CIL, or where there is floorspace that
results in an intensification of use but is not CIL chargeable. In such
circumstances on-site obligations or financial contributions may be sought to
address site-specific impacts. CIL payments will also be collected towards the
cost of Crossrail on behalf of the Mayor. The Mayor’s CIL Charging Schedule
specifies a rate within Hillingdon of £35 per square metre of net increase in
floorspace. Further detail is contained in the Council’s Planning Obligations
SPD and its CIL Charging Schedule.

Policy DMCI 7: Planning Obligations and Community Infrastructure

Levy
A) To ensure development is sustainable, planning permission will
only be granted for development that clearly demonstrates there will
be sufficient infrastructure of all types to support it. Infrastructure
requirements will be predominantly addressed through the Council's
Community Infrastructure Levy (CIL).
B) Planning obligations will be sought on a scheme-by-scheme basis:
i) to secure the provision of affordable housing in relation to
residential development schemes;
ii) where a development has infrastructure needs that are not
addressed through CIL; and
iii) to ensure that development proposals provide or fund
improvements to mitigate site specific impacts made necessary
by the proposal.
C) Applications that fail to secure an appropriate Planning Obligation
to make the proposal acceptable will be refused.
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8. TRANSPORT & AVIATION

BACKGROUND

8.1 Part 1 of Hillingdon’s Local Plan promotes sustainable forms of

transport with an overall aim of improving air quality and reducing private car
dependency. It seeks to provide a sustainable transport system that
addresses whole of length journeys, reduces car dependency, supports the
economy, encourages active travel and improves the quality of life. The
framework also aims to reduce congestion and smooth traffic flow by directing
growth to locations that are near public transport interchanges, encouraging
walking and cycling, improving existing public transport and ensuring ease of
access for all.

8.2 Hillingdon both benefits from and is in turn affected by, Heathrow
Airport and the M4 corridor, its proximity to the M25 and access to the UK
motorway network. Other important transport infrastructure includes RAF
Northolt, the Marylebone-Chiltern line to Birmingham which bisects the north
of the Borough, the Metropolitan, Piccadilly and Central Underground lines
and Crossrail which is under construction. Additionally, key transport networks
in Hillingdon with opportunities for greater utilisation include the Grand Union
Canal, the strategic footpath network and cycling routes.

8.3 Hillingdon faces a number of challenges in relation to managing the

impacts from land based and aviation transport, both which significantly affect
large parts of the Borough. Its outer London location and limited north-south
strategic transport network have resulted in high car ownership - 53% of
Hillingdon residents travel to work by private vehicle (car or van) 10 compared
to an average of 38.1% for other outer London boroughs or an average of
12.7% of inner London boroughs. Uxbridge, its Metropolitan town centre, is
deficient in good public transport links to London and centres outside London.
Current levels of cycling and walking are low.

8.4 Noise affects a number of areas in the Borough, particularly near to

the motorway and major arterial roads, rail corridors and within the vicinity of
the airport. An Air Quality Management Area (AQMA) is declared over the
Borough south of the Marylebone-Chiltern rail line. Further transport
challenges include planning for the growth which is proposed in the London
Plan for that part of Hillingdon in the Heathrow Opportunity Area, which
identified 12,000 new jobs and 9,000 new homes.

10
ONS Map 2.3 Method of Travel Census 2011 ONS website June 2013
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Local Plan Part 2 - Development Management Policies 106

8.5 Overarching transport strategy objectives for the whole of London are
contained in the Mayor’s Transport Strategy which is delivered at the local
level through Hillingdon’s Local Implementation Plan. Hillingdon’s Air Quality
Action Plan also establishes a number of transport related measures designed
to reduce emissions from road transport.

Managing Transport Impacts

8.6 The Council will ensure that new development in Hillingdon is
adequately managed and integrated with its transport networks, including
public transport, pedestrian and cycle networks, to enable it to accommodate
growth in a sustainable manner, so that it does not contribute further to air
quality deterioration, increased noise and congestion.

8.7 Transport Assessments/Statements will be required so that transport

impacts of development proposals can be properly identified and addressed.
Traffic modelling may be required to demonstrate that the proposed
development does not have an impact on road safety and the flow of traffic.
Impacts on the local and wider environment should be assessed including
impacts on amenity, air quality and noise. Developers should also ensure that
they have taken full account of the needs of all users, including disabled
people.

8.8 Mitigation of transport impacts may include measures to support

pedestrian and cycle access, improve public transport, provide safe and
convenient drop off points, and improve highways safety and traffic flows.

8.9 Travel Plans should follow the guidelines and good practice issued by
Transport for London. The plans should demonstrate how measures will be
implemented, such as new local bus stops and cycle ways with cycle storage,
and soft measures such as discounts on season tickets or by providing advice
on individual journey planning. These measures should be integrated into the
marketing and occupation of the development, with remedial measures
implemented if outcomes are not achieved.
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Policy DMT 1: Managing Transport Impacts

A) Development proposals will be required to meet the transport
needs of the development and address its transport impacts in a
sustainable manner. In order for developments to be acceptable they
are required to:

i) be accessible by public transport, walking and cycling either

from the catchment area that it is likely to draw its employees,
customers or visitors from and/or the services and facilities
necessary to support the development;
ii) maximise safe, convenient and inclusive accessibility to, and
from within developments for pedestrians, cyclists and public
transport users;
iii) provide equal access for all people, including inclusive access
for disabled people;
iv) adequately address delivery, servicing and drop-off
requirements; and
v) have no significant adverse transport or associated air quality
and noise impacts on the local and wider environment,
particularly on the strategic road network.

B) Development proposals will be required to undertake a

satisfactory Transport Assessment and Travel Plan if they meet or
exceed the appropriate thresholds. All major developments11 that fall
below these thresholds will be required to produce a satisfactory
Transport Statement and Local Level Travel Plan. All these plans
should demonstrate how any potential impacts will be mitigated and
how such measures will be implemented.

Highways Impacts
8.10 Managing traffic that arises from new development is a priority for
the Borough. The Local Infrastructure Plan identifies that the strategic road
network is at capacity, causing high levels of congestion and environmental
impacts in the surrounding residential areas as well as delays which have a
negative impact on the Borough’s economy. Map 9.1 in the Local Plan Part 1
identifies congestion hotspots within the Borough. In addition, the Borough’s

11
Major Development: Residential development of 10 dwellings or more, any building with a floor space of 1000
square metres or more; development on a site of 1 hectare or more.
 London Borough of Hillingdon

Local Plan Part 2 - Development Management Policies 108

strategic transport networks are generally east-west in nature, and north-south
movements by all modes are very constrained.12

8.11 Development proposals will be expected to include measures that

do not contribute further to congestion and where possible, reduce car use.
The Local Plan Part 1 states that options for addressing road congestion do
not include new road construction, and the extent of new growth will depend
upon the implementation of other measures, such as highway improvements
and more efficient public services.13

8.12 Highways works may be required as part of development proposals

to mitigate traffic impacts, provide public and active transport facilities or
improve safety. Measures to mitigate traffic impacts may include the use of
Planning Obligations (s106) to deliver travel plans and highways agreements
under Section 38 or 278 of the Highways Act 1980. The use of these
measures would be expected to reduce peak hour traffic congestion on local
roads and the strategic road network, including road junction capacity, whilst
at the same time reducing levels of carbon and local air quality emissions
through greater use by public transport and active transport. Certain public
transport measures (usually for buses) may be included in highways layout
design where integral to the acceptability of the proposal.

8.13 The Council will not support development which will unacceptably
contribute to traffic movements, deleteriously impact on the highway network
or road user safety (including to pedestrians) or, affect residential amenity
including by noise, congestion or inadequate parking provision. Proposals
which are likely to generate through traffic should avoid the use of local
distributor and access roads. Development proposals must provide safe and
adequate vehicular access, servicing and parking areas.

8.14 Development proposals for new or altered vehicular access on the

Borough's higher order roads will be required to demonstrate no suitable
alternative access point and no deleterious impact on highway or pedestrian
safety and movement. Proposals that affect highways administered by
Transport for London Route Network or the Highways Agency will be required
to seek the approval of the relevant authority. For car parks, vehicles must be
able to enter and exit the site in forward gear. For dwelling houses which
have access onto a classified highway, vehicles must be able to enter and exit
in a forward gear. The layout and visibility for the vehicular access and
associated crossover must be in accordance with the Council's standards.

12
Local Implementation Plan April 2011, London Borough of Hillingdon p 9 para 3.20
13
Local Plan Part 1 2012 p 140
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Local Plan Part 2 - Development Management Policies 109

8.15 Internal roads must be constructed in accordance with Council
standards for that development, and be suitable and safe for the vehicles that
will use it, including any service vehicles. For larger developments that
generate higher amounts of traffic (for example large residential sites), safe
and direct pedestrian and cycle access, separate to vehicles, should be
provided internally within the site linking to the highway.

