green belt major developed sites in the green ......map 1 – 35 carlton place, rickmansworth road,...

GREEN BELT &

MAJOR DEVELOPED SITES IN THE GREEN BELT ASSESSEMENT

Policy and Environmental Planning January 2006

LONDON BOROUGH OF HILLINGDON DRAFT GREEN BELT & MAJOR DEVELOPED SITES ASSESSMENT

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1.0 INTRODUCTION & OVERVIEW

2.0 LITERATURE REVIEW

3.0 METHODOLOGY

4.0 OPTION DEVELOPMENT, EVALUATION & SELCTION

5.0 SITES FOR ASSESSMENT In response to representations made to the local authority since the

1998 UDP Review – where land was requested to be removed from the Green Belt: Existing site designation to be retained;

Map 1 – 35 Carlton Place, Rickmansworth Road, Northwood Map 2 – Iver Water Treatment Works, Sludge Lagoons Map 3 – Land east of Kenwood Close, Sipson (1995 & 2004) Map 4 – Mill End Depot Map 5 – Springfield Road, Hayes

Map 6 – Stockley Park Map 7 – Springwell Lake, Harefield. Map 8 – Willowslea Farm Kennels Map 9 – Glebe Farm, Ickenham Map 10 – Home Farm, Hayes. Map ? Land bordered by Dawley Road and Bolingbroke Way

Map ? – Land at Cherry Lane Roundabout Map ? Land at Cygnet Close Northwood Map ? Milbourne Goulds Green

In response to representations made to the local authority since the 1998 UDP Review – where land was requested to be removed from the Green Belt: Existing Green Belt Sites to be removed from the Green Belt;

Map 11– 470 Bath Road, Longford Map 12– 59 Reservoir Road, Ruislip Map 13– Perry Oaks Sludge Works, Heathrow

In response to representations made to the local authority since the 1998 UDP Review – where land was requested to be included in the Green Belt: Existing non Green Belt sites to be upgraded to Green Belt;

Map 13 - Hillingdon House Farm Map 15– Land to west of Merle Avenue, Harefield Map 16– The Dairy Farm Harefield


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Sites in the London Borough of Hillingdon UDP Inspectors Report December 1995 Vol 1: These sites will be assessed using the same format and sequence as the 1995 Inspectors Report, which incorporates the original request. Deletions, omissions and additions will all be recommended under the original headings. Objections to the retention of sites, which are already in the Green Belt (1995);

Map 17 Land in Skip Lane Map 18 Medi-parc Land north of Harefield Hospital Map 19 – 9 Woodhall Close

Map 20 – Glebe Farm Map 21– Battlerswells Farm Map 22 – Glebe Farm Map 23 – Park Farm Map 24 – Land near Langton Grove/Kewferry Road Map 25 – Land West of Potter Street Hill Map 26 – Keepers Cottage

Map 27 – Three Sites at Springfield Road, Hayes Map 28 – Frogsditch Farm, Harlington Map 39 – Palmer’s Farm, 371 High Street, Harlington Map 30 – Printinghouse Lane/Dawley Road, Hayes Map 31 – Builders yard - Costelloe’s Site, r/o 119-137 Charville Lane,

Hayes

Map 32 – Parrs Yard, Bath Road, Longford.

Map 33– William Boyer and Thompson land, Trout Lane, West Drayton

Map 34 – Land adjoining Hatch Lane, Harmondsworth Map 35 – Bath Road – Adjacent Penguin Books and Heathrow

Boulevard

Map 36 – Land at Holloway Lane/Holloway Close, Harmondsworth Map 37 – Land at Holloway Lane Near High Street, Harmondsworth Map 38 – Land North of the School at Harmondsworth Lane, Sipson Map 39 – Land East of Kenwood Close, Sipson (1995 & 2004)

Map 40 – Lanz Farm, Harmondsworth Lane Sipson Map 41 – Padbury Oaks, Bath Road Map 42 – Old Bath Road Nursery Site Map 43 – Land West of Heathrow Map 44 – Hubbards Farm, West Drayton Road, Colham Green. Map 45 – The Trident Site, Stockley Park

Map 47 – Land at Stockley Road adj Grand Union Canal Map

Map 48 – Land at Cowley Peachey adj. Grand Union Canal


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Sites in the London Borough of Hillingdon UDP Inspectors Report December 1995 Vol 1: These sites will be assessed using the same format and sequence as the 1995 Inspectors Report, which incorporates the original request. Deletions, omissions and additions will all be recommended under the original headings. Objections to the deletion of sites, which are currently included in the Green Belt;

Map 49 – Land North of the School at Harmondsworth Lane, Sipson Map 50 - Ruislip Depot Austins Lane, Ickenham. Map 51 – The Spinney (1995), however, the Council have also

incorporated the adjoining Cricket Grounds & The Dairy Farm, Harefield in this Assessment (2005).

Map 52 – RAF Northolt, Western Avenue

Sites in the London Borough of Hillingdon UDP Inspectors Report December 1995 Vol 1: These sites will be assessed using the same format and sequence as the 1995 Inspectors Report, which incorporates the original request. Deletions, omissions and additions will all be recommended under the original headings. Safeguarding Sites which are in the Green Belt

Map 53 – Windsor Avenue Allotments, North Hillingdon.

In response to representations made to the local authority since the 1998 UDP Review – Where upgrade to Major Developed Site in the Green Belt was requested. Existing Green Belt Sites, which did not meet Major Developed Sites criteria and retain their Green Belt designation.

Map 55 – Saxon Way, Harmondsworth Map 56 – Schering Plough, Harefield. Map 57 – Waterside, BA HQ

Additional sites selected by the local authority Existing Green Belt Sites to be upgraded to Major Developed Sites in the Green Belt;

Map 54 – Mount Vernon Hospital, Harefield


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Additional sites selected by the local authority Existing schools in the Green Belt, to be upgraded to Major Developed Sites in the Green Belt;

Map 58 – Swakeleys School and Abbotsfield School, Clifton Gardens

Map 59 – Guru Nanak Sikh School, Springfield Road.

Additional sites selected by the local authority

Existing schools in the Green Belt, as selected by the local authority which did not meet Major Developed Sites criteria and remain as Green Belt.

Map 60 – Bishophalt School, Royal Lane. Map 61 – Bourne Primary School, Cedar Avenue, Ruislip. Map 62 – Heathrow Primary School Map 63 – John Penrose School, Harefield. Map 64 – Mellow Lane School Map 65 – Uxbridge High School Map 66 – Vyners Secondary School

Map 67 – William Byrd Primary School


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1.0 INTRODUCTION AND OVERVIEW

1.1 Introduction 1.1 The Council's current Unitary Development Plan (UDP) was adopted in

September 1998. The UDP sets out the strategic and local framework for guiding future development in the borough. The document contains planning policies provide guidance for the development of land and transport for 10 years following its adoption. The Planning and Compulsory Purchase Act, which came into force at the end of September 2004, changes the way the planning policy system operates. Over the next few years Unitary Development Plans will be replaced by Local Development Frameworks(LDFs). This Green Belt and Major Developed Sites Assessment is a background report/evidence base for the LDF .

1.2 The Green Belt and Major Developed Sites Assessment has been undertaken to provide a basis for the designation of Green Belt land and Major Developed Green Belt Sites throughout Hillingdon. The Assessment primarily seeks to evaluate these designations in the borough against defined criteria for Green Belt and MDSs in the Green Belt to ensure that open land is appropriately designated in accordance with regional guidance, local needs, established case law and best practice. The findings of this assessment accompany the findings of the 2004 Green Chains and MOL Assessment. The Council will periodically review the GB and MDS policies and designations to ensure changes in local circumstances, national and regional policy, and subsequent representations received, are taken into account. If changes to the LDF are warranted, the same stages used in this assessment will be employed in any subsequent review.

1.3 The proposed draft core GB and MDS policies will be incorporated into the draft LDF core policies. The proposed GB and MDS designations will be displayed on the GIS proposal map of Hillingdon that will accompany publication of the draft LDF core policies. It is anticipated that the draft LDF will be published for pre-submission consultation with the wider public. Representations on GB and MDS designations and policies may be received and these will require consideration and amendment to the designations and policies may be recommended.

1.4 Part of this Assessment takes account of the 1995 Unitary Development Plan

(UDP) Inspectors Report, where LB Hillingdon made a commitment to re-examine all sites in the Hillingdon UDP Inspector’s Report (December 1995) during the next review. The reinvestigation of the 1995 sites accompanies in this report the assessment of submissions received in response to UDP Review consultation conducted since April 2001.

1.5 The findings of the Assessment are to be carried through as part of the current review of the Hillingdon UDP (adopted in September 1998) and integrated into the preparation of a new Local Development Framework (LDF) for Hillingdon.


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1.5 This Assessment seeks to provide a comprehensive and robust assessment of Green Belt land in the borough. However, this is not a review of all land designated as Green Belt in the borough and is an assessment of;

• sites examined during the last UDP Review, these sites are listed in the London Borough of Hillingdon UDP Inspectors Report December 1995 Vol.1 (Table 7 of this report);

• submissions received in response to the initial consultation of the UDP conducted in April 2001;

• submissions received since April 2001;

• sites identified in the Metropolitan Open Land and Green Chains Assessment 2005;

• sites identified by officers which could benefit from Green Belt policy, and sites which are currently in the Green Belt which do not meet the purposes of including land in the Green Belt, and;

• schools, hospitals and other MDSs located within the Green Belt. Scope The purpose of the assessment is to determine whether changes are required to the existing GB and MDS designations, and to provide sufficient evidence to support recommendations for the designation of GB land and MDS within the draft proposal map for the LDF. In addition, the assessment will also review the existing UDP policies to ensure these are consistent with the current guidance on GB land and MDS. The diagram below identifies the stages involved in the GB and MDS assessment.

Stage 1: Review and Assessment

Stage 2: Draft GB and MDS Designation recommendations

Stage 3:Consultation

Stage 4: Preparation of Proposal Map and Core Policies for the LDF

Stage 5: Formal Consultation

Stage 6: Adoption of the LDF

Review and Monitoring


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2.0 Literature Review 2.1 The literature review will examine relevant national and regional policy

guidance on GB land and MDS. It will also consider other Green Belt and MDS assessment projects to confirm the project methodology employed in this assessment. The purpose of the literature review is to assist in the establishment of relevant criteria for the assessment of site suitability for designation as GB or MDS.

The concept of Green Belt has developed and evolved since John Claudius Loudon's 1829 plan for London and Ebenezer Howard's Green Belt proposals of the 1890s. The Literature Review traces the development of this policy context within the overall framework of open land and particularly in relation to Green Belt designations for London up to the current London Plan. From this context this section identifies relevant criteria for the designation of Green Belt and MDSs having regard to national, regional and local guidance.

2.2 The Literature Review also considers other Green Belt and MDS assessment

projects to confirm the project methodology and reviews the sub-regional network of these land designations, to provide an understanding of the Green Belt and MDS designations network in and around Hillingdon. The second part of this chapter focuses on the specific policy context which this report was premised upon.

3.0 Methodology 3.1 The purpose of the Green Belt and MDSs Assessment is to provide the basis

for recommendations to the Cabinet of the London Borough of Hillingdon, how Green Belt and Major Developed Green Belt Sites should be addressed in the current review of the UDP and preparation of a LDF. This chapter focuses on previous Green Belt experience both internally and externally, by examining recent Hillingdon Green Belt and adjoining borough Green Belt assessment experience.

4.0 Options Development & Selection 4.1 Chapter 4 outlines the process of considering options for the designation of

Green Belt and MDSs in Hillingdon. The preferred options for the designation of Green Belt and MDSs are set out in this Chapter.

5.0 Sites for Assessment 5.1 This chapter lists all of the sites, which were considered as part of this Green

Belt assessment. These sites include:

• Recent representations made to the Local Authority;

• Additional sites selected by the local authority;

• Schools in the Green Belt;

• Inspectors Report December 1995 Hillingdon Unitary Development Plan;

o Objections to the retention of sites, which are already in the Green Belt;


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o Objections to the deletion of sites, which are currently included in the Green Belt;

o Objections to the addition of sites to the statutory Green Belt.

• Sites identified in the Metropolitan Open Land and Green Chains Assessment 2005;

Each site, which is identified under these categories, will be assessed against the indicators identified in Section 4, Options Development and Selection.

6.0 Evaluation & Integration 6.1 The final chapter sets out the various options available for this Assessment

and also the overall preferred option. This section also includes various indicators for assessing the suitability of these sites in the Green Belt or otherwise. Each site will be evaluated individually on its own merits, using the indicators previously identified. The result of this individual Assessment will be identified in the final chapter of this report. Section 7, ‘Green Belt and Major Developed Sites in the Green Belt – Site Specific Recommendations’ will make proposals for alterations to Green Belt and MDSs designation in Hillingdon, including minor alterations to mapping and wording of existing Green Belt policy and designations.