Policy DMT 2: Highways Impacts

Development proposals must ensure that:

i) safe and efficient vehicular access to the highway network is

provided to the Council’s standards;
ii) they do not contribute to the deterioration of air quality, noise or
local amenity or safety of all road users and residents;
iii) safe, secure and convenient access and facilities for cyclists
and pedestrian are satisfactorily accommodated in the design of
highway and traffic management schemes;
iv) impacts on local amenity and congestion are minimised by
routing through traffic by the most direct means to the strategic
road network, avoiding local distributor and access roads; and
v) there are suitable mitigation measures to address any traffic
impacts in terms of capacity and functions of existing and
committed roads, including along roads or through junctions
which are at capacity.

Road Safeguarding
8.16 Planning permission has been granted for the Pump Lane Link Road
to serve the Southall Gas Works development site. The route of this link will
continue to be safeguarded in the Plan until it is constructed in accordance
with approved plans.

Policy DMT 3: Road Safeguarding

Permission will not be granted for development that would prejudice the
implementation of the Hayes By-Pass link to the former gas works site,
Southall.
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Public Transport
8.17 Hillingdon is serviced by a network of rail, underground and bus
services including the long-distance coach interchange at Heathrow. Rail
services are available from Heathrow, Hayes, West Drayton, West Ruislip and
South Ruislip. There are 13 underground stations and bus services which
principally serve the towns and district centres within the Borough.

8.18 Part 1 of the Local Plan identifies a number of specific issues in

regard to public transport namely:
 The need for improvements in north-south public transport links
 Slow and deficient public transport access between Uxbridge and
central London and other key centres
 The delivery of planned public transport improvements at Uxbridge,
Heathrow, Hayes, West Drayton and West Ruislip
 The high dependency on private vehicles and the low proportion of trips
made by walking, cycling and public transport.

8.19 Improvements to public transport, in particular north-south links, public

transport interchanges and integration with walking and cycling, are
considered necessary to support planned growth during the life of the Plan
and reduce private car use. Development proposals that are considered to
have a significant impact on public transport or require additional facilities may
be required to upgrade public transport facilities, include public transport
measures in highway proposals, or provide a contribution towards improved
service or facilities as part of development proposals.

8.20 Improvement works to stations and other public transport

interchanges should be well designed and integrated into the surrounding
area, with due consideration to the public realm and any impacts on traffic and
pedestrian movements.

8.21 Development proposals will be required to ensure that they are well
integrated with public transport facilities and adjoining land uses and that they
provide safe and convenient pedestrian and cyclist movement for all users.
Impacts such as noise, vibration, and security issues should be designed out
of the proposals at the earliest stage.
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Local Plan Part 2 - Development Management Policies 111

Policy DMT 4: Public Transport

A) The Council will support and promote the enhancement of

public transport facilities, including at key interchanges that address
the needs of the Borough. The Council may require developers to
mitigate transport impacts from development proposals by improving
local public transport facilities and services, which may include:

i) improvements to address inclusive access;

ii) ensuring that bus stops are conveniently located for
passengers;
iii) implementation of bus priority and bus stop accessibility
measures;
iv) providing for bus route requirements and associated road
layouts;
v) improvements to the network of services; and
vi) improvements to infrastructure to support cycling.

B) Public transport measures may be required to be included in

the highways layout design where they are identified in a transport
assessment, travel plan or integral to the acceptability of the proposal.

Pedestrians and Cyclists

8.22 Walking and cycling are sustainable methods of travel, which free up
space on public transport and roads and thereby help to address issues
relating to capacity and congestion. They also help to improve air quality,
local amenity and reduce noise nuisance. In accordance with the London
Plan, development proposals should take account of TfL's Legible London
programme, where possible.

8.23 The London Plan 2016 Policy 6.9: Cycling aims to increase cycling in
London so that it accounts for at least 5% of modal share by 2026. Policy
6.10 identifies actions to bring about an increase in walking and the following
are relevant to Hillingdon:
 identification, promotion and completion of the London Outer Orbital
Path (LOOP) strategic walking routes which run north-south in the
Borough;
 the need to identify and implement accessible safe and convenient
routes to town centres, transport nodes and other key destinations; and
 the encouragement of a high quality pedestrian and street environment.
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Local Plan Part 2 - Development Management Policies 112

8.24 The Council will seek to improve the pedestrian and cycle network in
the Borough (as identified on Local Plan Part 2 Map 9.1 - Transport
Infrastructure), including links to Hillingdon’s canal and rivers network where
appropriate.

8.25 All development proposals are required to provide good connectivity

for pedestrians and cyclists and good permeability within the site where
relevant. Connections are required to be of high quality, with safety and ease
of access in mind. Development proposals must ensure that any existing
pedestrian or cycle access is retained without deterioration to convenience or
usability. Public routes must comply with the principles of Secured by Design
through consultation with Hillingdon’s Designing Out Crime Officer. They
must comply with the principles of inclusive access and meet the
requirements of the Accessible Hillingdon SPD.

8.26 Development proposals will be required to meet the Council’s cycle

parking standards as set out in Appendix C Table 1. Employment uses
should include facilities for safe and secure cycle storage and changing
facilities.

Policy DMT 5: Pedestrians and Cyclists

A) Development proposals will be required to ensure that safe, direct

and inclusive access for pedestrians and cyclists is provided on the
site connecting it to the wider network, including:
i) the retention and, where appropriate, enhancement of any
existing pedestrian and cycle routes;
ii) the provision of a high quality and safe public realm or interface
with the public realm, which facilitates convenient and direct
access to the site for pedestrian and cyclists;
iii) the provision of well signposted, attractive pedestrian and cycle
routes separated from vehicular traffic where possible; and
iv) the provision of cycle parking and changing facilities in
accordance with Appendix C, Table 1 or, in agreement with
Council.

B) Development proposals located next to or along the Blue Ribbon

Network will be required to enhance and facilitate inclusive, safe and
secure pedestrian and cycle access to the network. Development
proposals, by virtue of their design, will be required to complement
and enhance local amenity and include passive surveillance to the
network.
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Vehicle Parking

8.27 The Mayor’s Transport Strategy acknowledges the role of the car in
outer London particularly for medium to longer distance trips but it also
recognises that different areas of London require different policy interventions.
In outer London, proposals need to acknowledge the role of the car,
especially low emission cars.14

8.28 The Mayor of London's Town Centres SPG15 states that in planning
for parking standards local authorities should take into account the following
considerations:
 making the most effective use of scarce business/housing land;
 encouraging use of public transport; and
 parking standards should not disadvantage outer London in
competition with the wider South East.

8.29 London Plan 2016 Policy 6.13: Parking identifies the need for an
appropriate balance between promoting new development and preventing
excessive car parking provision that can undermine cycling, walking and
public transport use. It sets out parking standards that should be used but
offers some flexibility for town centres and for outer London boroughs.

8.30 Hillingdon’s parking standards are based on those contained in the

London Plan with some variance to address local circumstances in terms of
employment sites and residential uses. The standards contained within
Appendix 1 Table C are expressed as maximum levels and do not imply any
minimum level. Uxbridge is a key centre for the office market in West London
and more generous levels of parking are necessary in order to compete with
neighbouring local authorities outside London.16

8.31 In order to ensure a high standard of public amenity and to meet

objectives of inclusion and accessibility, the Council will ensure that car
parking areas have bays of appropriate dimensions and with sufficient
manoeuvring space; are well lit, safe and secure; and landscaped to a high
standard, with provision for electric vehicle parking.

8.32 Car parking must accommodate spaces for wheelchair users and for
those with restricted mobility and be designed in accordance with the relevant
standards as outlined in the Accessible Hillingdon SPD and BS 8300. In

14
Mayor's Transport Strategy May 2010 p109
15
Town Centres SPG London Plan GLA , July 2014,
16
Part1Hillingdon Draft Local Plan p30
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Local Plan Part 2 - Development Management Policies 114

addition to “blue badge” parking, the Council also operates a “brown badge”
scheme for older residents with restricted mobility. In accordance with the
Accessible Hillingdon SPD, 10% of car parking spaces must be for blue badge
holders and 5% for brown badge holders, with at least one accessible on or
off street parking bay designated for blue badge holders, even if no general
parking is provided.

Policy DMT 6: Vehicle Parking

A) Development proposals must comply with the parking standards

outlined in Appendix C Table 1 in order to facilitate sustainable
development and address issues relating to congestion and amenity.
The Council may agree to vary these requirements when:
i) the variance would not lead to a deleterious impact on street parking
provision, congestion or local amenity; and/or
ii) a transport appraisal and travel plan has been approved and parking
provision is in accordance with its recommendations.
B) All car parks provided for new development will be required to
contain conveniently located reserved spaces for wheelchair users and
those with restricted mobility in accordance with the Council’s
Accessible Hillingdon SPD.