7.0 Green Belt and Major Developed Sites - Site Specific Recommendations 7.1 The final section of this document identifies the overall site-specific

recommendations for the Green Belt and MDSs in Hillingdon. Each site, which the Council made a commitment to review, will be included in this section whether alterations are recommended or otherwise. Many of these sites will remain unchanged from the 1998 UDP proposals map, however, recommendations made in this report will be taken onboard during the review of the LDF proposals map. The site-specific recommendations will be presented in Section 7 as follows:

• Representations made to the Local Authority since the 1998 UDP Review:

o Existing Green Belt Sites to be retained; o Existing non Green Belt sites to be upgraded to Green Belt; o Existing Green Belt Sites to be removed from the Green Belt; o Existing Green Belt Sites to be upgraded to Major Developed

Sites in the Green Belt; o Existing Green Belt Sites, which did not meet Major

Developed Sites criteria and remain as Green Belt.

• Additional sites selected by the local authority: o Existing Industrial and Business Area sites, which did not

meet the purposes of including land in the Green Belt; o Existing Green Belt site consideration for upgrade to Major

Developed Site in the Green Belt or deletion from the Green Belt;


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o Existing Green Belt Site, which did not meet Major Developed Sites criteria and remain as Green Belt.

o Existing schools in the Green Belt, as selected by the local authority which did not meet Major Developed Sites criteria and remain as Green Belt.

o Existing schools in the Green Belt, to be upgraded to Major Developed Sites in the Green Belt;

• Sites in the London Borough of Hillingdon UDP Inspectors Report December 1995 Vol.1.

These sites will be assessed using the same structure as the 1995 Inspectors Report which overall incorporate Green Belt deletions, omissions and additions. o Objections to the retention of sites, which are already in the

Green Belt (1995); o Objections to the deletion of sites, which are currently

included in the Green Belt; o Objections to the addition of sites to the statutory Green Belt.

• Recommendation from the Metropolitan Open Land and Green Chains Assessment o Existing Metropolitan Open Land sites to be up-graded to

Green Belt; o Existing ‘Areas forming links in Green Chains’ to be included

in the Green Belt.


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2.0 LITERATURE REVIEW Introduction

2.1 The concepts of Metropolitan Green Belt have developed and evolved since they first emerged in the 1800’s. This chapter traces the development of this policy context within the overall framework of open land designations for the UK up to the current London Plan. Out of this policy context, relevant criteria for the designation of Metropolitan Green Belt and MDSs are identified consistent with regional guidance.

2.2 This Literature Review incorporates:

• an outline of the history of ‘Green Belt’ designations;

• criteria for ‘Green Belt and MDSs’ as well as other relevant open land designations;

• methodologies for assessing ‘Green Belt’ and ‘MDSs’;

• consideration of the open land network and the assessment of ‘Green Belt’ and ‘MDS’ in adjoining local authority areas including LB Harrow, LB Hounslow, LB Ealing, Three Rivers District Council (DC), Spelthorne DC, South Bucks DC and Slough Borough Council

Background - Regional Guidance & Local Strategies

2.8 Open land performs a great variety of roles. It is valuable in providing a good quality of life and opportunities for all community members. It promotes the health of the environment, the success of the economy and is essential to a sustainable future. MOL, Green Belt and Green Chains form important components of an overall pattern of open land for the London metropolitan region. This section provides an overview of planning guidance influencing open land planning and in particular the Green Belt.

2.9 Planning for open land in London has a long history with significant contributions from John Claudius Loudon's 1829 plan for London, Ebenezer Howard's Green Belt proposals of the 1890s, the Greater London Regional Planning Committee proposals of 1929, London and Home Counties Act 1938, The Greater London Plan (1944), the London County Council Development Plan of 1951, Circular 12/55 Green Belts, the Greater London Development Plan 1976, The Effectiveness of Green Belts 1993 (DOE), Planning Policy Guidance 2: Green Belts (1988, 1995), Regional Planning

John Claudius Loundon’s 1829 plan for London where Green Belts were a significant and recurrent theme.


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Guidance 3 1996, The Mayor’s Biodiversity Strategy 2002 (GLA) and The London Plan 2004 (GLA).

2.10 The principle of maintaining a ring of open country around London can be

traced back to the 16th century when, Queen Elizabeth I prohibited any building on new sites within three miles of the city gates of London. This attempt to limit the spread of London was apparently motivated by two considerations. Firstly, for public health reasons, to prevent the spread of plague; and secondly, to ensure a constant supply of food for the metropolis (DOE, 1988). The importance of these considerations was later recognised by Ebenezer Howard, in his book 1898 Tomorrow: a peaceful Path to Real Reform. Howard envisaged a rural belt around a town as having two additional purposes:

I. “for recreation and as a reserve of recreational land to meet future needs;

II. as an attractive setting within which the town could develop and which would maintain, close at hand, the fresh delights of the countryside – field, hedgerow and woodland”

Ebenezer Howard’s Garden City

2.11 Ebenezer Howard’s Garden City was premised on a central core and outer areas. The central core consisted of housing, gardens and employment areas. The outer core of the Garden City comprised a range of functions including allotments, cow pastures, fruit farms, forests, and convalescent homes. The objective was to have self contained cities in the central core and the outer core to act as buffer to other neighbouring development and thus act as a belt of green land around the city.

2.12 Ebenezer Howard saw the Green Belt as fulfilling mainly an economic function in a dispersed city region. By establishing garden cities (of about 30,000 people) in the agricultural land around the main metropolis, agricultural land would be brought closer to the markets. Howard did not envisage special legislative protection for these peripheral agricultural lands since the pressures for urban growth would be absorbed by his “garden cities” and a new economic balance between agriculture and industry, country and town would be obtained.


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London and Home Counties Act 1938 2.13 A scheme was put forward by the then London County Council to provide a

reserve supply of public open space recreational areas, establishing a Green Belt or girdle of open space, which would be as readily accessible from the urbanised area of London as practicable. Grants were offered from the Council to local authorities towards the cost of acquiring land for inclusion in the Green Belt. The London County Council and the neighbouring counties purchased a total of 14,400 hectares of land around London. This land was set aside for agriculture, amenity and public health functions.

The Greater London Plan (1944) – Abercrombie

2.14 During the Second World War, the newly formed Ministry of Town and Country Planning commissioned Professor Patrick Abercrombie to prepare an advisory plan for the future growth of Greater London. Abercrombie began with the statement that ‘Adequate open space for both recreation and rest is a vital factor in maintaining and improving the health of the people’. Abercrombie chose to return Howard’s conception of a broad and mainly agricultural Green Belt whilst emphasising the physical amenity rather than the economic aspect. Published in 1944, Abercrombie’s Greater London Plan advocated the establishment of two concentric rings of Green Belt:

I. Local Green Belt, comprising predominantly publicly owned land in London and at the urban fringe, in which recreation has the highest priority, but certain other uses would be acceptable, such as hospitals, institutions, etc.

II. Metropolitan Green Belt and Special Scenic Areas, extending approximately five miles beyond the Local Green Belt, where land is of high recreational value to the city as a whole and/or is of ‘special scenic value’.

2.15 The Green Belt proposals in the

Greater London Plan 1944 were more realistic than their successors. A distinction was made between a ‘Green Belt Ring’ (about eight kilometres deep) and an ‘Outer Country Ring’. Recreation was intended to be the predominant use in the former, and agriculture in the latter. Circular 42/55 Green Belts

2.16 The first official guidance to local planning authorities on the establishment of Green Belts (Circular 42/55 Green Belts) indicated that there were 2 purposes for Green Belts:

• To check the outward expansion of urban areas, and to;

• Prevent the coalescence of neighbouring towns; and so preserve the special character of towns.


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The amenity and health functions were not emphasised in this guidance. Other land uses appeared to be more important and the circular was subsequently heavily criticised for this reason (Collins, 1957).

The Greater London Development Plan 1976 – Greater London Council

2.17 The Greater London Development Plan (GLDP) stated that ‘Green Belt gives definition to the built-up area [of London] as a whole, limits urban sprawl and provides an area where open air recreational activities can take place. At the same time it plays an important role in the retention of areas of attractive landscape on London’s fringes’ (GLC 1976,p.84). The Green Belt within the GLC area was defined in the Initial Development Plan for Hillingdon (1965) and illustrated in broad terms in the GLDP. Local authorities were expected to reflect the boundaries of the Green Belt in local plans with any minor amendments.

2.18 The plan stressed that it is an important function of the Green Belt,

particularly in Greater London, to serve public recreational uses. It urged London Boroughs to undertake studies of the Green Belt in order to establish whether it could be brought into public recreational use, or access given to it.

2.19 The Layfield Inquiry into the GLDP provided significant comment on matters

relating to Green Belt and MOL. With respect to MOL, the Inquiry found such little difference with the concept of the Green Belt that it recommended the two designations be combined, or rather that reference to MOL be removed from the Plan. However, the Secretary of State did not support this view and MOL remained part of the green spaces network for Greater London.

2.20 The Layfield Inquiry (1973) into the GLDP identified two strands of thought with respect to the protection of Green Belt; these are:

• ‘the idea of a green girdle of agricultural land encircling a discrete urban unit advocated by Ebenezer Howard; and

• the concept of a girdle of land to be used primarily to compensate for the lack of playing fields and public open spaces, put forward by Raymond Unwin’

2.21 The Inquiry was particularly concerned with making sure that practical

proposals for the better use of Green Belt were being progressed and that Green Belt boundaries were not so fixed that, without significantly affecting the concept itself, they could not be amended to release large amounts of land for other development.

Advice on Strategic Planning – London Planning Advisory Committee 2.22 After the demise of the Greater London Council in 1986, the London Planning

Advisory Committee (LPAC) was established. LPAC prepared ‘Advice on Strategic Planning Guidance for London’ (hereafter known as SPG London) (LPAC 1994), a significant regional planning document with implications for open land planning. SPG London (LPAC 1994,p.93-106) recognised


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London’s ‘Green Framework’, acknowledging the many elements of this framework. Including:

• Green Belt

• Metropolitan Open Land

• Green Chains

• Green Corridors

• Public Open Space and Urban Green Space

2.23 SPG London (LPAC 1994,p.95) recommended that ‘Government and Boroughs should agree policies for the positive roles that London’s Green Belt can play, including to:

• Maintain and improve the character and quality of the landscape

• Provide formal and informal public access, and outdoor sport and recreation

• Improve damaged and derelict land

• Secure nature conservation interests

• Retain land for agriculture, forestry and related purposes and enhance public health

The Effectiveness of Green Belts – Department of the Environment (DOE) (1993)

2.24 The Department of the Environment conducted research on the function and effectiveness of Green Belts in 1993. This study assessed the effectiveness of Green Belt Policy at the time and how this policy might be improved.

2.25 Before the adoption of PPG2 (1995), large employment sites within the Green Belt were beneficial to the economy were not treated with specific guidance. The Effectiveness of Green Belts, in relation to MDSs, suggested that existing employment sites in the Green Belts should receive specific treatment in guidance, and that the principles of Circular 12/91 could be usefully adopted for other types of redevelopment such as employment sites, schools, power stations and similar uses.

2.26 As a result of this document, PPG2 (Revised, 1995) developed a new policy for ‘limited infilling and re-development of major existing developed sites identified in adopted local plans’. Green Belt and Very Special Circumstances (1994) (Elson & Ford)

2.27 This document details a ‘very special circumstance’ and the issues with its interpretation. There is a general presumption against inappropriate development in the Green Belt and such development should not be approved except in very special circumstances. Green Belt guidance has been reluctant to elaborate on what might comprise a very special circumstance. The basic result is that reference to very special circumstance provides an area of discretion where Ministers and Inspectors may approve


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developments for uses not normally seen as appropriate by virtue of PPG2. Guidance suggests that local authorities should not include in development plans policies for Green Belt, which lists the very special circumstances in which they would contemplate approving other uses. Identifying what a very special circumstance is, could result in it becoming the norm. Planning Policy Guidance 2: Green Belts PPG2 (1988):

2.28 Planning Policy Guidance Note 2: Green Belts (PPG2) was produced to emphasise the importance of Green Belt as a form of urban countryside for the urban population (PPG2, 1988). The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the most important attribute of Green Belts is their openness.

2.29 The purposes of PPG2 as set out in 1988 have remained broadly the same in

the revised 1995 PPG2, the 5 purposes both include; checking the unrestricted sprawl of urban areas, safeguarding the countryside from encroachment, preventing neighbouring towns from merging into one another, preserving the special character of historic towns and assisting in urban regeneration (PPG 2, 1988,1995).

2.30 This guidance highlighted the type of development which would be considered broadly acceptable in the Green Belt, these were recognised as; agriculture, forestry, outdoor sports, cemeteries, institutions standing in extensive grounds, or other uses appropriate to rural areas; however, it does indicate that only in exceptional circumstances should Green Belt alterations be made, similarly to PPG2 in 1995.

2.31 PPG2 (1995): Present Green Belt policy, in England, is set out in PPG2 ‘Green Belts’, the current version of which dates from January 1995. This PPG describes the role and purpose of Green Belts. Green Belts can shape patterns of urban development at sub-regional and regional scale, and help to ensure that development occurs in locations allocated in development plans. They help to protect the countryside, be it in agricultural, forestry or other use.