Freight
8.33 The movement of freight by road is recognised as a contributor to air
quality and noise issues in the Borough. While this may be in part attributed to
the proximity of the motorway network and through traffic, freight movement in
the Borough originates from industry and commercial operations which may
include mineral workings and waste management. Heathrow Airport is
recognised as a significant generator of freight traffic especially from areas to
the west of the Borough.17

8.34 The Council will encourage new development proposals to locate in

appropriate locations with safe and convenient access to the strategic road
network and avoid lower classification of roads to minimise impacts on local
amenity and air quality. Proposals should include, where relevant, delivery
and servicing plans (DSP) and construction and logistic plans (CLP) as part of
the transport appraisal and travel plan requirement. These plans should aim
for the efficient and consolidated movement of goods with minimum disruption
to local amenity.

17
Local Implementation Plan April 2011, London Borough of Hillingdon p28
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Policy DMT 7: Freight

A) Development proposals that generate a high number and/or

intensity of transport and movements such as those relating to
logistics and distribution or freight will be required to demonstrate
that:
i) they are conveniently located to enable direct routing to the
strategic road network; and
ii) there is no deleterious impact on residential areas, local air
quality levels, local amenity or the highway network.
B) The Council will in principle support the use of the Blue Ribbon
Network for rail and freight transport subject to compliance with other
policies of this Local Plan.

AVIATION

8.35 Heathrow, the UK’s main international airport has two runways, five
terminals and approximately 90 scheduled airlines flying to 176 destinations
around the world.18 RAF Northolt is an active military airport which also
accommodates a proportion of commercial flights with planes of around 30
passenger capacity 19

8.36 Although differing in size and scale of operations, both airports have
similar issues which impact on development management, namely:
 Impacts on residents and those working in the Borough from aircraft
noise - this has resulted in restrictions on certain aircraft movement at
both airports;
 Safety requirements in terms of building and structure heights and
controls over certain buildings and structures such as turbines which
affect navigation;
 From airport operations and land transport congestion affecting noise
and air quality; and
 Poor air quality.

18
Heathrow Air Quality , Together Towards Sustainability, Heathrow Air Quality Strategy, 2011 – 2020,
BAA p11
19
News article 29 /04/13 Royal Air Force RAF Northolt website 28/06/13
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Local Plan Part 2 - Development Management Policies 116

8.37 While both of these airports have certain permitted development
rights, the Council is consulted on these referrals and it will expect proposals
to comply with its policies even if it is not the decision-making authority.

Safe Operation of Airports

8.38 Government Circular 1/2003 sets out advice to local planning
authorities on safeguarding aerodromes. Safeguarding for airports in
Hillingdon has been identified and shown on the Policies Map. Within this
area, the Council will consult the airport operator on development where the
height of any building, structure, erection or works would affect the operation
of the airport or the safe movement of aircraft (i.e. potentially penetrate the
protected surface).

8.39 A new building, structure or extension (because of its size, shape,

location or construction materials) can also affect navigational and radio aids
and telecommunications systems equipment. Lighting elements of a
development also have the potential to distract or confuse pilots, particularly in
the immediate vicinity of the aerodrome and the aircraft approach paths and
must also be considered as part of development proposals.

8.40 Wind-powered generator turbines can present a physical obstacle to

air navigation, affect radar and other electronic aids to air navigation from
radio frequency interference. Safeguarding requirements in the Borough
include areas within which the Airport Operator must be consulted for
proposed wind turbine development. Additionally the Civil Aviation Authority,
NATS En Route Ltd and the Ministry of Defence may be required to be
consulted and a navigational impact assessment study may be required.

8.41 Public safety zones are identified for land extending outwards from the
end of airport runways at Heathrow. Circular 1/2010 sets out a general
presumption against new or replacement development, or changes of use of
existing buildings within these zones. Transport infrastructure is therefore
considered for Public Safety Zone policy purposes as if it is residential,
commercial or industrial development. However, certain forms of development
which involve a very low density of people coming and going may be
acceptable within it. The Council will therefore consult the airport operator on
proposals in the Public Safety Zone.

8.42 Although there are no Public Safety Zones defined at RAF Northolt, it
is the practice of the Council to consult the Ministry of Defence in respect of
development which might interfere with the safe and efficient operation of the
airport.

8.43 In addition to the requirements related to public safety zones and to

the height and type of buildings and structures, the Council is also required to
consult the airport operator before granting permission which might endanger
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the safety of aircraft by attracting large numbers of birds. Such developments
include refuse tips, reservoirs, sewage disposal works, nature reserves or a
bird sanctuary, as well as landscaping proposals linked to other
developments.

8.44 Legal agreements will be used to deal with aspects of a development

(such as implementation of a Bird Hazard Management Plan), which cannot
be satisfactorily covered by planning conditions.

Policy DMAV 1: Safe Operation of Airports

A) The Council will support the continued safe operation of Heathrow

Airport and RAF Northolt and will consult with the airport operator on
proposals in the safeguarded areas. Proposals that may be a hazard to
aircraft safety will not be permitted.

B) In consultation with the Airport Operator, the Council will ensure

that:
i) areas included in Airport Public Safety zones are protected from
development which may lead to an increase in people residing,
working or congregating in these zones; and
ii) sensitive uses such as housing, education and hospitals are not
located in areas significantly affected by aircraft noise without
acceptable mitigation measures.

HEATHROW AIRPORT

8.45 Heathrow is the world’s busiest international airport. In 2010 it

handled some 66 million passengers on approximately 460,000 flights. 20 In
2011, Heathrow handled nearly a quarter of all air transport movements at UK
airports, approximately a third of all terminal passengers and two-thirds of all
air freight, which is mainly transported in passenger aircraft.21 However,
Heathrow’s urban location and the size of its operations have led to a number
of local amenity and environmental issues. Both land and air transport activity
at and around Heathrow Airport are a significant contributor to traffic
congestion, noise and emissions. There is pressure for airport operations to
expand, having the potential to impact on the Borough. The airport is a major
source of all three air pollutants (NOx, PM10 and PM2.5), making up between

20
Heathrow Air Quality , Together Towards Sustainability, Heathrow Air Quality Strategy, 2011 – 2020,
BAA p11
21
Aviation Policy Framework, March 2013 Page 26 para1.43
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36% and 54% of total emissions from within Hillingdon. 22 Aircraft noise from
Heathrow severely affects some areas of the Borough.

8.46 Measures are in place to tackle noise, pollution emissions and

congestion. Development directly related to the airport should be controlled to
locate within the boundary and not outside it. Unrelated development which
occurs within the airport boundary has the ability to result in pressure for
development on Green Belt and other off-airport sites to cater for directly
related needs as well as contributing to congestion. The Council seeks to
protect “airport related uses” by restricting development for non-essential
activities and ensuring that ancillary facilities (such as shops), are limited to
those needed for airport users only and do not become major attractors to the
non-travelling public in their own right. Development not directly related to the
operation of the Airport will not be supported within its boundary.

8.47 Additionally, the 2004 planning permission for Terminal 523 included a
number of conditions managing Heathrow’s operation. Aircraft movements are
capped at 480,000 per year, noise capped at an area of 145km 2 for noise
contour level 57dB(A) Leq 16 hr (0700-2300) and a cap of 42,000 car parking
spaces with no more than 17,500 available to employees. At a borough level,
the Council implements its Air Quality Action Plan and is carrying out cycling
improvements in the Uxbridge-Heathrow area as part of its Biking Borough
programme.24 Additionally, BAA has published its Heathrow Air Quality
Strategy 2011-2020.

8.48 The Council’s policies aim to ensure that development related to the
current operation of the airport is managed to reduce environmental impacts.
This also includes proposals related to the airport but operating outside the
boundary (such as car parking) that contribute to air quality issues and traffic
congestion. The Council will work with the Government, the Mayor’s Office,
Transport for London, the Heathrow Area Transport Forum including
Heathrow Airport Limited and other stakeholders to reduce the environmental
impacts of Heathrow Airport.

8.49 Proposals should, where required, address traffic, water cycle, air
quality and noise impacts and identify mitigation measures to be implemented
by the developer. An environmental impact assessment may be required and
a transport assessment or statement and travel plan should be submitted if
appropriate. Mitigation measures may include the use of planning obligations
(s106) to address issues that cannot be resolved by conditions.

22
Air Quality Action Plan Progress report 2012,London Borough of Hillingdon, p11
23
Planning application: Ref 47853/APP/2002/1882
24
Local Implementation Plan London Borough of Hillingdon, April 2011, p22
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8.50 The Airports National Policy Statement was designated by the
Secretary of State for Transport on 26 June 2018. This sets out the policy
framework for expansion at Heathrow Airport and primary basis for decision
making on any development consent application for a new north-west runway.

Policy DMAV 2: Heathrow Airport

A) Development proposals within the Heathrow Airport boundary will

only be supported where:

i) they relate directly to airport related use or development*;

ii) there is no detrimental impact to the safe and efficient operation
of local and strategic transport networks;

iii) they comply with Policy DMEI 14: Air Quality;

iv) there are no other significant adverse environmental impacts;

where relevant, an environmental impact and/or transport
assessment will be required with appropriate identification of
mitigation measures; and

v) they comply with all other relevant policies of the Local Plan.

RAF Northolt
8.51 RAF Northolt is an active military airfield with a number of
commercial flights using smaller aircraft. Current air operations at RAF
Northolt result in a significant and intermittent level of noise disturbance.
Traffic movement is halted on West End Road during the operation of the
runway by the use of signals.

8.52 The RAF has recently announced that its 7,000 commercial
movements per year is to be increased to 12,000 gradually over the next
three years with military movements expected to remain at around 5,500 per
year. Commercial movements are currently restricted to quieter aircraft and
the airfield is closed to commercial traffic overnight, Saturday evenings and
Sunday mornings25.

25
29 /04/13 Royal Air Force RAF Northolt website 28/06/13
* Airport related uses or development” is to be taken as any use or development that falls within the following: offices,
air cargo transit sheds, hire facilities, flight catering, freight forwarding and airport industry and warehousing and, is
development in connection with the provision of services and activities relating to the movement or maintenance of
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8.53 Any significant increases in aircraft movements can result in more
noise nuisance and impact on air quality. Such increases, particularly during
peak hour traffic, also have the potential to cause traffic congestion on the
network and any increase in flight numbers must address this issue. The
Council will work with the RAF to mitigate impacts on residential amenity,
traffic and noise.

Policy DMAV 3: RAF Northolt

Development proposals within the RAF Northolt boundary will only be

supported where:

i) they relate directly to the military base and/or aerodrome related

use or development*;

ii) there is no decrease in residential amenity through noise from

aircraft and hours of operations;

iii) there is no increase in traffic congestion during highway network

peak hours on West End Road through the operation of RAF
Northolt’s traffic signals;

iv) any transport impacts from the development are managed

through the implementation of appropriate mitigation measures
identified in a transport assessment or statement and/or travel
plan; and

v) there is consistency with other policies of the Local Plan.

aircraft or with embarking, disembarking, loading, discharge or transport of passengers, livestock or goods. It also
includes the provision of services and facilities for any staff employed to provide these functions.
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APPENDIX A: HOUSEHOLDER DEVELOPMENT POLICIES

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Householder Development

A1.1 This section of the Local Plan provides policies and guidance that will
be used to assess proposals for the most common forms of householder
development that require planning permission, including residential
extensions, outbuildings and basement development. An alteration to a
residential house or garden may have an impact, not only on its own setting,
but also on the wider townscape and neighbourhood. It is therefore essential
that these types of proposals achieve the highest design quality.

A1.2 Under the General Permitted Development Order 1995 (as amended
2008) certain extensions and alterations to residential properties do not
require planning permission. The Department for Communities and Local
Government has published ‘Permitted Development for householders
Technical Guidance’ (August 2010), available on the Government’s Planning
Portal website, which provides more detail on the types of domestic
alterations that are 'Permitted Development'.

A1.3 The Council will assess proposals for residential extensions against
the requirements of Policy DMHD 1: Alterations and Extensions to Residential
Dwellings, below. Whilst this chapter covers the main forms of householder
development, it is important that other policies in the Local Plan are taken in to
account:
 Listed Buildings and Conservation Areas: permitted development rights
are limited for properties that are Listed Buildings and/or located in
Conservations Areas. Extensions to residential properties that are
affected by these designations will need to take account of Polices
DMHB 2: Listed Buildings, DMHB 3: Locally Listed Buildings, DMHB 4:
Conservation Areas and DMHB 5: Areas of Special Local Character;
 Flood Risk: in areas of Hillingdon at risk of flooding (Flood Zones 2, 3a
and 3b), proposals for extensions and alterations should demonstrate
that flood risk has been adequately addressed and not increased.
Polices DMEI 10: Water Management, Efficiency and Quality, and
DMEI 11: Protection of Ground Water Sources, will need to be taken
into account; and
 Tree Preservation Order: the Council has powers to protect trees by
making them the subject of a Tree Preservation Order (TPO). It is an
offence to cut down, top, lop, uproot, damage or destroy such trees
without the Council’s permission. The Council also needs to be notified
of work to trees, including removal, within Conservation Areas,
regardless of whether they are protected by a TPO.
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Local Plan Part 2 - Development Management Policies 123

A1.4 Whilst the Council can provide guidance on the permitted
development procedures it is the responsibility of the householder to check
whether any proposed works require planning permission and/or Building
Regulations Consent. Where planning permission is not required, the
guidance in this section should be used as good practice.

Alterations and Extensions to Residential Dwellings

A1.5 Many houses in Hillingdon have a distinctive 1930s character and
have been developed to a standard design providing consistency in terms of
density and appearance. The Hillingdon Townscape Character Study 2013
sets out the building types which gives the Borough its particular sense of
place and can be found here: http://www.hillingdon.gov.uk/12566.
A1.6 Good design of residential alterations and extensions will enhance the
appearance of a house, and thus its value, as well as improving the
appearance of the local area. It can also help improve people's enjoyment of
their house and reduce energy bills. Well designed alterations and extensions,
using quality materials, should be of a scale and form in keeping with the
house, and sympathetic to existing character, proportions, and floor plan. All
proposed extensions should appear subordinate to the existing house, with
appropriately selected windows, materials and detailing.

Rear Extensions

Extensions such as conservatories on the back of an existing extension will generally be refused
planning permission
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Local Plan Part 2 - Development Management Policies 124

A1.7 Rear Extensions should not protrude too far out from the rear wall of
the original house or cut in half two-storey bay windows or other features. The
addition of conservatories or other extensions to buildings that have already
been extended will not be permitted. Full width extensions are not normally
acceptable in Conservation Areas.

A1.8 The Council has set out policies regarding depth of extensions
which depend on the type of house (see Policy DMHD 1: Alterations and
Extensions to Residential Dwellings). Dimensions are external and include
any overhanging roof, guttering or canopies added to the rear wall of the
extension. Proposals to extend existing extensions will not be supported. In
Conservation Areas and Areas of Special Local Character, extensions will be
expected to have regard to the plan and architectural style of the original
building.

A1.9 Notwithstanding the extension of permitted development rights for

single family dwelling houses in 2013 (extended in 2015), the Council has
introduced an Article 4 Direction under the Town and Country Planning
(General Permitted Development) (England) (2015) Order to control the size
and impact of large rear extensions. The details of the Article 4 Direction are
reflected in Policy DMHD 1: Alterations and Extensions to Residential
Dwellings.

Side Extensions

Single storey side extension

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Local Plan Part 2 - Development Management Policies 125

A1.10 A single storey side extension is a common means of extending a
house to provide extra living or garage space. The size and width of a side
extension should not dominate the original property and should appear
subordinate to the main house. It should also reflect the architectural style of
the main building. Single storey side extensions must be accommodated
within the plot and not over-sail the neighbour's property. In Conservation
Areas and Areas of Special Local Character, side extensions will be expected
to be set back by one metre from the front wall of the main house.

A1.11 Two-storey side extensions on detached and semi-detached houses

should be set back from the main front wall of the dwelling by at least one
metre to provide definition between the original house and the extension.
Similarly, roofs of side extensions should be set back from the front roof plane
so that their ridges are lower than the main ridge to ensure that the addition
reads as a subordinate element.

A1.12 All side extensions should be limited in width to less than half the
width of the original property to avoid over-dominance of the original house.

Two storey side extensions

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Local Plan Part 2 - Development Management Policies 126

Front Extensions
A1.13 The Council will not normally accept front extensions and
canopies including extensions linked to garages and porches as these not
only affect the character and building itself but also the street scene.

Building Lines and Building Heights

A1.14 New development should respect the building line of the main
front walls of the properties to either side, and to the rear in the case of a
corner property. Where houses in the street are stepped up in height, new
buildings should respect the heights of neighbouring buildings and the overall
street pattern.

Porches
A1.15 A porch should be designed to respect the character of the
existing building and retain existing original features such as bay windows.
The introduction of pastiche historic features such as classical columns and
pediments will not be accepted unless they are a feature of the original house.
Two storey porches will not be acceptable.

New Front Bay Windows

A1.16 The building of new front bay windows will require planning
permission. They will only be allowed where they make a positive contribution
to the appearance of the local area and are an established and original
characteristic of neighbouring properties.

Annexes
A1.17 Annexes designed specifically for the use of disabled or
dependent elderly family members should be located at ground floor level and
be fully accessible. An Access Statement should be submitted with the
planning application. An annexe should not have a separate private entrance
and must be connected internally to the existing property. Annexes which are
capable of being used as (or easily adapted to) a fully self-contained unit will
not be permitted.