2.32 Major Developed Sites (MDS): Green Belts contain some MDSs such as factories, collieries, power stations, water and sewage treatment works, military establishments, civil airfields, hospitals, and research and education establishments (PPG2, 1995,p.15). These substantial sites may be in continuing use or be redundant but where a MDS is identified, PPG2 states that it should be specifically identified in the Local Plan. Infilling or redevelopment, which meets the range of criteria in paragraph C3 or C4 of PPG2 (p.15) should not be considered as inappropriate development (paragraphs C3 and C4 (PPG2, 1995) outline the criteria for MDS infill and redevelopment).

2.33 PPG2 (ODPM 1995), SPG London (LPAC 1994,p.95), and RPG3 (GOL 1996,p.86) affirm the purposes for Green Belt as:

• To check the unrestricted sprawl of large built-up areas


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• To prevent neighbouring towns from merging into one another

• To assist in safeguarding the countryside from encroachment

• To preserve the setting and special character of historic towns

• To assist in regeneration by encouraging the recycling of derelict and other urban land

2.34 According to PPG2, Green Belt boundaries should only be altered in

exceptional circumstances. Boundaries should be clearly defined, using readily recognisable features such as roads, streams, and belts of trees or woodland edges. Proposed alterations should be assessed against the criteria set out in PPG2 (Para 2.6) and should be done through the review of development plans. If a boundary alteration is proposed, “the Secretary of State will wish to be satisfied that the authority has considered opportunities for development within the urban areas contained by and beyond the Green Belt. Similarly, detailed Green Belt boundaries defined in adopted local plans or earlier approved development plans should be altered only exceptionally. Detailed boundaries should not be altered or development should not be allowed merely because the land has become derelict” (PPG2, 1995, Para 2.6). Regional Planning Guidance 3: Strategic Guidance for London Planning Authorities – Government Office for London

2.35 In 1996 the Government Office for London revised RPG3. The 1996 RPG3 incorporated criteria for defining Green Belt, MOL, Green Chains and Green Corridors, similar to these in SPG London.

2.36 RPG3 recognised the importance of preserving Green Belt in London. It also

suggested that, wherever possible, planning authorities should seek the enhancement of landscape and nature conservation within the Green Belt. The importance of PPG2 in the assessment of Green Belts was also recognised. RPG3 also outlined how Green Belt boundaries and other similar issues were to be dealt with at a local level through UDPs in (Para 7.6).

2.37 According to RPG3, although the boundaries of the Green Belt should be changed only in exceptional circumstances, there may be limited occasions where the loss of Green Belt's considered acceptable to achieve regeneration objectives. In these cases, all changes should be undertaken through alteration of the UDP rather than through departure procedures. These should be clearly identified and justified. The review of UDPs provides the main opportunity for each Borough to consider changes. Where isolated pockets of Green Belt exist that are not part of a continuous pattern of open land surrounding London, authorities should consider whether it would be more appropriate to designate the land as MOL in recognition of its location and use, (RPG3, Para 7.6, 1996). The Heathrow Terminal Five Inquiry 1995 - 1999

2.38 At the Heathrow Terminal Five Inquiry, British Airports Authority (BAA) acknowledged that they must establish very special circumstances to justify inappropriate development in the Green Belt as the terminal was proposed on


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designated Green Belt land at Perry Oaks Sewerage Works. These circumstances were considered in detail as part of their evidence at the appropriate stage of the Inquiry. It was necessary to demonstrate special circumstances to justify Terminal 5 and each of its ancillary elements including offices, hotels and shops.

2.39 The Inspector noted that the 1985 White Paper (Department for Transport,

Airports Policy) specifically recognised the benefits of releasing Perry Oaks to Heathrow airport. The Inspector also noted that the UDP specifically acknowledges that an expansion of terminal capacity could possible be found to be justified in the national interest. As far as Green Belt policies were concerned, the Inspector accepted that the Terminal 5 proposals, including many of the associated applications would, represent inappropriate development in the Green Belt. They would, therefore, have to be justified by the presence of a very special circumstances.

2.40 The 1985 White Paper recognised the benefits of the release of Perry Oaks from the Green Belt for airport development. The 1995 UDP Inquiry set aside the question of changing the Green Belt boundary, pending the outcome of the Terminal 5 application. The Inspector noted that while this did not alter the fact that the site is in the Green Belt, these were factors, which should be taken into account when assessing the harm, which Terminal 5 would cause to the Green Belt. The Inspector stated that the A3044 would provide a suitable Green Belt boundary if altered. The report stated that the release of Perry Oaks for Terminal 5 should not result in any further erosion of the Green Belt beyond the A3044, which should be adopted as the clear boundary of Heathrow if the present proposals accepted. Terminal 5 is currently under construction and is aimed to open in March 2008, however, construction will continue for a number of year after opening. The London Plan – Greater London Authority (GLA) (2004)

2.41 The Greater London Authority (GLA) established in 1999 took over some of the planning functions performed by the London Planning Advisory Committee. The GLA’s responsibility for preparing a spatial development strategy for Greater London and RPG3 has now been replaced by the London Plan – Spatial Development Strategy for Greater London (hereafter referred to as the London Plan), which was published in February 2004. Policies 3D.7 to 3D.11 of the London Plan set the parameters for London’s network of open spaces with reference to London’s Green Belt, Metropolitan Open Land, and Green Corridors or Chains (London Plan 2004, pp. 142-147).

2.42 The London Plan (GLA 2004, p.144) sees the Green Belt as “performing a valuable role in preventing urban sprawl and promoting an urban renaissance. The Green Belt also protects the openness of the land in order to prevent towns merging, safeguards the countryside and preserves historic settlements”. There is a general presumption against inappropriate development in the Green Belt and such development should not be approved except in very special circumstances. The London Plan states that Boroughs should review any alterations to the Green Belt boundary through the UDP


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process, although no specific criteria for classifying Green Belt land are included in the Plan.

The Mayor’s Biodiversity Strategy – Greater London Authority YEAR

2.43 The Mayors Biodiversity Strategy identifies the main locations of Green Belt land in London; the London Borough of Hillingdon is included in this section. London’s farmland is home to national Biodiversity Action Plan priority species, boroughs should make every effort to maintain and support the preservation of Green Belt. The importance of Countyside Conservation Areas (CCA’s) (many located in the Green Belt) was also identified; this is due to the high ecological value of hedgerows, surviving field ponds, copses and green lanes. Green Belt forms an integral part in the network of green links within London, this provides good great benefit to the quality of London’s Biodiversity.

2.44 Planning designations such as Green Belt and Metropolitan Open Land, along

with local open space designations, provide strong protection from inappropriate built development. Much wildlife habitat is included in such designations, and receives a degree of protection in this way. However, biodiversity conservation is not the primary purpose of these designations, and many of the permitted uses of Green Belt and Metropolitan Open Land could potentially be harmful to biodiversity. It is important; therefore, to ensure that land of importance for nature conservation is protected by specific nature conservation designations and policies. The Mayors Biodiversity Strategy aims to provide protection for biodiversity in London, where possible. London Borough of Hillingdon Green Spaces Strategy

2.45 The LB Hillingdon Green Spaces Strategy (2002) was prepared to ‘…give direction to the improvement of the Borough’s Green Spaces required to meet the needs and interests of the people who live, work and play in the Borough’. Assessment of planning designations in the Borough needs to be consistent with the objectives and actions identified in the Green Spaces Strategy.

2.46 Much of the open space in the borough can be attributed to land designated as Green Belt; this is predominantly farmland in the north of the borough. The Green Spaces Strategy promotes the preservation and management of open space in the borough.

Metropolitan Open Land and Green Chains Assessment (2004)

2.47 The Metropolitan Open Land and Green Chains Assessment (LB Hillingdon, 2004), sought to provide a comprehensive assessment of open land in the borough to determine the suitability of the Metropolitan Open Land and Green Chains designations, for the UDP Review. This study acknowledges the importance of Green Belt land as a valuable open space, which should be preserved and enhanced in accordance with PPG2. The Assessment recommends a small number of sites for upgrading from MOL to Green Belt designation. The findings of the Assessment were approved by the Hillingdon


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Cabinet in April 2004. These sites will be addressed at a later stage in this report. _____________________________________________________________

Policy Context for Green Belt and Major Developed Sites Assessment Criteria

2.48 This section seeks to identify relevant criteria for the designation of open land in assessing existing and potential future Green Belt and MDS in LB Hillingdon.

2.49 Identifying existing assessment criteria is useful is establishing an effective

methodology to assess sites. Existing criteria has been identified in this section. PPG2 is the only national guidance for Green Belt and MDSs in the Green Belt. However, PPG2 does not identify the specifics of how to assess land for inclusion or deletion in the Green Belt. An Oxford Brooks study has identified a variety of uses and methods for assessing sites. This section provides the existing policy for Green Belt and MDS assessment and sets the background for the methodology section.

Green Belt Planning Policy Guidance 2: Green Belts (PPG2, 1995)

2.54 PPG2 identifies the importance of Green Belts in order to ensure the preservation and permanence of open land. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the most important attribute of Green Belts is their openness.

2.55 In summary, the overarching criteria for the designation of land as Green Belt

include:

• To check the unrestricted sprawl of large built-up areas, or

• To prevent neighbouring towns from merging into one another, or

• To assist in safeguarding the countryside from encroachment, or

• To preserve the setting and special character of historic towns,

• or to assist in regeneration by encouraging the recycling of derelict and other urban land.

2.56 Green Belt boundaries can only be changed in exceptional circumstances. If

such an alteration is proposed, the Secretary of State will wish to be satisfied that the local planning authority has considered opportunities for development within the urban areas contained by and beyond the Green Belt. Wherever practicable a Green Belt should be several miles wide, so as to ensure an appreciable open zone all round the built-up area concerned. Boundaries should be clearly defined, using readily recognisable features such as roads, streams, belts of trees or woodland edges where possible (PPG2, 1995, p.15). Beyond this, no detailed criteria for the assessment of Green Belt land are included in PPG2.


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Major Developed Sites Major Developed Sites in Green Belts: A Policy Review – Oxford Brooks (2002)

2.57 Green Belts since their inception, contained sites with established major employment or institutional uses. Policies allowing for the infilling and redevelopment of such sites, termed MDSs were introduced by the Government PPG2 1995. MDS are defined in the guidance in PPG2 Green Belts (Revised) as factories, collieries, power stations, water and sewerage treatment works, military establishments, hospitals and research and educational establishments.

2.58 The Oxford Brooks Report states that the key provisions for MDS include the following:

• local authorities have the discretion to include MDSs and policies in their development plan

• MDSs need to be defined on the key diagram in their approved local plan for the provisions to become operative;

• All identified MDSs remain within the Green Belt;

• Where a MDS is identified in the local plan, infilling or redevelopment, under the terms specified in the guidance is acceptable.

• Defining a site as a MDS removes the need for the applicants to demonstrate ‘very special circumstances’ for the approval of proposals, thus speeding the development process (Elson, Downing, 2002).

2.59 Annex C of PPG2 lays down a range of criteria against which schemes will be

judged. For limited infilling, schemes should:

• Have no greater impact on the Green Belt purposes than the existing development;

• Not exceed the height of existing buildings, and

• Not lead to a major increase in the developed proportion of the site (PPG2, Annex C, Para C3, 1995).

2.60 With regard to the redevelopment of sites, whether they are redundant or in

continuing use, the complete or partial redevelopment of major developed sites may offer the opportunity for environmental improvement without adding to their impact on the openness of the Green Belt. Where this is the case, local planning authorities may in their development plans identify the site, setting out a policy for its future redevelopment. Redevelopment should:

• have no greater impact than the existing development on the openness of the Green Belt and the purposes of including land in it, and where possible have less;

• contribute to the achievement of the objectives for the use of land in Green Belts (paragraph 1.6 – see also paragraph 3.13);

• not exceed the height of the existing buildings; and • not occupy a larger area of the site than the existing buildings (unless

this would achieve a reduction in height which would benefit visual amenity), (PPG2, Annex C, Para C4, 1995).


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2.61 PPG2 also recognises the value of historic interest and the historic environment. Paragraphs C11 and C12 (PPG2) outline

• re-use is to be preferred to redevelopment where the buildings are of architectural or historic interest.

• proposals for altering or demolishing listed buildings or which affect their settings should be considered in the light of the advice in PPG15

• regard should be had to the preservation of gardens and grounds of special historic interest.

2.62 Additionally PPG2 includes policy for redundant hospitals. The redevelopment

of local redundant hospitals should be identified in local development plans. Sites, which meet the criteria set out in Annex C Para 4, are not considered inappropriate development. Annex C4 clearly indicates how redevelopment is possible without adding to their impact on the openness of the Green Belt and the purposes of including land within it.

2.44 PPG2 identifies what is covered by the term Higher and Further Education (HFE) in Annex C16. When assessing applications for HFE in the Green Belt and in the preparation of a local plan, it is important to have regard to the lack of a reasonable alternative site outside of the Green Belt. The infilling or (partial or complete) redevelopment of HFE establishments on major sites in the Green Belt, which are not identified in development plans (pending the next local plan or UDP review) but otherwise meet the criteria in PPG2 (Annex C, Paragraph C3 or C4) is not considered as inappropriate development.

2.63 MDS in Green Belts: A Policy Review (Elson, Downing, 2002), surveyed 131 local authorities in order to establish how they each assessed MDSs in the Green Belt and what criteria were used to assess whether a site was designated as a MDS or not. It was established that local authorities used a variety of criteria to assess sites for MDS designation and the approach of most authorities has been to be guided by a range of criteria. These include:

• The size and bulk of buildings on the site and their existing impact on the openness of the Green Belt;

• The area and/or footprint of buildings;

• The overall site area; and

• The contribution of the site to the local economy .

2.64 Assessing the size of a MDS in the Green Belt is important. However, potential Green Belt should be assessed for their infill and redevelopment potential. One example is the approach by Guilford Borough Council, where a Local Plan Topic Paper (2000) suggests sites should:

• Have a substantial footprint of development containing a range of buildings which cumulatively have a significant impact on the openness of the Green Belt; and

• Have an identifiable core of buildings which could accommodate limited infill development without having any greater impact on the openness of the Green Belt than the existing development; or


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• Offer the prospect for environmental improvement through complete or partial redevelopment without adding to their impact on the openness of the Green Belt and the purposes of including land within in. (Guildford Borough Council, 2000)

2.65 Of those surveyed, 43 local authorities listed hectarage cut off points, which

varied from 0.4ha to 16ha but the most commonly used was 5ha (Table 1). Footprint was also used to assess the designations of MDS and the average figure was 20,000m2. The variety of thresholds can be attributed to different local circumstances i.e. urban and rural areas. In the London Green Belt a threshold of 10,000m2 has guided a number of authorities in assessing their proposed MDSs. Table 1 below provides an overview of the cut-off points for MDSs used by the surveyed local authorities.

Table 2 – Hectarage Cut Off Points for MDS Hectarage Cut Off Points for MDS

Hectares No. of Local Authorities

0.4 1

1.0 9

2.0 6

4.0 2

5.0 11

6.0 1

8.0 1

10.0 9

15.0 2

16.0 1


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3.0 METHODOLOGY

3.1 This section provides a review of methodologies for assessing Green Belt and MDSs as applied previously in LB Hillingdon along with other assessment approaches embraced by other London Boroughs.

3.2 Details from PPG2 have been extrapolated which includes how Green Belt

boundaries should be defined and the types of development that are considered acceptable in a MDS. Inspector’s reports from the last UDP review have also been examined in order to identify previous methodologies that could benefit the assessment criteria used in this project. The experiences of other London boroughs have also been identified. Assessing Green Belt

3.3 Using the experience of other boroughs it is evident that all local authorities use PPG2 as their only methodology when designating Green Belt and MDSs in the Green Belt. PPG2 is particularly relevant and is incorporated fully into this assessment.

3.4 The majority of current Green Belt designations were made prior to PPG2.

The (London and Home Counties) Act 1938 was responsible for first safeguarding land. The then Middlesex County Council acquired approximately 4,500 acres of land in order to safeguard it from development; part of this acreage fell within the administrative boundary of the present day London Borough of Hillingdon. These Green Belt acquisitions were consolidated by the first inclusion of Green Belt in a statutory development plan for the borough in the 1951 County of Middlesex Plan, prepared under the 1947 Town and Country Planning Act. As much of these designations were made prior to the publication of PPG2 (1988 and 1995) some historical Green Belt in Hillingdon may not meet the criteria set out in this document. Consequently some additional sites may warrant Green Belt designation while other current Green Belt designations may be anomalies and unnecessary.

3.5 PPG2 states that Green Belt boundaries should be clearly defined using

readily recognised features. Boundaries are both natural and man-made features, which ideally should act as the end or the beginning of an area designated as Green Belt. This appraisal will assess some of the current Green Belt boundaries using the guidance set out in PPG 2. PPG2 Green Belts (1995) – Defining Boundaries

3.6 PPG2 states that once the general extent of a Green Belt boundary has been approved it should be altered only in exceptional circumstances. If such an alteration is proposed, the Secretary of State will need to be satisfied that the Authority has considered opportunities for development within the urban areas contained by and beyond the Green Belt. Similarly, detailed Green Belt boundaries defined in adopted local plans or earlier approved development plans should be altered only exceptionally. Green Belt boundaries should be


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clearly defined by using readily recognisable features such as roads, streams, belts of trees or woodland edges where possible (PPG2, 1995, p.5-6). Detailed boundaries should not be altered or development allowed merely because the land has become derelict (PPG2, 1995, p.5) Annex C (PPG2) Future of Major Developed Sites in the Green Belt

3.7 Green Belts occasionally contain MDS; these can include factories, collieries, power stations, water and sewage treatment works, military establishments, civil airfields, hospitals, and research and education establishments. These sites may be in continuing use or may be redundant. If a MDS is specifically identified for the purposes of Annex C in an adopted local plan or UDP/LDF, infilling or redevelopment, which meets the criteria in paragraph C3 or C4 (PPG2, 1995, p. 15), is not inappropriate development. In this context, infilling means the filling of small gaps between built development.

Infilling – Annex C - Paragraph C3

3.8 Limited infilling at MDSs in continuing use may help to secure jobs and the economy without further prejudicing the Green Belt. Local planning authorities may in their development plans define the boundary of the present extent of development and setting out a policy for limited infilling for the continuing use within this boundary. Such infilling should: (a) have no greater impact on the purposes of including land in the

Green Belt than the existing development; (b) not exceed the height of the existing buildings; and

(c) not lead to a major increase in the developed proportion of the site (PPG2, Annex C, 1995, p.15)

Redevelopment – Annex C - Paragraph C4

3.9 Whether they are redundant or in continuing use, the complete or partial redevelopment of a MDS may offer the opportunity for environmental improvement without adding to their impact on the openness of the Green Belt and the purposes of including land within it. Where this is the case, local planning authorities may in their development plans set out a policy for its future redevelopment. They should consider preparing a site brief. Redevelopment should: (a) have no greater impact than the existing development on the

openness of the Green Belt and the purposes of including land in it, and where possible have less;

(b) contribute to the achievement of the objectives for the use of land in Green Belts;

(c) not exceed the height of the existing buildings; and (d) not occupy a larger area of the site than the existing buildings

(unless this would achieve a reduction in height with a commensurate benefit to visual amenity), (PPG2, Annex C, 1995, p.15).


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London Borough of Hillingdon Unitary Development Plan Inspector’s Report December 1995 Volume One

3.10 The Inspector’s appraisal of Green Belt land was made using PPG2 (1995). The report reiterated that Green Belt boundaries should neither be rolled forward nor back unless there are exceptional circumstances – rather than general planning criteria, such as a logical neatness in the boundary or a site’s capability of performing a Green Belt function (Inspector’s Report, 1995, p. 28). The Inspector recognised that Circulars and PPGs have no binding authority. However, the Local Planning Authority has a duty to take them into account and if the council does not follow the guidance set out in PPG2 it should provide good reasons as to why this is the case (Inspector’s Report, 1995, p. 28).

3.11 The Councils Green Belt Core Proof of Evidence, which was given as

evidence at the Public Local Inquiry indicated exceptional circumstances are needed whenever a boundary is rolled back. The Inspector recommended that where deliberation was being made for the designation of land in the Green Belt, consideration as to whether the land could form a logical extension to the existing Green Belt and be capable of performing a Green Belt function should be made (Inspector’s Report, 1995, p. 33).

London Borough of Hillingdon Unitary Development Plan Proposed Modifications: Inspectors Report January 1998

3.12 A second Planning Inquiry was held in 1997 into the objections received to the proposed modifications made following the first Inquiry. These objections related to a wide range of land uses, although there was a considerable emphasis on one of the proposed Green Chains in the north of the borough and whether this should be upgraded to MOL. Green Belt

3.13 The Open Land and Countryside section of the Inspectors Report addressed modifications regarding Green Belt and MDS in the Green Belt. As part of the Inspectors Report four Green Belt sites were modified, these are:

• Harmondsworth Primary School,

• Coteford Infant/Junior School, Eastcote.

• Harefield Junior School and

• The A40 Allotments, Hillingdon Circus.

3.14 The 1993 Deposit Draft UDP proposed that Harmondsworth School should be added to the Green Belt as part of a general open area, which separates Harmondsworth from the development along the Bath Road. However, the proposed modifications deleted this addition citing the revised guidance in PPG2 (1995) and the need for flexibility to provide for the future educational requirements of the school. The proposed addition was deleted.

3.15 The Deposit Draft UDP had proposed that the Green Belt boundary of

Coteford Infant and Junior School should include the whole school. However, the Council’s Director of Education indicated that there is a need for further


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educational facilities on the site. Plans for expansion of the school were already underway and so designating the site as Green Belt was less justifiable. The proposed addition was deleted.

3.16 The inclusion of the Harefield Junior School playing field was proposed in the Deposit Draft UDP. However, in the proposed modifications the council withdrew this addition. The council stated that PPG2 had been revised since the first deposit and no longer recognised educational uses as acceptable within the Green Belt. The proposed addition to the Green Belt was withdrawn.

3.17 The A40 Allotments site was a proposed deletion from the Green Belt. The council, because of substantial changes to the area including the A40 realignment, considered that the site no longer contributed to the purposes of the Green Belt. The Inspector found there to be inadequate justification provided of exceptional circumstances to justify deletion of the land from the Green Belt. The proposed deletion was refused.

Major Developed Sites (MDSs)

3.18 MDS Proposed Modifications incorporates changes arising from the recommendations of the first Inspector. Proposed modifications included references to:

• Kingshill Depot, Hayes

• Moorcroft School, Yiewsley

• Townmead School, West Drayton

• St Vincents Hospital, Northwood Hills

• Harefield Hospital

• Brunel University

3.19 The Inspector found the Kingshill Depot Site did not justify inclusion as a MDS. The site occupies an area of 1.14ha and on the basis of a planning application submitted by the Council in 1997, the likely maximum capacity of the site for new development would be 16 houses. The Inspector did not consider the site to be substantial enough to be properly described as a MDS.

3.20 The Deposit Draft UDP sought to include Moorcroft School as a MDS within

the Green Belt. The Inspector noted that the site was approximately 4ha in area but found that the school buildings were not substantial in scale. The Inspector found that the site was neither major nor substantial and did not qualify as a MDS.

3.21 The Townmead School site is 7.7ha in area, including playing fields. The former school buildings were large in scale, but were demolished in 1995 for safety reasons. PPG2 Annex C Paragraph C9 provides for situations where buildings are demolished rather than being left in semi derelict state. It was maintained that the removal of the buildings did not in itself disqualify Townmead School from being considered as a MDS. The Inspector found the


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further modification to be acceptable and accepted that the site should be shown as a MDS in the Green Belt.

3.22 The Further Proposed Modifications (March 1997) included (Table 3.2A) Townmead, West Drayton as a MDS. However, the Further Proposed Modifications (March 1998) included, the deletion from Table 3.2A of Townmead School as a MDS in the Green Belt. This further modification was made due to a response from the Secretary of State’s decision.

3.23 The Further Proposed Modifications for St Vincent’s Hospital included the addition of a site-specific proposal for the site (now numbered as PR26, UDP, 1998). The proposal included substantial modernisation of the 8.17ha site for health and residential purposes. The Inspector supported redevelopment of the area as the hospital would benefit operationally; the housing component including affordable housing would contribute towards meeting the Borough’s overall need, removal of development on the crest of the hill would contribute to the openness of the Green Belt and the redevelopment would provide an opportunity to replace outworn buildings with an attractive development with high quality design. The Inspector agreed that the site had characteristics of a MDS and should be shown as a MDS in the proposals map.

3.24 Harefield Hospital is located entirely within the Green Belt and a site-specific proposal was included for this site (now numbered as PR20, UDP, 1998). Objections stated that the policy was too vague and imprecise about how developments would achieve environmental improvements without adding to their impact on the openness of the Green Belt. The Inspector stated that the site is a MDS in the Green Belt and that the supporting text to the policy should be strengthened with more reference to PPG2. The inclusion of how future development will be accommodated through a Master Plan should also be included.

3.25 Brunel University lies wholly in the Green Belt. During the first Inquiry the Inspector made reference to the new PPG2 and its advice on MDS, although he made no recommendation that the site should be identified as such. An objection from the Government Office for London (GOL) indicated that the site should be included as a MDS as it was consistent with the criteria identified in Annex C (PPG2). The Inspector (1998) agreed with GOL and Brunel University was included as a MDS in the Green Belt. Part B: Regional Context for Green Belt Land

3.26 n this assessment of Green Belt land, consideration needs to be given to the overall Green Belt land pattern across the sub-region. This report takes account of the MDSs that have been designated in neighbouring boroughs. Authorities adjoining the London Borough of Hillingdon comprise:

• London Borough of Harrow

• London Borough of Ealing

• London Borough of Hounslow

• Three Rivers District Council


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• South Bucks District Council

• Spelthorne Borough Council

• Slough Borough Council Links with the London Borough of Harrow

3.27 The London Borough of Harrow UDP was adopted in July 2004.The proposals map identifies land designated as Green Belt in Harrow (London Borough of Harrow, 2004).