Garages
A1.18 If the garage is located to the rear of the garden it should be
accessed from a rear service road only. The garage must be placed so that
the doors do not open across the roadway. To achieve this, and to allow
enough visibility to drivers, the garage must be set back at least 2.4m from the
back edge of the roadway and use a roller shutter or 'up and over' garage
door. The internal dimensions should allow at least 4.8m x 3m for a single
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Local Plan Part 2 - Development Management Policies 127

garage and at least 4.8m x 5.7m for a double garage. Special criteria will
apply for garages in Conservation Areas.

A1.19 If the garage is attached to the existing house, the policy on side
extensions will prevail.

Roof Extensions and Dormer Windows

A1.20 The design of roof extensions should not create a dominant ‘top
heavy’ appearance out of proportion with the rest of the building. It should be
lower than the height of the main ridge and sit well above the eaves and away
from the roof's hips and valleys. As a guide, new roof extensions should not
cover more than a third of the main roof.

A1.21 A dormer window should be no larger in size than those on the first
floor and comprise an individual window and roof. This is preferable to a roof
extension and will be required in Conservation Areas and Areas of Special
Local Character. Only rear roof extensions and rear dormer windows will be
considered acceptable.

Roof extensions and rear dormer windows

Windows and Doors

A1.22 In new extensions, windows and doors should reflect the existing
house in terms of their style, proportions and positioning. If windows are
located on a side wall, they should be at a high level, non-opening below 1.8m
above internal finished floor level and fitted with obscured glass.
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Local Plan Part 2 - Development Management Policies 128

Overlooking
A1.23 No direct overlooking will be permitted. Adequate distance should
be maintained to any area from which overlooking may occur. Regard should
be given to the character of the area and the distances between buildings but
as a guide, the distance should not be less than 21m between facing
habitable rooms and windows and 24m from window to patio to window.
However, in these situations where the distance between existing houses
already breaches this distance, any new development should not result in any
additional overlooking.

The 45-degree Rule

A1.24 The 45-degree rule can be used to establish the maximum
permissible height, depth and width of an extension. It provides a general
guide to what is normally considered acceptable. However, it is only a general
rule of thumb and the Council may, on occasion, consider an extension to be
unacceptable, even if it appears acceptable on paper.

A1.25 The 45-degree rule can be used to check if your extension may
result in a loss of light to adjoining windows. When assessing a planning
application for two-storey extensions, two methods for applying the 45-degree
rule will be used:
 Method 1: Considers the depth and width of the extension
 Method 2: Considers the height of the extension

A1.26 Applicants are advised to locate any extension as far from the 45-
degree splay as practically possible to reduce the impacts to neighbours, and
thereby increasing the chance of creating an acceptable extension.

The 45 degree rule

√ Acceptable X Unacceptable
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Front Gardens and Parking
A1.27 ...... Panning permission will not be required if a new or replacement
driveway of any size uses permeable (or porous) surfacing which allows water
to drain through, such as gravel, permeable concrete block paving or porous
asphalt, or if the rainwater is directed to a lawn or border to drain naturally.

A1.28 If the surface to be covered is more than five square metres,

planning permission will be refused for laying traditional, impermeable
driveways that do not provide for the water to run to a permeable area.

Solar Panels
A1.29 Planning permission may be required for the installation of solar
panels. While the Council acknowledges the environmental benefits of solar
panels, their size and placement should be carefully located to ensure there is
no adverse visual impact on the building or surrounding area. Solar panels
should not be placed in a position where they can be seen over a great
distance or from a public place. Planning permission will be required for solar
panels on properties situated within or affecting a Conservation Area, Area or
Special Local Character and on Listed Buildings; a proposal considered to
impact detrimentally on a heritage asset or its setting will not be supported.
Solar panels should be removed when no longer in use.

Satellite Dishes
A1.30 Satellite dishes and antennas can spoil the appearance of a
neighbourhood, so it is important to install them in a sensitive location that
minimises impact on the external appearance of the building. Within
Conservation Areas, planning permission will be required for dishes or
antennas on a chimney, wall or roof slope that faces or is visible from a road.
Installing an antenna or dish on a Listed Building will require Listed Building
Consent. Satellite dishes or antennas should always be removed when no
longer in use.

Cladding and External Insulation

A1.31 Planning permission will be needed for the cladding or application of
external insulation to any building within a Conservation Area. Outside these
areas, the cladding of unlisted dwelling houses can normally be carried out
without requiring consent.
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Local Plan Part 2 - Development Management Policies 130

Policy DMHD 1: Alterations and Extensions to Residential Dwellings

A) Planning applications relating to alterations and extensions of

dwellings will be required to ensure that:
i) there is no adverse cumulative impact of the proposal on the
character, appearance or quality of the existing street or wider
area;
ii) a satisfactory relationship with adjacent dwellings is achieved;
iii) new extensions appear subordinate to the main dwelling in their
floor area, width, depth and height;
iv) new extensions respect the design of the original house and be of
matching materials;
v) there is no unacceptable loss of outlook to neighbouring
occupiers;
vi) adequate garden space is retained;
vii) adequate off-street parking is retained, as set out in Table 1:
Parking Standards in Appendix C;
viii) trees, hedges and other landscaping features are retained; and

ix) all extensions in Conservation Areas and Areas of Special Local

Character, and to Listed and Locally Listed Buildings, are
designed in keeping with the original house, in terms of layout,
scale, proportions, roof form, window pattern, detailed design
and materials.

B) Rear Extensions
i) single storey rear extensions on terraced or semi-detached houses
with a plot width of 5 metres or less should not exceed 3.3 metres
in depth or 3.6 metres where the plot width is 5 metres or more;
ii) single storey rear extensions to detached houses with a plot width
of 5 metres or more should not exceed 4.0 metres in depth;
iii) flat roofed single storey extensions should not exceed 3.0 metres
in height and any pitched or sloping roofs should not exceed 3.4
metres in height, measured from ground level;
iv) in Conservation Areas and Areas of Special Local Character, flat
roofed single storey extensions will be expected to be finished with
a parapet;
v) balconies or access to flat roofs which result in loss of privacy to
nearby dwellings or gardens will not be permitted;
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vi) two storey extensions should not extend into an area provided by
a 45-degree line of sight drawn from the centre of the nearest
ground or first floor habitable room window of an adjacent
property and should not contain windows or other openings that
overlook other houses at a distance of less than 21 metres;
vii) flat roofed two storey extensions will not be acceptable unless the
design is in keeping with the particular character of the existing
house;
viii) pitched roofs on extensions should be of a similar pitch and
materials to that of the original roof and subordinate to it in design.
Large crown roofs on detached houses will not be supported; and
ix) full width two storey rear extensions are not considered acceptable
in designated areas or as extensions to Listed Buildings or Locally
Listed Buildings.

C) Side Extensions
i) side extensions should not exceed half the width of the original
property;
ii) extensions to corner plots should ensure that the openness of the
area is maintained and the return building line is not exceeded;
iii) garages should reflect the size guidelines set out in Appendix C
Parking standards;
iv) two storey side extensions should be set in a minimum of 1 metre
from the side boundary or in the case of properties in the Copse
Wood and Gatehill Estates, at least 1.5 metres, but more if on a
wider than average plot, in order to maintain adequate visual
separation and views between houses;
v) two storey side extensions to detached and semi-detached
properties should be set back a minimum of 1 metre behind the
main front elevation;
vi) where hip to gable roof extensions exist, a two storey side
extension will not be supported; and
vii) in Conservation Areas, single storey side extensions may be
required to be set back.

D) Front Extensions

i) alterations and extensions to the front of a house must be minor

and not alter the overall appearance of the house or dominate the
character of the street. Front extensions extending across the
entire frontage will be refused;
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ii) porches should be subordinate in scale and individually designed

to respect the character and features of the original building;
pastiche features will not be supported; and
iii) notwithstanding the above, at least 25% of the front garden must
be retained.

E) Roof Extensions
i) roof extensions should be located on the rear elevation only, be
subservient to the scale of the existing roof and should not
exceed more than two thirds the average width of the original
roof. They should be located below the ridge tiles of the existing
roof and retain a substantial element of the original roof slope
above the eaves line;
ii) the Council will not support poorly designed or over-large roof
extensions including proposals to convert an existing hipped roof
to a gable;
iii) raising of a main roof above the existing ridgeline of a house will
generally not be supported;
iv) all roof extensions should employ appropriate external materials
and architectural details to match the existing dwelling; and
v) in Conservation Areas, Areas of Special Local Character and on
Listed and Locally Listed Buildings, roof extensions should take
the form of traditional 'dormer' windows, on the rear elevation, to
harmonise with the existing building. The highest point of the
dormer should be kept well within the back roof slope, away from
the ridge, eaves or valleys, whilst each window should match the
proportions, size and glazing pattern of the first floor windows.

F) Front Gardens and Parking

i) new or replacement driveways should use permeable (porous)
surfacing. Surfaces of more than five square metres will need
planning permission for laying traditional, impermeable driveways;
and

ii) the design, materials and height of any front boundary must be in
keeping with the character of the area to ensure harmonisation with
the existing street scene.
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Outbuildings
A1.32 The use of an outbuilding for purposes ancillary or incidental to the
enjoyment of the main house, for example as a games room, playroom or for
general storage does not normally require planning permission, however it
does require planning permission if within the curtilage of a Listed Building. An
outbuilding which is considered to be ‘incidental’ does not require the
provision of facilities such as a bathroom, bedroom or kitchen. These facilities
are considered to be primary living accommodation located within the main
house.
A1.33 The Council will aim to safeguard the character and appearance of
an area and the amenity of local residents from inappropriate development,
such as ‘beds in sheds’. The Council will strongly resist proposals for
detached outbuildings which are considered to:
i) be capable of independent occupation from the main dwelling and
which effectively constitute a separate dwelling in a position where
such a dwelling would not be accepted; or
ii) result in an over dominant and visually obtrusive form of development
and as a result have an adverse effect on the character and
appearance of the dwelling and the wider locality.

A1.34 As a general guide, an outbuilding should be no greater than 30

square metres and should not significantly reduce private amenity space or
the landscape and ecological value of the garden. Outbuildings should
respect neighbouring properties and should not result in the excessive loss of
residential amenity, privacy, outlook and overshadowing/sunlight.

Policy DMHD 2: Outbuildings

The Council will require residential outbuildings to meet the following
criteria:
i) the building must be constructed to a high standard of design
without compromising the amenity of neighbouring occupiers;
ii) the developed footprint of the proposed building must be
proportionate to the footprint of the dwelling house and to the
residential curtilage in which it stands and have regard to existing
trees;
iii) the use shall be for a purpose incidental to the enjoyment of the
dwelling house and not capable for use as independent residential
accommodation; and
iv) primary living accommodation such as a bedroom, bathroom, or
kitchen will not be permitted.
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Basement Development
A1.35 Although subterranean developments can help to make efficient use
of the Borough’s land it is important that this is done in a way that does not
cause harm to the amenity of neighbours, affect the stability of buildings,
cause drainage or flooding problems, or damage the historic or architectural
character of the street scene or adversely affect the natural environment.
Applicants will be required to fund the independent assessment of structural
reports provided in support of proposals for basement development.

A1.36 The Council will not allow habitable rooms and other sensitive uses
for self contained basement flats and other underground structures in areas at
risk of flooding (Zones 2 and 3). Areas at risk from flooding can be found in
the Hillingdon's Flood Risk Management Strategy and the Council's Surface
Water Management Plan.

A1.37 The Council will require the submission of a flood risk assessment
with applications for subterranean development in areas identified as being at
risk of flooding or in an area where watercourses are present, in line with the
criteria set out in Technical Guidance to the NPPF. Consideration should be
given to the addition of a positive pumped device to ensure basements are
protected from sewer flooding.

A1.38 For subterranean developments the Council will also require

assessments, including a site investigation, to determine the flood risk and
demonstrate the level of groundwater within the site over a period of time.
Geotechnical and hydrological investigations and modelling will also be
required from applicants to ensure that an understanding of the environmental
implications are taken into account during the design phase, which can then
demonstrate that basement developments do not harm the built and natural
environment or local amenity. As a result there may be a requirement for
structural engineering information to demonstrate that the proposal can be
designed to provide suitable mitigation for any potential wider impacts of
subterranean schemes and the impacts of cumulative subterranean
development proposals.

A1.39 Proposals for subterranean development which would extend the full
length or the full width of a property will not be supported. This is because
excavation would create disturbance to the house and problems for
neighbouring properties. Sufficient margins should be left between the site
boundaries and any subterranean development to allow for on-site drainage
mitigation and prevent surface water run-off. Developments will be required to
provide a proportion of soft landscaping and planting above a basement
structure where it extends beyond the building footprint. The loss of
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landscaping can contribute significantly to the reduction of attenuation areas
which increases the risk of flooding.

A1.40 Basement lightwells will not be acceptable at the front or side of a

property, as they would introduce unacceptable changes in appearance to the
front elevation and restrict access and planting opportunities.

A1.41 Proposed landscaping and planting above basement constructions

should provide a variety of grassed area, shrubs and trees. A suitable soil
depth to support the landscaping will be required, typically 450mm for shrubs.

A1.42 Consideration should also be given to the existence of trees on or

adjacent to the site, including street trees, and the root protection zones
needed by these trees. Where there are trees on or adjacent to the site, the
Council will require an arboricultural report to be submitted as part of a
planning application. Developments which result in the loss of on-site trees
will be required to re-provide any trees lost as a result of development.

A1.43 The introduction of basements will not be considered acceptable in

Listed Buildings and they may not be appropriate in Conservation Area
locations, where their introduction would be inappropriate for the original style
of the building.
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Policy DMHD 3: Basement Development

A) When determining proposals for basement and other underground

development, the Council require an assessment of the scheme’s
impact on drainage, flooding, groundwater conditions and structural
stability. The Council will only permit basement and other
underground development that does not cause harm to the built and
natural environment and local amenity and does not result in flooding
or ground instability. Developers will be required to demonstrate by
methodologies appropriate to the site that their proposals:
i) avoid adversely affecting drainage and run-off or causing other
damage to the water environment;
ii) avoid cumulative impacts upon structural stability or the water
environment in the local area;

B) Schemes should ensure that they:

i) do not harm the amenity of neighbours;
ii) do not lead to the loss of trees of townscape or amenity value;
iii) do provide satisfactory landscaping, including adequate soil
depth;
iv) do not harm the appearance or setting of the property or the
established character of the surrounding area, for example
through the introduction of front lightwells; and
v) do protect important archaeological remains.

C) The Council will not permit basement schemes which include

habitable rooms and other sensitive uses in areas prone to flooding.
D) The Council will not permit basement schemes in Listed Buildings
and will not permit them in Conservation Area locations where their
introduction would harm the special architectural or historic character
of the area.
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APPENDIX B: DESIGN GUIDANCE FOR SHOPFRONTS

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Design Guidance for Shopfronts

B1.1 The Council is committed to raising the design quality of shopfronts

and signage and will encourage applicants to adopt good design that can set
an example for others and trigger improvements in the appearance of other
shopfronts in the locality.

1 fanlight 7 plinth
2 fascia and lettering 8 panelled stall riser
3 cornice 9 window sill
4 corbel or bracket 10 projecting sign
5 capital 11 transoms and mullions
6 pilaster 12 blindbox

B1.2 The following key principles will apply in the assessment of planning
applications relating to shopfronts. To respect its context a shopfront should:
 be proportionate and relate well to the building façade, the fabric and
the features of the building above in terms of architectural detailing,
materials, finishes, colours and the size and extent of advertising
material;
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 relate well to adjacent shopfronts to achieve visual coherence and

consistency; and
 include signage and lighting that relates well to the shopfront and is
appropriate in terms of the established streetscape.

B1.3 The Council will encourage the retention of traditional shopfront

features and where appropriate, the reinstatement of these features where
they have been lost. Traditional features include:
 Stall risers, pilasters and corbels; fascias with moulded cornices;
decorative tiling and glazing; doors with fanlights above, and recessed
entrances;
 Subdivided shop windows incorporating mullions and transoms instead
of one sheet of glass;
 Shopfronts framed with materials such as painted hardwood, or good
quality metal, such as bronze; and
 Recessed blind boxes and retractable fabric blinds.

B1.4 The Council will encourage the use of traditional design features,
where appropriate, in modern shopfronts and in sensitive locations such as
Conservation Areas.

B1.5 Shopfronts should reflect the context of the existing street, including
the vertical and horizontal emphasis of existing buildings. Applications for new
shopfronts will be expected to reflect the established height and depth of the
adjacent fascias and the width of existing units, which can create a distinct
visual rhythm within the local streetscape.

B1.6 Alterations relating to heritage assets, including Listed Buildings and

in Conservation Areas should sustain and enhance their significance, and
should take account of Policy DMHB 2: Listed Buildings.

B1.7 The Council does not consider existing shopfronts of poor or

unsatisfactory design to be a precedent or a reference in assessing site
context and the wider character of an area. The assessment of these matters
will take account of:
 the age, architectural style and fabric of the building that
accommodates the shopfront;
 the overall character and architectural quality of the street and the
wider area; and
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 the specific location of the site in terms of the shopping hierarchy

defined by the Council.
B1.8 The choice of materials, finishes and colours for a shopfront should be
primarily guided by the host building and should reflect those of the
surrounding shops and the buildings above.

√ Acceptable X Unacceptable

Advertisements
B1.9 'Advertisement' is defined as the fascia, lettering and any signage
within the 'signable area' and above this on the upper floors of buildings. It
includes posters and advertising materials affixed to windows.

B1.10 Signage should be simple and direct; a cluttered appearance and

repetition should be avoided both externally and internally. The Council will
encourage new signage that is appropriate to its context, in terms of size,
materials, colour and finish; and also detailed design, such as font. Where
original signage is of architectural or heritage value, the Council will seek its
retention.