3.28 None of the MDSs adjoin Hillingdon as they are all located in north eastern Harrow adjoining Brent.

3.29 There are 5 MDS in Harrow, comprising educational, offices, hospitals and

military establishments. No criteria beyond the guidance in PPG2 were used to assess MDS in Harrow and the Inspector at the 2003 Inquiry into the replacement UDP, accepted all sites identified.

Links with the London Borough of Ealing

3.30 The London Borough of Ealing UDP was adopted in 1998 and the ‘New Plan for the Environment’, replacement UDP reached second deposit stage in October 2002.

3.31 The strategic land use map identifies Green Belt designations in Ealing

(London Borough of Ealing, 2002). The boroughs green space map (sheet 2) also incorporates Green Belt classifications.

3.32 The Ealing Green Belt links with Hillingdon Green Belt in Hillingdon and

Northolt. The largest link is at Ten Acres Nature reserve, which adjoins the west London shooting grounds situated in the London Borough of Ealing. There are also Green Belt links at Lime Tree Park, Islip Manor and King George’s Field.

3.33 The Green Belt includes one Development Site (similar to MDSs in

Hillingdon) at Smith’s Farm, Northolt. The development site does not adjoin Hillingdon and is not classified as a MDS in the Ealing UDP.

3.34 In assessing Smith’s Farm, a development brief has been produced which will form supplementary planning guidance. The brief expands on the detail in the UDP and is consistent with PPG2. In identifying the site no particular size threshold was applied, however, LB Ealing consider that there are a number of buildings sited at this location to warrant this designation. Links with the London Borough of Hounslow

3.35 The London Borough of Hounslow UDP was adopted in December 2003. Proposals Maps (1/2/3) identify the Metropolitan Green Belt in Hounslow (London Borough of Hounslow, 2003).

3.36 In the south-eastern corner of LB Hillingdon, Cranford Park Green Belt links

with Green Belt in LB Hounslow. An area of land designated for Industrial


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and Business severs the potential green link between the north-western corner of LB Hounslow and Minet Estate. This break separates a significant continuous link of green space between the two Boroughs.

3.37 The Hounslow UDP (London Borough of Hounslow, 2003) identifies one

Major Development Site at the Kempton Water Treatment Works. The site does not adjoin the LB Hillingdon.

3.38 In assessing MDSs, no criteria was used beyond PPG2 and the site has been

included in the adopted UDP. London Borough of Hounslow did consider identifying other Major Development sites but concluded that there is no additional scope for designating any other sites.

Links with Three Rivers District Council 3.39 The Three Rivers Local Plan was adopted in 1999. The proposals map

identifies land designated as Green Belt in the Three Rivers District (Three Rivers DC 1999).

3.40 Land within Three Rivers District, bordering LB Hillingdon is designated

Green Belt. This Green Belt adjoins and links with significant areas of Green Belt within LB Hillingdon to the north of the borough at Hill End, Rickmansworth.

3.41 The Three Rivers Local Plan identifies two MDSs. These comprise Maple

Lodge Sewage Treatment Works and the Leavesden Studio site, which is a former airfield. Neither of the two sites directly adjoin the LB Hillingdon.

3.42 In assessing MDSs, no criteria were used beyond PPG2 despite

representations from schools wanting MDS designation elsewhere. This approval was upheld at the Public Local Inquiry following advice from government and no further MDSs were added or deleted.

Links with South Bucks District Council

3.43 The South Bucks Local Plan was adopted in March 1999. The proposals map identifies land designated as Green Belt in South Bucks (South Bucks DC 1999).

3.44 Land within South Bucks District, bordering the London Borough of Hillingdon

is almost entirely classified Green Belt. This Green Belt land links with significant areas of Green Belt within Hillingdon, along the length of the Colne Valley, except for one section near Uxbridge.

3.45 There are two MDSs in South Bucks. These comprise Wilton Park,

Beaconsfield used by the Ministry of Defence as an army base and the former Canadian Red Cross Hospital in Taplow, neither of the MDSs adjoin Hillingdon.


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3.46 The MDSs were assessed when the current South Bucks Local Plan went to Inquiry in 1997. The MDSs were assessed on the basis of site specific factors with no criteria or thresholds used. A review of criteria on such designations for LDF work has only reached an initial stage.

Links with Spelthorne Borough Council

3.47 The Spelthorne Local Plan was adopted in April 2001. The Proposals Map designates Green Belt land (Spelthorne DC 2001).

3.48 Significant areas of Green Belt land within Spelthorne Borough adjoin Green

Belt at the southern boundary of Hillingdon. The River Colne and adjoining Green Belt land represents a significant link between Spelthorne and Hillingdon.

3.49 There are no MDSs in Spelthorne. In the current Spelthorne Local Plan

(Spelthorne DC 2001) the view was taken that the economy was buoyant and there was no economic justification to designate MDSs. An inspector’s report supported the approach and recommended that no sites should be included in the plan.

Links with Slough Borough Council

3.50 The Slough Local Plan was adopted in March 2004. The proposals map

identifies land designated Green Belt in Slough (Slough BC 2004).

3.51 Green Belt designations in Slough adjoin Green Belt Land in Hillingdon along the entire length of the short boundary between the two Local Authority areas. Both sides of the boundary are also included in the Colne Valley Regional Park, which links Green Belt across the Boroughs’ boundaries.

3.52 There are two MDSs in Slough. These comprise Wexham Park Hospital and

Slough Sewage works, neither of which adjoin LB Hillingdon. The MDSs were not assessed by way of criteria or thresholds but were recommended by a Local Plan Inspector and subsequently included in the Slough Local Plan. Assessing Major Developed Sites

3.53 The Office of the Deputy Prime Minister (ODPM) or their predecessors

departments have not issued criteria on MDS thresholds. On this basis sites can only be assessed using local authority discretion and on a case-by-case basis although PPG2 does state that the site should be ‘substantial’ (PPG2, 1995, p.15).

3.54 A study of 131 local authorities (Elson, Downing, 2002) approaches to MDS

documented a variety of methods to assess MDS in the Green Belt. These are listed on p.16 of this Assessment.


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3.55 A number of assessment methods have proved relatively ineffective when

used in isolation. For example footprint does not account for more than the ground floor; and site area can be vast whilst the building(s) could be small in comparison and (vice versa), these factors could potentially skew an assessment and subsequent recommendations and need to be considered together rather than in isolation. The criteria used for this assessment are considered in more detail in Chapter IV Option Development, Evaluation and Selection.


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Figure 1: Open land network throughout the London Borough of

Hillingdon and surrounding local authorities.


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4.0 OPTION DEVELOPMENT, EVAULATION & SELECTION Introduction

4.1 This Chapter outlines the process of considering options for the designation of Green Belt and MDSs in Hillingdon. It comprises four stages:

1. Basis for Option Development 2. Evaluation of Options

• Options identified for designation or alteration of Metropolitan Green Belt in Hillingdon

• Purposes of Including Land in the Green Belt & Defining Green Belt Boundaries – Indicators

3. Major Developed Site Options

• Options for MDS within the Green Belt

• Major Developed Site Criteria / Indicators 4. Recommendations

4.2 In considering options for the designation of open land in Hillingdon, criteria

for the designation of Green Belt and MDS are considered.

Basis for Option Development 4.3 In developing options for the designation and deletion of Green Belt and

MDSs in the Green Belt, the following matters were taken into consideration:

• Criteria for open land designations including:

- Land designated as Green Belt - This includes sites that are currently designated Green Belt in the 1998 Hillingdon Unitary Development Plan, sites which are not in the Green Belt but merit inclusion in the Green Belt as they meet the criteria identified in this assessment and sites in the Green Belt which merit deletion from the Green Belt.

- MDS in the Green Belt – This includes sites in the Green Belt,

which are major and substantial. These buildings in the Green Belt, are sizable. During this assessment, some sites in the borough, which are in the Green Belt, may be identified as being major and substantial and may warrant MDS designation.

• Surveys of land currently identified which have potential for inclusion into the Green Belt and/or as MDS in the Green Belt

4.4 The criteria, first identified during Task 1 – Literature Review for this project,

are outlined below in detail along with consideration of how the criteria should be used in assessing the suitability of each land designation. This takes account of the purposes of including land in the Green Belt as outlined in PPG2. Each site must meet at least one of the criteria listed below in order to


30

merit Green Belt designation. The section also includes the type of land uses, which are associated with MDS designation. Criteria for Open Land

4.5 The PPG2 criteria for the designation of land as Green Belt are:

a. Land that checks the unrestricted sprawl of large built-up areas, or

b. Land that prevents neighbouring towns from merging into one another, or

c. Land that assists in safeguarding the countryside from encroachment,

or

d. Land that preserves the setting and special character of historic towns, or

e. Land that assists in urban regeneration, by encouraging the recycling

of derelict and other urban land.

4.6 For land to be suitable for designation as Green Belt, it must clearly satisfy

one or more of criteria a, b, c, d or e identified above as a minimum. Criteria for designation of Major Developed Sites (MDS) in the Green Belt

4.7 Criteria for the designation of land as a MDS in the Green Belt includes sites listed in PPG2. PPG2, Annex C suggests that MDS may cover ‘factories, collieries, power stations, water and sewerage treatment works, military establishments, civil airfields, hospitals and research and educational establishments’ (Annex C, Para C1). These types of development are typically large and substantial and most provide a benefit to the local community or the local economy. Green Belt policy is inherently restrictive, however, in some cases for specific types and sizes of development it can be beneficial to the owners, occupiers, the economy and the community to include certain sites as a MDS in the Green Belt. A survey of 74 local authorities, identified a total of 13 existing uses identified in their Local Plan as a MDS:

1. Industry 2. Higher Education 3. Hospital 4. Education – Schools 5. Utilities 6. Unused – Mineral Extraction 7. Leisure 8. Research 9. MoD 10. Airfield


31

11. Colliery 12. Housing 13. Prison

(Elson, Downing 2002)

4.8 Land falling within any of the above uses is clearly capable of being a MDS given that they have been accepted and incorporated into development plans elsewhere. However, other sites with MDS potential will be assessed on their own merits.

Evaluation of Options 4.9 Two overall options were identified for the designation or alteration of Green

Belt in Hillingdon. These options and the arguments for and against them are outlined in Table 1. Table 3 Options identified for designation or alteration of

Metropolitan Green Belt in Hillingdon.

OPTION ARGUMENTS FOR ARGUMENTS

AGAINST

Option 1:

• Green Belt boundary alteration, deletion or inclusion using the purposes of the Green Belt as outlined in PPG2 and in the earlier literature review as the only source of assessment.

• This option would ensure consistency with adjoining London boroughs and District Councils. All local authorities, which were surveyed, used PPG2 as their only source of assessment. Using the same criteria, as neighbouring local authorities will ensure consistency.

• The use of PPG2 alone, limits the robustness of the criteria and this assessment.

• PPG2 Green Belt purposes provide very broad criteria against which it may be harder to assess smaller or more marginal sites.

Option 2:

• Green Belt boundary alteration, deletion or inclusion using the purposes of Green Belt as outlined in PPG2 and the inclusion of specific guiding indicators for each purpose of PPG2.

• Identifying and using specific indicators would add additional robustness to the assessment.

• Identifying and using specific indicators would allow for a more accurate

• Identifying and using specific indicators would not be consistent with adjoining London Boroughs or District Councils.


32

OPTION ARGUMENTS FOR ARGUMENTS

AGAINST

assessment of each site.

4.10 Based on an assessment of the arguments presented above, Option 2 was

selected as the preferred option. This option will provide a more robust assessment of land designated as Green Belt in Hillingdon. Table 4. Purposes of Including Land in the Green Belt & Defining Green Belt Boundaries – Indicators

PPG2 PURPOSES OF INCLUDING LAND IN GREEN BELTS

INDICATORS

PUROPOSE OF INDICATOR

1) To check the

unrestricted sprawl of large built-up areas;

� Does this area of

Green Belt provide a genuine break in urban sprawl and/or prevent large developed area from enlarging in a random and unsustainable manner (i.e. not a planned urban extension)? Y / N

⇒ To ensure that the land designated as Green Belt does provide a genuine function. This function is to contain areas, which ensures that urban sprawl does not occur and built up areas do not develop in an unsustainable manner.

2) To prevent

neighbouring towns from merging into one another;

� Is the settlement

separated from neighbouring towns on all or at least one side? Y / N

⇒ To assess whether the Green Belt genuinely separates built up areas. If the Green Belt does separate the site from other built up areas then the purpose of the site in the Green Belt is genuine.

3) To assist in

safeguarding the countryside* from

� If this site were

developed, would it take urban

⇒ To assess whether if the site if built upon would aid the decrease of open


33

encroachment; development further into the countryside? Y / N

land or whether the potential development of this site would not have any additional impact on the openness of the countryside.

4) To preserve the

setting and special character of historic towns;

� Not applicable

⇒ there are no historic towns in Hillingdon.