B1.11 In works effecting heritage assets, including Listed Buildings and in

Conservation Areas, applicants may be expected to adapt their corporate
signage to sustain and/or enhance the character of the building.

B1.12 Hanging signs should be at fascia level unless the frontage and
building design precludes this. High level signage is unlikely to be acceptable
in sensitive areas. New hanging banners or signs will only be allowed if they
are deemed necessary to the advertisement of the shop and are sympathetic
to the character of the building and the wider area.
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B1.13 The issue of ‘active frontages’ is considered material when assessing
planning applications. For this reason, the Council will seek to ensure that a
suitable proportion of the window area is left free from obstructions, such as
advertisements, to maximise visual permeability.

Illumination
B1.14 Indirect illumination is considered more suitable, especially in more
sensitive contexts.

Security Devices
B1.15 The Council recognises the need for premises to be adequately
secured and protected from theft and vandalism through appropriate security
devices. However, it is concerned that the character of the area can be
adversely affected by the application of inappropriate physical security
measures.

B1.16 Solid roller shutters (including punched, perforated or microperforated

shutters) should be avoided unless there are exceptional circumstances.
When allowed, the design of the solid shutter should be appropriate to the
area and to the shop.

B1.17 When security shutters are necessary and positioned externally, grille
boxes (houses) should be located within the fascia plane of the shop front and
be as small as possible in terms of their vertical depth and amount of
projection. When closed, the shutter should cover the vulnerable window
areas and not extend over pilasters, stall risers and other surfaces of the
shopfront. Colours and materials should be chosen sensitively, to be in
character with the shop front and the building.

B1.18 Roller shutters are not considered to be acceptable in Conservation

Areas or on historic buildings.

Awnings
B1.19 Awnings should be of retractable design, appropriate to the scale of
the frontage and in sensitive locations, be housed in a recessed blind box.
Advertisements on awnings should be carefully designed to enhance the
shopfront.
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Shopfront Definitions

Awnings
Awnings, canopies and blinds were traditionally of canvas and stored in blind
boxes above the fascia when not in use. They offer shelter to pedestrians,
their colours can enhance the appearance of the streetscene and they provide
an opportunity for displaying the company's name.

Capitals or Consoles
These were the projecting, decorative flourishes at the tops of the pilasters,
designed to frame the fascia and give added prominence to it. They were
introduced during the 19th century to make the shop front more attractive, but
they have the added advantage of being able to mask the differences in
height between neighbouring shopfronts.

Corbels or Brackets
Located at the end of the fascia, they are found above the capitals and also
serve to divide one shop from another.

Cornice
This is the decorative finish to the top of the fascia. Traditionally it was
moulded, and prominent, so that it provided a clear distinction between the
shopfront and the rest of the building.

Entrances
Traditional shop fronts have timber doors, usually panelled, with fanlights
above them. They were often recessed, in the middle or to one side, to
provide protection for the shopper and a greater opportunity for window
display. The entrance floor was often finished in decorative mosaic tiles.

Fascia
The fascia is the section at the top of the window, on which the name of the
shop is displayed. It was traditionally made of timber, with the name painted
on it. It had the cornice and blind box above it, the capitals or consoles at
either end or this provided an attractive frame for the name of the shop, giving
it extra prominence. The fascia was part of the window frame, and not added
later.

Mullions
Mullions are vertical glazing bars, which divide the shop window into sections.
Traditionally used at a time when large sheets of glass were not available,
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they were slender and moulded and enhanced the appearance of the shop
front. Today reinforced mullions can strengthen the glazed area and limit the
amount of glazing which needs to be replaced following breakage.

Pilasters
Pilasters are the vertical elements which separate neighbouring shopfronts,
making each one architecturally distinct. They were traditionally of painted
timber, and moulded to provide an attractive decorative frame either side of
the shop window.

'Signable’ area
For the purpose of this guidance, the ‘signable area’ normally comprises the
shop front frame. In some cases this includes pilasters and columns, which
can form a useful junction between one style of shop front and another.

Stallriser
Traditionally, stallrisers of panelled timber and, later, of brick or glazed tile,
were built under shop windows to raise the level of the window display within
the shop. However, lifting the window above pavement level also serves to
protect it from damage and grime and, a more recent threat, ram-raiding.

Transoms
Transoms are horizontal glazing bars, which run across the top of a shop
window. Traditionally they allowed high-level opening windows for ventilation
and they were often decorative. They improve the proportions of the shop
window, and, nowadays, have the advantage of being able to conceal a
suspended ceiling.

Window sills
Window sills are created at the foot of the windows when these are recessed
from the building line. They are usually made of stone or wood.
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Types of Shopwindows

Flat front
general application

Central recessed entrance

traditional shopfront

Side recessed entrance

traditional shopfront

Flat front
modern building suitable where
outdoor display required

Open front shop

increasingly rare - when allowed, requires
lattice shutters or folding sliding glazed
panels (not solid roller shutters)

Deeply recessed entrance

modern building, favoured by
jewellers, shoe shops

Bow window
appropriate only in genuine eighteenth
century building
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APPENDIX C: PARKING STANDARDS

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Table 1: Parking Standards

The parking standards apply to new buildings, extensions and changes of use
for service vehicles, car, motorcycle and bicycle parking.

(a) Specific requirements

No Use Requirements

1. Parking bay (a) The minimum dimensions of a standard car parking

sizes bay are 2400mm x 4800mm for spaces and for a
wheelchair accessible car parking bay 2400mm x
4800mm plus shared 1200mm transfer zone as detailed
in the Council’s Accessibility SPD.

(b) The minimum dimensions of a

motorcycle/moped/scooter parking bay are 1400mm x
2500mm.

(c) The minimum dimensions for a bicycle space are

600mm x 1800mm.

2. Multiple users (a) Where a scheme consists of more than one land use,
of parking the parking requirement will be calculated separately for
facilities each use. However, where mixed uses generate
demands at different times of day, consideration will be
given to parking provision based on the maximum
amount of parking space required at any one time.

(b) Applicants may consider the multiple use of parking

facilities (for use by different sections of the
community, for different uses and either at the same or
at different times). It should be noted that multiple use
of parking facilities may require planning permission.

3. Uses likely to (a) Uses likely to generate coach traffic (e.g. hotels,
generate public halls, educational establishments, swimming and
coach traffic sports facilities, theatres etc) should provide adequate
off-street facilities for coaches, including pick-up and
set-down points, manoeuvring space and sufficient
parking bay(s).

(b) Development layouts should allow for coaches to

enter and leave the site in a forward gear.
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No Use Requirements

4. Transport Where required in the parking standards or as

appraisal, ascertained by the Council, a transport assessment,
assessment or statement or appraisal and/ or travel plan may be
statement and required to ascertain the impact of the development.
Travel Plan

5. Servicing and (a) Sufficient space for the standing and manoeuvring
loading of all goods and service vehicles likely to serve the
Arrangements development at any one time is essential.

(b) The following minimum dimensions should be

accommodated for service vehicles:
 For smaller stores, town centre uses, hotels and
residential institutions: 2.5m x 12m; and
 For supermarkets and warehouses: 2.5m x 18m.

(c) Development layouts should allow all vehicles to

load/unload and enter and leave the site in a forward
gear.

6. Car park (a) Car parking areas must be designed from the onset
in accordance with the principles of secured by design
Design
(where necessary access controlled), sustainable
drainage (SuDS) and inclusive access.

(b) Surface car parks should be adequately screened

and landscaped and, where possible, laid out in small
groups of parking spaces for amenity and to mitigate
heat island effects and surface water runoff.

(c)Car parking areas must be designed to allow vehicles

to exit and enter in a forward gear.

7. Parking (a) Car parking spaces for dwelling houses should:

provision for
 be designed in accordance with sustainable
dwelling
drainage principles;
houses
 minimise areas of hard standing;
 ensure gates do not swing outwards and that the
positioning of the car park does not cause the
parked vehicle to overhang the pavement;
 leave enough space between the dwelling and
vehicle (1200mm) to allow access for a wheelchair
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No Use Requirements

user in accordance with the Council’s Accessible

Hillingdon SPD May 2013; and
 Make provision for electric vehicle charging points.

(b) For dwelling houses with vehicular access onto a

classified highway, vehicles must be able to enter and
exit the site in a forward gear.

8. Garages (a) Garages should be an internal width minimum of

3000 mm x 6000 mm. The design of the garage should
relate to the design of the building around it, should be
subordinate in size and appearance to the main
dwelling, and preserve and enhance the local character.

(b) Flat roofs and double width doors and long

unrelieved walls should be avoided especially if they
front towards a street.
(c) The design of the garage and driveway must ensure
that an occupying vehicle does not need to overhang
the carriageway or footway (footpath) while waiting for
the garage door to be opened.

9. Inclusive (a) For commercial developments, 10% of car parking

Access spaces must be for blue badge holders and 5% for
brown badge holders, together with one accessible on or
off street parking bay designated for blue badge holders,
even if no general parking is provided.

(b) For residential development, car parking areas must

include 10% of spaces suitable for a wheelchair user in
accordance with the provisions in the Council’s
Accessible Hillingdon SPD May 2013. For dwelling
houses, proposals must leave enough space between
the dwelling and vehicle (1200mm) to allow access for a
wheelchair user in accordance with the Council’s
Accessible Hillingdon SPD May 2013.

10. Parking for Parking for electric vehicles should be provided at a

electric current minimum of 5% of car parking spaces with 5%
vehicles passive provision to meet the Mayor’s targets. This will
be reviewed in future.

11. Crossovers, (a) Vehicle crossovers must be constructed to Council

footpaths and standards and meet engineering requirements. As a
road layouts guide, the width of a standard (domestic) crossing is
2.5m at the back of the public footway increasing to 4.6m
at the kerbside. Crossovers which cover the full
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No Use Requirements

frontage may not be permitted.

(b) For road layouts, swept path analysis must include

300mm error margins around the body of the vehicle.
This should be satisfactorily accommodated within the
existing and proposed road layout.

12. Bicycle (a) Parking for bicycles must be located in a safe, secure
parking and accessible location. Covered parking should be
provided where possible. Cycle spaces should be
located as near as possible to the building entrance(s).
Large developments will be expected to include
changing and other facilities for cyclists.

(b) As a minimum, cycle parking should normally take

the form of Sheffield stands or a similar stand which
allows both the frame and wheels of a cycle to be
secured without risk of damage. Further design
guidance is available in Transport for London’s London
Cycling Design Standards.

13. Motorcycle, (a) In addition to car and bicycle parking, parking spaces
moped and for motorised two wheelers (motorcycles, moped and
scooter scooters) must also be provided at the rate of 5% of car
parking parking spaces.

(b) Motorised two wheeler parking should be secure and

where possible covered and close to building entrances.
Ideally parking should be grouped together for security.
Large developments will be expected to include
changing and other facilities for motorcyclists, moped
and scooter users. Guidance on parking design is
available in the Institute for Highway Engineers
Guidelines for Motorcycling.
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(b) Parking requirements

CAR AND OTHER VEHICLE PARKING BICYCLE PARKING

MAXIMUM REQUIREMENT MAXIMUM REQUIREMENT

(1 space per sqm of gross

floorspace unless otherwise
stated)

A1 FOOD

Parking space per sqm of gross floorspace: (a) A1 (shops)

PTAL 6-5 PTAL 4-2 PTAL1 Out of centre – 1 per 350 sqm

Up to 550sqm 75 50 - 35 30 In Centre - 1 per 125 sqm

Up to 2500sqm 45 - 30 30 - 20 18 (b) A3 Café & restaurant

APPENDIX C
Over 2500sqm 38 - 25 25 – 18 15 1 per 20 staff + 1 per 20
customers.
With at least 1 space required for those food
uses with a delivery service. (c) A4 Pub/wine bars

1 per 100 sqm

(d) Takeaways

1 per 50 sqm

A1 NON FOOD

Parking space per sqm of gross floorspace: (a) A1 (shops)

PTAL 6-5 PTAL 4 -2 PTAL1 Out of centre – 1 per 500 sqm

60 - 40 50 – 30 30 In Centre - 1 per 300

(b) A2 financial services –

1 per 125
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TOWN CENTRE , SHOPPING MALL, DEPARTMENT STORE

1 space per sqm of gross floorspace: A1 (shops)

PTAL 6-5 PTAL 4 -2 PTAL1 Out of centre – 1 per 500 sqm

75 – 50 50 – 35 30 In Centre - 1 per 300 sqm

GARDEN CENTRE

A1 (shops)
1 space per sqm of gross floorspace:
Out of centre – 1 per 500 sqm
PTAL 6-5 PTAL 4 -2 PTAL1
In Centre - 1 per 300 sqm
65 - 45 45 – 30 25

MINI CAB OFFICE

2 spaces Level of provision subject to

appraisal of number of office
Depending on the number of cars and based staff.
available parking, a transport appraisal may
be required.

B1 OFFICES

1 space per 50 – 100 sqm of gross floorspace 1 per 250 sqm

ALL OTHER B CLASS USES

2 spaces plus 1 space per 50 – 100 sqm of (a) B1(b) (c) (business) –
gross floorspace
1 per 250 sqm

(b) B2 – B8 (General Industry

storage and distribution)

1 per 500
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DWELLINGS WITH CURTILAGE

2 spaces per dwelling (a) 1 per 1 or 2 bed unit.

(b) 2 per 3 or more bed unit

FLATS

3 - 4 or more bedrooms - 2 spaces per unit (a) 1 per studio, 1 or 2 bed unit.

1 – 2 bedrooms - 1.5 - 1 spaces per unit (b) 2 per 3 or more bed unit.

Studio - 1 space per 2 units

(a) Proposals must also accommodate

visitor’s car parking on-site additional to the
above

(b) Car parks must be allocated to dwellings.

HOSTELS

1 space per manager plus I space per 20 Level of provision subject to

resident bed spaces. appraisal.

Variance to this may be permitted, subject to

a transport appraisal and travel plan.

HOUSES IN MULTIPLE OCCUPATION

For a HMO with up to 6 occupants: 1 per occupant

1 space per 2 occupants.

For HMOs over 6 occupants, car parking

requirements will be assessed through a
transport appraisal and travel plan.
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HOTELS AND GUESTHOUSES

On an individual basis and in addition to car 1 per 10 staff

parking requirements:

(a) Provision for taxi pick up and set down

to be provided.

(b) One coach parking space is required per

50 rooms.

(c) Within existing and proposed hotel

developments, the use any of the hotel car
parking for car rental operations or
short/long stay airport or other public car
parking will require planning permission.

(d) Hotels which include function/banquet

and dining rooms (which may include:
ballrooms, conference and meeting rooms,
exhibition space, restaurants, cafés/ bar
areas, nightclubs and any other rooms
capable of use for hosting functions,
business meetings or for eating/drinking)
will require a transport appraisal to assess
the level of car parking.

BOARDING SCHOOLS, RESIDENTIAL COLLEGES AND STUDENT HALLS OF

RESIDENCE

On an individual basis using a transport 1 space per student

assessment and travel plan.

RESIDENTIAL INSTITUTION (INCLUDING CARE HOMES)

Either using a transport assessment and (a) Care homes - 1 per 3 staff
travel plan, or 1 space per four dwelling
units, minimum 2 spaces, plus 1 space for (b) Other uses – level of
warden. Where relevant provision is also to provision subject to appraisal.
be made for emergency vehicle parking,
loading and unloading.
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HOSPITALS

Additionally provision to be made for 1 per 5 staff and 1 per 10

emergency vehicle parking, loading and visitors
unloading.

Car parking on an individual basis using a

transport assessment and a travel plan.

DAY CARE CENTRES, PRE-SCHOOL PLAY AND NURSERIES

On an individual basis using a transport Level of provision subject to

assessment and travel plan and in addition transport assessment.
to car parking requirements, provision for
pick up and drop off facility to be provided.

HIGHER AND FURTHER EDUCATION ESTABLISHMENT (VOCATIONAL &

ACADEMIC) ADULT TRAINING CENTRES AND SCHOOLS

On an individual basis using a transport 1 per 10 staff or students

assessment and where applicable school
travel plan/travel plan.

Where relevant, provision should be made

for coach/bus access and parking.

MEDICAL AND OTHER HEALTH PRACTICES, INCLUDING DENTAL ,

VETERINARY AND ALTERNATIVE MEDICINE

At least two spaces per consulting room to (a) Health facilities/clinics - 1

be provided per 50 staff + 1 per 10 visitors.

(b) All others – level subject to

appraisal

PLACES OF WORSHIP AND COMMUNITY CENTRES

On an individual basis using a transport (a) Libraries - 1 per 10 staff + 1

assessment and travel plan, and in addition per 10 visitors
provision for taxi set down and pick up
where relevant (b) All others – level subject to
appraisal
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THEATRES AND CINEMAS, NIGHTCLUBS, BANQUETS AND FUNCTION

ROOMS

On an individual basis using a transport (a) 1 per 20 staff + 1 per 50 seats

assessment and travel plan, and in addition
provision for taxi set down and pick up (b) all others - level subject to
where relevant appraisal

HEALTH CLUBS LICENSED CLUBS AND SPORTS FACILITIES WITHOUT A

LICENSED CLUB HOUSE, SWIMMING POOLS

On an individual basis using a transport (a) Leisure facilities - 1 per 10

assessment and travel plan, and in addition staff and 1 per 20 peak period
provision for taxi and bus/coach access and visitors
parking
(b) Others – level subject to
appraisal
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APPENDIX D: TOWN CENTRE MAPS

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