5) To assist in urban

regeneration, by encouraging the recycling of derelict and other urban land.

� Is the site greater

than 0.25ha in site area? Y/N

� If the site is greater than 0.25ha, is there a derelict and/or developable site within 3000m of this site which is of a similar size? Y / N

⇒ To assess whether all existing potential developable sites are built upon. The 3000m figure chosen is an arbitrary distance and appears to be a reasonable proximity for those who wish to develop in the Green Belt, to choose an alternative site if available within 3000m.

PPG2 DEFINING BOUNDARIES

INDICATOR PURPOSE OF INDICATOR

6) Definable and

logical Green Belt boundary

� Is the site within

clearly defined and logical Green Belt boundaries, using readily recognisable features such as roads, streams, belts of trees or woodland edges? Y / N

� If the Green Belt

boundary is clearly and logically defined should the boundary logically include or exclude this site? Include / Exclude

⇒ PPG2 states that clearly defined boundaries can be used to include or exclude sites from the Green Belt.

⇒ It is important to

establish if there is a boundary whether it clearly includes or excludes the site. Those that have been incorporated should remain in the Green Belt


34

*For the purpose of this assessment countryside is ‘land not in built up areas or industrial areas, which is either used for farming or left in its natural condition’.

4.11 Each individual site will be assessed on the purposes of including land in the

Green Belt using the identified indicators and the site must meet at least one of these purposes to be considered worthy of Green Belt designation. If sites do not meet at least one of the indicators in Table 2, then the site will not be considered as requiring Green Belt protection.

4.12 A method of assessment has been included in ‘PPG2 defining Green Belt

boundaries’. PPG2 identifies boundaries that should endure; they should be carefully drawn so as not to include land, which it is unnecessary to keep permanently open. Defining the boundary will be used as an additional form of assessment given that some sites which meet the main purposes of including land in the Green Belt could be considered for exclusion from the Green Belt because it would result in a genuinely irrational or impractical Green Belt boundary. Major Developed Site Options

4.13 Two options were identified for the designation of Major Developed Sites within the Green Belt. These options and arguments for and against each option are outlined in Table 4.

Table 5. Options for MDS within the Green Belt

OPTION ARGUMENTS FOR ARGUMENTS AGAINST

Option 1: Retention of existing MDS with no increase.

• A MDS designation does not require applicants to identify a very special circumstance for every development, thereby speeding up the planning process for many developments and alterations.

• Many sites in the borough (i.e. hospitals and schools not currently identified as MDSs) may need additional development but due to the restrictive nature of Green Belt policy, cannot implement operational changes without a very special circumstance.

Option 2:

• Inclusion of Green Belt sites which display MDS characteristics as determined

• A general Green Belt designation is potentially very restrictive. Sites designated as MDS within the Green Belt do not have to identify

• The MDS designation allows for continued infilling and some redevelopment, which increases the amount of development in the Green Belt over time.


35

OPTION ARGUMENTS FOR ARGUMENTS AGAINST

by appropriate criteria

a very special circumstance, for many incremental or operational developments. The inclusion of specific criteria will ensure that only sites, which are worthy of MDS designation, are included.

• The designation of genuine MDS will not set a precedent for development in non MDS locations.

• Speed up the planning process

• Identification of inappropriate sites and/or selection criteria may adversely affect the Green Belt.

4.14 Based on an assessment of the arguments presented above, Option 2 was

considered the preferred option. This option provides a closer examination of the value that can be added by the identification of MDS in the Green Belt. The Green Belt is by definition generally restrictive; MDS designation allows those existing sites and institutions which require infill and redevelopment the opportunity of further development without adding any material harm to the openness and purpose of the Green Belt, given that the main development is already established on site. Indicators for assessing the suitability of a site as a MDS are set out in Table 5.

Table 6. Major Developed Site Criteria / Indicators

MAJOR DEVELOPED SITE CRITERIA / INDICATORS

1) Does the site have a genuinely substantial footprint of development containing a range of buildings, which cumulatively have a significant impact on the openness of the Green Belt? Y / N

2) Does the site have an identifiable core of buildings, which could accommodate limited infill development without having any greater impact on the openness of the Green Belt than the existing development? Y/ N


36

MAJOR DEVELOPED SITE CRITERIA / INDICATORS

3) Does the site offer the prospect for environmental improvement through complete or partial redevelopment without adding to their impact on the openness of the Green Belt and the purposes of including land within it? Y / N

4) Does the site contribute to the local community or economy? Y / N

Schools Only 5) Does the site accommodate more that one school? Y/ N

4.15 As part of this assessment, for any site to be considered a MDS it must meet

all of the criteria listed in Table 5 (with the exception of question 5 which applies to schools only). These assessment criteria were produced using Annex C (PPG2). PPG2 gives no specific guidance on the use of criteria, this is a matter for interpretation by individual planning authorities having regard to local circumstances.

Recommendations 4.16 The Literature Review provided the background information for this Green

Belt assessment. Open land and Green Belt policy was identified, particularly PPG2, which is the predominant national guidance used to assess Green Belt and MDSs. Previous experiences in the London Borough of Hillingdon and neighbouring local authorities have also been identified to increase the robustness of the criteria used in this assessment. The sites assessed using the established criteria included sites identified from the following sources:

• sites examined during the last UDP Review, these sites are listed in the London Borough of Hillingdon UDP Inspectors Report December 1995 Vol.1;

• submissions received in response to the initial consultation conducted in April 2001;

• submissions received since April 2001;

• sites identified by officers which could possibly benefit from Green Belt policy, and;

• schools, hospitals and other MDSs located within the Green Belt.

An Oxford Brooks University report identified the importance of Green Belts and MDSs in the Green Belt. This document also discussed the results of a survey carried out on how a selected number of local authorities assessed their MDSs in the Green Belt. The Oxford Brooks assessment identified a variety of MDS land uses, footprint thresholds and site area thresholds that have been used as part of the other local authority assessments. It was clear that all local authorities surveyed used different thresholds and mechanisms for their MDS assessments. However, all of the local authorities used the guidance PPG2 as their fundamental method of assessment. Using the


37

information outlined in the literature review, methodology, option development and selection, the following options have been identified.

4.17 The preferred options identified in Section 3 - Options Evaluation & Assessment resulted in two strategies for the designation of Green Belt and MDS in Hillingdon: Strategy 1: The refining, deletions and, in some cases, addition of Green

Belt in Hillingdon. This incorporates sites which are already designated as Green Belt, but do not necessarily meet the purposes of including land in the Green Belt and sites which have not previously been included in the Green Belt but sites which meet the purposes of including land in the Green Belt.

Strategy 2: The identification of substantial sites within the Green Belt which do not require identification of a very special circumstance.


38

5.0 SITES FOR ASSESSMENT

5.1 As previously mentioned the sites which were chosen in this assessment were as a result of a commitment of the council to resurvey 1995 sites, submissions received and sites chosen by the council as sites which could benefit from Green Belt protection / MDS protection or deletion. Site assessments were prepared for the following areas: Table 7 – Green Belt sites Assessed

Recent Representations Made to the Local Authority 2003/2004/2005

Request: Deletion from the Green Belt

1. 35 Carlton Place, Northwood

2. 470 Bath Road, Longford

3. 59 Reservoir Road

4. Hillingdon House Farm

5. Iver Water Treatment Works, Iver

6. Kenwood Close, West Drayton

7. Mill End Depot, Springwell Lane

8. Springfield Road, Hayes

9. Stockley Park

10. Springwell Lake Pumping Station

11. Willowslea Farm Kennels, Spout Lane North

12. Land at Cherry Lane Roundabout

13. Land at Dawley Road Hayes

14. Land at Cygnet Close, Northwood

15. Milbourne Goulds Green

16. Glebe Farm, Clovelly Avenue, Ickenham

17. Home Farm Hayes

Request: Upgrade to Green Belt

18. The Dairy Farm, Harefield

19. Land to the rear of Merle Avenue

Request: Major Developed Site Upgrade

20. Schering-Plough Ltd. Breakspear Road South (Formerly known as the Research Farm)


39

Additional Sites selected by the local authority

Request: Change the designation of the site from Industrial and Business to Green Belt

21. The Trident Site, Stockley Park

Request: Consider the deletion of the site from the Green Belt or upgrade of site to Major Developed Site in the Green Belt

22. Heathrow Terminal 5

Request: Consider including the site as a Major Developed Site in the Green Belt

23. Waterside (BA Headquarters)

24. Saxon Trading Estate, Saxon Way Mount Vernon Hospital, Northwood

Schools in the Green Belt (also selected by local authority)

Consider including the site as a Major Developed Site in the Green Belt

25. Abbotsfield and Swakeleys School, Clifton Gardens

26. Bishopshalt School, Royal Lane

27. Bourne Primary School, Cedar Avenue

28. Heathrow Primary School, Harmondsworth Lane

29. John Penrose School, Northwood Way

30. Guru Nanak Secondary and Primary School, Springfield Road

31. Mellow Lane High School, Hewens Road

32. Uxbridge High School, The Greenway

33. Vyners Secondary School, Warren Road

34. William Byrd Primary School, Victoria Lane

Inspectors Report December 1995 – Hillingdon UDP

Objections to the retention of sites, which are already in the Green Belt;

35. Land in Skip Lane, Harefield

36. Medi-parc, land north of Harefield Hospital, Harefield

37. 9 Woodhall Close, Uxbridge


40

38. Land at Glebe Farm, Ickenham

39. Battlerswells Farm, Harefield

40. Glebe Farm, West End Road, Ruislip

41. Park Farm, Ducks Hill Road, Northwood

42. Land near Langton Grove/Kewferry Road, Northwood

43. Land West of Potter Street Hill, Northwood

44. Keepers Cottage, Coteford Close, Eastcote

45. Three Sites on Land at Springfield Road, Hayes

46. Frogsditch farm, Harlington

47. Palmer’s Farm, 371 High Street, Harlington / This site was also requested and described as 371a High Street, Hayes and Outbuildings

48. Printinghouse Lane/Dawley Road, Hayes

49. Costelloe’s Site, r/o 119-137 Charville Lane, Hayes

50. Parr’s Yard, Bath Road, Longford

51. William Boyer and Thompson Land, Trout Lane, West Drayton

52. Land adjoining Hatch Lane, Harmondsworth

53. Land fronting A4 Bath Road , adjacent to Penguine Books and Heathrow Boulevard

54. Land at Holloway Lane/Holloway Close, Harmondsworth

55. Land at Holloway Lane Near High Street, Harmondsworth

56. Land North of the school at Harmondsworth, Lane Sipson

57. Land East of Kenwood Close, Sipson

58. Lanz Farm, Harmondsworth Lane, Sipson

59. Padbury Oaks, r/o 575-583 Bath Road, Longford

60. Land at Old Bath Road Nursery Site, and Land at Longford Bridge

61. Land West of Heathrow

62. Hubbards Farm, West Drayton Road, Colham Green

63. The Trident Site, Stockley Park

64. Land at Stockley Road, adj. Grand Union Canal

65. Land at Cowley Peachy adj. Grand Union Canal

Objections to the deletion of sites, which are currently included in the Green Belt;

66. Harlington School Playing Field, New Road, Harlington

Objections to the addition of sites to the Green Belt;

67. Ruislip Depot Austins Lane, Ickenham

68. The Spinney, East of Harefield House, Harefield

69. RAF Northolt, Western Avenue


41

Recommendations of the Metropolitan Open Land and Green Chains Assessment (2005) – Each site includes a response to the recommendation.

Existing Metropolitan Open Land sites to be up-graded to Green Belt

66. Uxbridge Common, Park Road, Uxbridge

67. Cowley Recreation Ground, Cowley Road, Uxbridge

Existing ‘Areas forming links in Green Chains’ to be included in the Green Belt

68. RAF Station Athletics Ground Uxbridge

69. Lake Gardens, Botwell Lane, Hayes


42

GREEN BELT - SITE ASSESSMENTS

In response to representations made to the local authority since the 1998 UDP Review – where land was requested to be removed from the Green Belt: Existing site designation to be retained;

Map 1 – 35 Carlton Place, Rickmansworth Road, Northwood Map 2 – Iver Water Treatment Works, Sludge Lagoons Map 3 – Land east of Kenwood Close, Sipson (1995 & 2004) Map 4 – Mill End Depot

Map 5 – Springfield Road, Hayes Map 6 – Stockley Park Map 7 – Springwell Lake, Harefield. Map 8 – Willowslea Farm Kennels Map 9 – Glebe Farm, Ickenham Map 10 – Home Farm, Hayes. Map ? Land bordered by Dawley Road and Bolingbroke Way

Map ? – Land at Cherry Lane Roundabout Map ? Land at Cygnet Close Northwood Map ? Milbourne Goulds Green


43

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 1 – 35 Carlton Place, Rickmansworth Road, Northwood

LEGEND

Existing Green Belt

Green Belt Assessment 1) To check the unrestricted sprawl of large built-up areas; ��

2) To prevent neighbouring towns from merging into one another; ��

3) To assist in safeguarding the countryside from encroachment; ��

4) To preserve the setting and special character of historic towns; NA

5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = 2.7ha)

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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2 and prevents Northwood and Rickmansworth from merging into each other. The site also forms part of a definable and logical boundary. The site therefore merits its current Green Belt designation.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 2 – Iver Water Treatment Works, Sludge Lagoons

LEGEND

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5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = 5ha approx.)

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6) Boundary Treatment Y/N & Incorporate/Exclude Y/Incorporate

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The site also has a logical and definable boundary. The site therefore merits its current Green Belt designation. The site can not be considered for MDS as it is not developed.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 3 – Land east of Kenwood Close, Sipson (1995 & 2004)

LEGEND

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5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = 1.9ha approx.)

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a)DERA Site Yiewsley b)Former Safeway HQ, Hayes

6) Boundary Treatment Y/N & Incorporate/Exclude Y / Include

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The village envelope forms a logical and definable boundary to the Green Belt. The site therefore merits its current Green Belt designation.


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LEGEND

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NA

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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The current Green Belt boundary is logical and clearly defined. The deletion of this site from the Green Belt would result in other land close by being vulnerable to development in the Green Belt. The site therefore merits its current Green Belt designation.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 5 – Springfield Road, Hayes

LEGEND

Existing Green Belt

Green Belt Assessment This site is being assessed as a single site as part of the 2005 Assessment. However, this site has also been included with 2 adjoining sites as part of the 1995 review, please see Map 27.

1) To check the unrestricted sprawl of large built-up areas; ��





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a) Gov buildings, Hayes


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2.The boundary of the Green Belt is also clearly definable and logical. The site therefore merits its current Green Belt designation.


48

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 HAVE ASKED FOR MORE DETAIL AGAIN EARLY MARCH 05 – expect ! Map 6 – Stockley Park

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = ?)


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation


49

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 7 – Springwell Lake, Harefield.

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area 0.54)

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a) Royal Quay Summer House Lane


Recommendation: • Retain Current Green Belt Designation

Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The current Green Belt boundary is logical and clearly defined. The deletion of this site from the Green Belt would result in other land close by being vulnerable to development. The site therefore merits its current Green Belt designation


50

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 8 – Willowslea Farm Kennels

LEGEND

Existing Green Belt

Green Belt Assessment To alter the Green Belt boundary to release site from the Green Belt 1) To check the unrestricted sprawl of large built-up areas; ��





��


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2 and the current boundary is logical and easily definable. The site therefore merits its current Green Belt designation.


51

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 9 – Glebe Farm, Ickenham

LEGEND

Existing Green Belt

Green Belt Assessment Please note that this site was also included in the 1995 Inspectors Report and additional to this assessment has been included in the 1995 Section as more recent representations have been made to the local authority 1) To check the unrestricted sprawl of large built-up areas; ��





��

6) Boundary Treatment Y/N & Include/Exclude Y/Include

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The site therefore merits its current Green Belt designation.


52

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2005 Map 10 – Home Farm, Hayes.

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = 42ha approx)

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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The site acts as a buffer between sprawling housing development from the west and east of the site. The site therefore merits its current Green Belt designation and the boundaries should remain unchanged.


53

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2006 Map ? Land bordered by Dawley Road and Bolingbroke Way

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = 2.1ha approx)

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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The site acts as a buffer between sprawling housing development from Wood End and Hayes and the Industrial and Business Area to the south.. The site therefore merits its current Green Belt designation and the boundaries should remain unchanged.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2006 Map ? – Land at Cherry Lane Roundabout

LEGEND

Existing Green Belt






��


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The site acts as a buffer from the west.. The site therefore merits its current Green Belt designation and the boundaries should remain unchanged.


55

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2006 Map ? Land at Cygnet Close Northwood

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 0.12ha)

��


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, this Green Belt forms part of the buffer which separates Northwood from Harefield. The site therefore merits its current Green Belt designation.


56

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2006 Map ? Milbourne Goulds Green

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA =0.07ha)

��


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, this Green Belt forms part of the buffer which separates the Goulds Green Hayes area from the Hillingdon and Yiewsley area. The site therefore merits its current Green Belt designation.


57


In response to representations made to the local authority since the 1998 UDP Review – where land was requested to be removed from the Green Belt: Existing Green Belt Sites to be removed from the Green Belt;

Map 11– 470 Bath Road, Longford Map 12– 59 Reservoir Road, Ruislip Map 13– Perry Oaks Sludge Works, Heathrow


58

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 11– 470 Bath Road, Longford

LEGEND

Existing Green Belt






��

World Business Centre- Heathrow


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site does not meet any of the purposes of including land in the Green Belt as identified in PPG2. The site does not form part of a large built up area or does not safeguard the countryside. The Island site clearly forms a logical and definable Green Belt Boundary in Longford. The site does not merit its current Green Belt designation and should be deleted from the proposals map as Green Belt.


59

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 12– 59 Reservoir Road, Ruislip

LEGEND

Existing Green Belt






NA


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site does not meet any of the purposes of including land in the Green Belt as identified in PPG2. The site does not form part of a large built up area or it does not safeguard the countryside. The site does not merit its current Green Belt designation and should be deleted from the proposals map as Green Belt.


60

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 13– Perry Oaks Sludge Works, Heathrow

LEGEND

Existing Green Belt

Green Belt Assessment The former Perry Oaks Sludge Works is the now the proposed Terminal 5 site 1) To check the unrestricted sprawl of large built-up areas; ��




5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 120ha+)

��

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Exclude

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site is no longer the site of the Perry Oaks Sludge Works. The construction of Terminal 5 is ongoing at this site. This site when built upon and as part of Heathrow airport will form no valuable function in the Green Belt. As suggested by the Terminal 5 inspectors report, the boundary should be rolled back to the A3044. The Green Belt designations should therefore be deleted.


61


In response to representations made to the local authority since the 1998 UDP Review – where land was requested to be included in the Green Belt: Existing non Green Belt sites to be upgraded to Green Belt;

Map 13 - Hillingdon House Farm Map 15– Land to west of Merle Avenue, Harefield Map 16– The Dairy Farm Harefield


62

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 13 - Hillingdon House Farm

LEGEND

Existing Green Belt

Green Belt Assessment To alter the Green Belt boundary to include 5.22acre field at Hillingdon House Farm and to also include the swimming pool site to the north. This site has an adopted Planning Brief, which aims to develop this site for housing purposes. If designated as Green Belt would the site meet the following: 1) To check the unrestricted sprawl of large built-up areas; ��





��

a) British Gas Site, Cowley Mill Road, Uxbridge

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Incorporate Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified by PPG2. If designated the site would check the unrestricted sprawl of large built up areas. The boundary would be more clearly and logically defined incorporating the additional sites identified above in the Green Belt. The swimming pool site and the adjoining field to the south of this site should be incorporated into the Green Belt.


63

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 15– Land to west of Merle Avenue, Harefield

LEGEND

Existing Green Belt

Green Belt Assessment Please note that these site were designated for Private School Playing Fields (1), Allotments (2) and Statutory Allotments (3) (open spaces not open to the public) in the Initial Development Plan 1965. Please note that the land located to the western edge (triangular piece of land) is a mapping error. This request is for an addition to the Green Belt west of Merle Avenue. If the site were designated as Green Belt, would it: 1) Check the unrestricted sprawl of large built-up areas; ��

2) Prevent neighbouring towns from merging into one another; ��

3) Assist in safeguarding the countryside from encroachment; ��

4) Preserve the setting and special character of historic towns; NA

5) Assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site area = 2.9ha approx.)

��

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Incorporate Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The current Green Belt boundary is illogical; a definable and logical boundary is to include this land in the Green Belt to reach the developed area to the east of the site. The mapping error should be clarified and the Green Belt boundary should be expanded to include the land to the west of Harefield Village.


64

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 16– The Dairy Farm Harefield

LEGEND

Existing Green Belt

Green Belt Assessment To alter the Green Belt boundary to include land to the west of the current Green Belt boundary. If designated as Green Belt would the site meet the following: 1) Check the unrestricted sprawl of large built-up areas; ��




5) Assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site area = 2.9ha approx.)

��

a) Royal Quay, Summer House Lane b) 97-101 DucksHill Rd

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Incorporate Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The boundary of the site should be altered to include the remaining farm area to the west of the Green Belt. The Green Belt boundary would then be more definable and logical. The site therefore merits its current Green Belt designation.


65


Sites in the London Borough of Hillingdon UDP Inspectors Report December 1995 Vol 1: These sites will be assessed using the same format and sequence as the 1995 Inspectors Report, which incorporates the original request. Deletions, omissions and additions will all be recommended under the original headings. Objections to the retention of sites, which are already in the Green Belt (1995);

Map 17 Land in Skip Lane Map 18 Medi-parc Land north of Harefield Hospital Map 19 – 9 Woodhall Close Map 20 – Glebe Farm

Map 21– Battlerswells Farm Map 22 – Glebe Farm Map 23 – Park Farm Map 24 – Land near Langton Grove/Kewferry Road Map 25 – Land West of Potter Street Hill Map 26 – Keepers Cottage

Map 27 – Three Sites at Springfield Road, Hayes Map 28 – Frogsditch Farm, Harlington Map 39 – Palmer’s Farm, 371 High Street, Harlington Map 30 – Printinghouse Lane/Dawley Road, Hayes Map 31 – Builders yard - Costelloe’s Site, r/o 119-137 Charville Lane, Hayes Map 32 – Parrs Yard, Bath Road, Longford.

Map 33– William Boyer and Thompson land, Trout Lane, West Drayton Map 34 – Land adjoining Hatch Lane, Harmondsworth Map 35 – Bath Road – Adjacent Penguin Books and Heathrow Boulevard Map 36 – Land at Holloway Lane/Holloway Close, Harmondsworth Map 37 – Land at Holloway Lane Near High Street, Harmondsworth Map 38 – Land North of the School at Harmondsworth Lane, Sipson Map 39 – Land East of Kenwood Close, Sipson (1995 & 2004)

Map 40 – Lanz Farm, Harmondsworth Lane Sipson Map 41 – Padbury Oaks, Bath Road Map 42 – Old Bath Road Nursery Site Map 43 – Land West of Heathrow Map 44 – Hubbards Farm, West Drayton Road, Colham Green. Map 45 – The Trident Site, Stockley Park

Map 47 – Land at Stockley Road adj Grand Union Canal Map Map 48 – Land at Cowley Peachey adj. Grand Union Canal


66

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 17 Land in Skip Lane, Harefield

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 3.3)

��


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site is already built on, however, the Green Belt designation ensures that the area does not develop further and adjoin with the sprawling village of Ickenham. The site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. There are also sites of a similar size within 3000m of this site, which could contain development of a similar size. The site therefore merits its current Green Belt designation.


67

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 18 Medi-parc Land north of Harefield Hospital, Harefield

LEGEND

Existing Green Belt






��

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Include

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, the boundary is logically defined to the west of Hill End Road. The site therefore merits its current Green Belt designation.


68

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2005 Map 19 – 9 Woodhall Close, Uxbridge

LEGEND

Existing Green Belt

Green Belt Assessment This site was not included in the Green Belt Assessment as the Council was not permitted to do a site visit.


69

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 20 – Glebe Farm, Ickenham

LEGEND

Existing Green Belt

Green Belt Assessment Please note that representations have also been made for this site since the last UDP Review.

This site also appears in the representations made to the local authority since the 1998 UDP Review. 1) To check the unrestricted sprawl of large built-up areas; ��





��


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The site forms a logical and definable boundary; the site therefore merits its current Green Belt designation.


70

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 21– Battlerswells Farm, Harefield

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = 13ha)

��


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The deletion of this site from the Green Belt would result in other neighbouring sites becoming vulnerable to development. The site therefore merits its current Green Belt designation.


71

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 22 – Glebe Farm, West End Road, Ruislip

LEGEND

Existing Green Belt






��

a)Master Brewer, Hillingdon Circus


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, as there is an alternative developable site with 3000m of this site. The site also forms good Green belt linkage between the Green Belt to the east of the A4108 and the land to the south of the A40. The site therefore merits its current Green Belt designation.


72

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Map 23 – Park Farm, Ducks Hill Road, Northwood.

LEGEND

Existing Green Belt






NA

6) Boundary Treatment Y/N & Incorporate/Exclude NY/Incorporate

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. There is a developed area to the south of the Park Farm buildings, however, these two areas are separated by a road. The site therefore merits its current Green Belt designation.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 24 – Land near Langton Grove/Kewferry Road, Northwood.

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 8ha)

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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, this Green Belt separates Northwood from Moor Park and provides a genuine break in urban sprawl. The site therefore merits its current Green Belt designation.


74

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 25 – Land West of Potter Street Hill, Northwood

LEGEND

Existing Green Belt






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a) Land at St Vincents, Eastcote


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, this Green Belt separates Northwood from Pinner and provides a genuine break in urban sprawl. The site therefore merits its current Green Belt designation.


75

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 26 – Keepers Cottage, Coteford Close, Eastcote.

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area whole site .35ha just GB or .27)

�� a)94-100 Green Lane, Northwood b)97-101 Ducks Hill Road c)Land adj to Waitrose, Ruislip d)former Rover dealership South Ruislip e)Sperring House, Ruislip f) Edenwest Ltd. Ruislip


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site does not meet any of the purposes of including land in the Green Belt as identified in PPG2, the Initial Development Plan (1965) included this site as Public Open Space in the Green Belt. The site does not merit Green Belt designation and should be deleted from the Green Belt.


76

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 27 – Three Sites at Springfield Road, Hayes

LEGEND

Existing Green Belt

Green Belt Assessment To alter the Green Belt boundary and release 3 Green Belt Sites for Industrial Purposes. 1) To check the unrestricted sprawl of large built-up areas; ��




5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = 4.4)

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a) Marks & Spencer Distribution Centre, Hayes b) Hayes Station


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2.The boundary of the Green Belt is also clearly definable and logical. The site therefore merits its current Green Belt designation.


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LEGEND

Existing Green Belt






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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, the boundary is also clearly and logically defined. The site therefore merits its current Green Belt designation.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004

Map 39 – Palmer’s Farm, 371 High Street, Harlington

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 1ha difficult to establish exact extent of site for last review)

��

a)Former power station site, Haye b) Gov Buildings, Hayes c) 356 Stockley Close, West Drayton


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at lease one purpose of including land in the Green Belt as identified by PPG2. There are other alternative sites available which would encourage the recycling of other derelict or urban land. The site therefore merits its current Green Belt designation.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 30 – Printinghouse Lane/Dawley Road, Hayes

LEGEND

Existing Green Belt






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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. Part of the site has existing buildings on it, while the majority of the site is undeveloped.The site therefore merits its current Green Belt designation.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 31 – Builders yard - Costelloe’s Site, r/o 119-137 Charville Lane, Hayes

LEGEND

Existing Green Belt






��

a)Barra Hall, Hayes b)Bycurus, Hillingdon Circus c)Land at the Chestnutsm Hillingdon d) Land@ rear of 5-9 Sweetcroft Lane e)Hayes Gate House, Hayes


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The deletion of the builders yard would be clearly inappropriate as the current boundary is logical and clearly defined. The site therefore merits its current Green Belt designation.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 32 – Parrs Yard, Bath Road, Longford.

LEGEND

Existing Green Belt






��

a) World business Centre, Heathrow

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Incorporate Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The site is currently used for parking and storing vehicles. The site therefore merits its current Green Belt designation.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 33– William Boyer and Thompson land, Trout Lane, West Drayton

LEGEND

Existing Green Belt






��

a) British Gas Site, Uxbridge b) Former Honeywell Site, Yiewsley


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The boundary of the site is clearly delineated by the eastern boundary of the Colne Valley Park. The site therefore merits its current Green Belt designation.


83

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 34 – Land adjoining Hatch Lane, Harmondsworth

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 7.5ha )

��

a)RAF West Drayton, Porters Way


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The Green Belt acts as a buffer between Longford and Harmondsworth and assists in keeping land open between Harmondsworth and Sipson. The site therefore merits its current Green Belt designation.


84

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 35 – Bath Road – Adjacent Penguin Books and Heathrow Boulevard

LEGEND

Existing Green Belt

Green Belt Assessment To alter the Green Belt boundary and release this site from the Green Belt 1) To check the unrestricted sprawl of large built-up areas; ��





��

a) RAF West Drayton, Porters Way b) Polar Park Former Penguin Books, Bath Rd


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. This site helps to keep the southern part of the borough broadly open between Bath Road and Harmondsworth Lane and has logical and clearly defined boundaries. The site therefore merits its current Green Belt designation.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 36 – Land at Holloway Lane/Holloway Close, Harmondsworth

LEGEND

Existing Green Belt






��

a) chantry Close, Yiewsley b) Marks & Spencer Distribution Centre, Hayes c) Former Safeways HQ, Hayes d) Former Honeywell Site, Trout Rd


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The boundary of the site is also clearly and logically defined as the Green Belt runs north to the M4. The site therefore merits its current Green Belt designation.


86

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 37 – Land at Holloway Lane Near High Street, Harmondsworth

LEGEND

Existing Green Belt

Green Belt Assessment

This site was identified as a drafting error. This error has been rectified.


87

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2005 Map 38 – Land North of the School at Harmondsworth Lane, Sipson

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = ha)


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, the boundary is also clearly and logically defined. This area of Green Belt if deleted could lead to the loss of other adjoining Green Belt land. The site therefore merits its current Green Belt designation.


88

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 39 – Land East of Kenwood Close, Sipson (1995 & 2004)

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = 1.9ha approx.)

��

a)Travistock Rd, Yiewsley b)Gov buildings Bourne Ave Hayes c)DERA site Kingston Lane


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The village envelope forms a logical and definable boundary to the Green Belt. The site therefore merits its current Green Belt designation.


89

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 40 – Lanz Farm, Harmondsworth Lane Sipson

LEGEND

Existing Green Belt






��

a) Hyde House, Hayes b) Land at 339-353 High St Harlington c) Chantry Close, West Drayton d) World Business Centre, Heathrow e) Millington Rd, Hayes

6) Boundary Treatment Y/N & Incorporate/Exclude There is scope for deleting this site from the Green Belt and make the boundary tight around the house

Y/Incorporate

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site meets at least one of the purposes of including land in the Green Belt as identified by PPG2 by encouraging the recycling of derelict and other urban land. There are other sites in the area, which could accommodate development of a similar size within 3000m of the site.


90

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 41 – Padbury Oaks, Bath Road

LEGEND

Existing Green Belt






��

a) World Business Centre, Heathrow


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, Padbury Oaks acts as a buffer between Heathrow and Longford. The site therefore merits its current Green Belt designation.


91

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 42 – Old Bath Road Nursery Site

LEGEND

Existing Green Belt

Green Belt Assessment

If the site were designated as Green Belt, would it: 1) To check the unrestricted sprawl of large built-up areas; � � � �




5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area 3.5ha )

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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. This areas of Green Belt acts as a buffer between Longford Village and Heathrow. The Western Perimeter Road and the village envelope clearly and logically define the boundary of the site. The site therefore merits its current Green Belt designation.


92

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 43 – Land West of Heathrow

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land – Site Area – N/A

broad swathe no developable area in comparison


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. Admittedly part of this Green Belt close to the A3044 is already developed, however, the majority of the land to the west of Heathrow is open. The deletion of this site from the Green Belt would result in the loss of a buffer between Heathrow airport and Poyle.


93

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2005 Map 44 – Hubbards Farm, West Drayton Road, Colham Green.

LEGEND

Existing Green Belt

Green Belt Assessment In 1995 this site had farm buildings on it. The owners in 1995 sought Green Belt deletion. The farm buildings have not been redeveloped for housing. 1) To check the unrestricted sprawl of large built-up areas; ��






Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, the boundary is also clearly and logically defined. The site has been developed since the previous request for the sites deletion in 1995. However, the site does help to separate Hayes End from Yiewsley. The site therefore merits its current Green Belt designation.


94

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 45 – The Trident Site, Stockley Park

LEGEND

Existing Green Belt

Green Belt Assessment This site is currently designated as an Industrial and Business Area; however, the site has never been developed. This request is for the redesignation of the site to Green Belt. If the site were designated as Green Belt, would it: 1) Check the unrestricted sprawl of large built-up areas; ��




5) Assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 8.8ha of GB)

��

a)Porters Way, West Drayton

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Incorporate Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site is currently designated as an Industrial and Business Area. This site forms part of Stockley Park, which is interspersed with heavily landscaped Green Belt Land. Since designated, as IBA the site has not been built on. This IBA designation was made due to a very special circumstance as the whole site was contaminated. However, the site has not been developed upon and there are IBA vacancy rates in Hillingdon. The site meets at lease one of the


95

purposes of including land in the Green Belt by preventing urban sprawl, safeguarding the countryside from development and by assisting in urban regeneration. The site to the west of the Trident site is Green Belt, if this site were incorporated into the Green Belt the boundary would be more clearly and logically defined. It is recommended that the site should be included in the Green Belt.


96

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 47 – Land at Stockley Road adj Grand Union Canal

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA =? )

6) Boundary Treatment Y/N & Incorporate/Exclude N Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site does not meet any of the purposes of including land in the Green Belt as identified in PPG2. However, the site does help in the creation of a wildlife corridor on the Grand union Canal and does form part of canal landscaping. If this land was deleted from the Green Belt a policy in the UDP could include appropriated developable distances from wildlife corridors in order to preserve local habitats and species. According to PPG2, the site does not merit its current Green Belt designation and should be deleted from the proposals map as Green Belt.


97

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 48 – Land at Cowley Peachey adj. Grand Union Canal

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area 8.2 approx)

��

a)RAF West Drayton, Porters Way


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, the boundary of the site is clearly and logically defined by the Grand Union Canal to the east of the site. The site therefore merits its current Green Belt designation.


98


Sites in the London Borough of Hillingdon UDP Inspectors Report December 1995 Vol 1: These sites will be assessed using the same format and sequence as the 1995 Inspectors Report, which incorporates the original request. Deletions, omissions and additions will all be recommended under the original headings. Objections to the deletion of sites, which are currently included in the Green Belt;

Map 49 – Land North of the School at Harmondsworth Lane, Sipson Map 50 - Ruislip Depot Austins Lane, Ickenham. Map 51 – The Spinney (1995), however, the Council have also incorporated the adjoining Cricket Grounds & The Dairy Farm, Harefield in this Assessment (2005). Map 52 – RAF Northolt, Western Avenue


99

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2005 Map 49 – Land North of the School at Harmondsworth Lane, Sipson

LEGEND

Existing Green Belt





5) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land (Site Area = ha)

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Include Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, the boundary is also clearly and logically defined. This area of Green Belt if deleted could lead to the loss of other adjoining Green Belt land. The site therefore merits its current Green Belt designation.


100

GREEN BELT - SITE ASSESSMENTS SITES IN THE LONDON BOROUGH OF HILLINGDON UDP INSPECTORS REPORT DECEMBER 1995 VOL 1: THESE SITES WILL BE ASSESSED USING THE SAME STRUCTURE AS THE 1995 INSPECTORS REPORT WHICH INCORPORATES THE ORIGINAL REQUEST. DELETIONS, OMISSIONS AND ADDITIONS WILL ALL BE RECOMMEDED UNDER THE ORIGINAL HEADINGS. Objections to the addition of sites to the statutory Green Belt. Map 49 – Land North of the School at Harmondsworth Lane, Sipson Map 50 - Ruislip Depot Austins Lane, Ickenham. Map 51 – The Spinney (1995), however, the Council have also incorporated the adjoining Cricket Grounds & The Dairy Farm, Harefield in this Assessment (2005). Map 52 – RAF Northolt, Western Avenue


101

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 50 - Ruislip Depot Austins Lane, Ickenham.

LEGEND

Existing Green Belt

Green Belt Assessment This request is for an addition to the Green Belt as per the 1995 UDP Inspectors Report. If the site were

designated as Green Belt, would it:

1) To check the unrestricted sprawl of large built-up areas; ��





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6) Boundary Treatment Y/N & Incorporate/Exclude Y/Incorporate Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site was identified in the 1965 Initial Development Plan (IDP) as Railway Operational Land. Metronet and Tfl still identify the site as a site for future Railway Operational Development. The boundary of the Green Belt could be rounded off as far as the railway line to the north west of the site; however, this designation would restrict the use of the site for Metronet and Tfl. This is an exceptional circumstance whereby it would not be practical to incorporate this site into the Green Belt as it may restrict future rail innovations in Hillingdon.


102

This site meets at least one of the purposes of including land in the Green Belt as identified in PPG2, however, as the designation of this site as Green Belt would limit future railway development on this site, as an exceptional circumstance the site should remain within the developed area.


103

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 51 – The Spinney (1995), however, the Council have also incorporated the adjoining Cricket Grounds & The Dairy Farm, Harefield in this Assessment (2005).

LEGEND

Existing Green Belt

Green Belt Assessment Please note that these sites were designated as Open Space Playing Fields (1), Open Space Private Grounds (2) an Area Primarily for Agricultural Use in the 1965 Initial Development Plan. Since then these designations have altered and they are now in a developed area. This request is for an addition to the Green Belt northeast of Harefield Village. If the site were designated as Green Belt, would it: 1) Check the unrestricted sprawl of large built-up areas; ��




5) Assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 4ha)

��

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Incorporate Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: Land to the northeast of Harefield Village should clearly be incorporated into the Green Belt. The current Dairy Farm Green Belt designation is not typical of Green Belt boundaries as it illogically cuts half way through a field and not in close proximity to a definable boundary. The Spinney and the Cricketground would also benefit from Green Belt


104

designation. Including these areas in the Green Belt would assist in safeguarding the countryside from encroachment and would also check the unrestricted sprawl of large built up areas. The site meets at least one of the purposes of including land in the Green Belt as identified in PPG2. The site therefore merits Green Belt designation and should be incorporated into the Green Belt.


105

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 52 – RAF Northolt, Western Avenue

LEGEND

Existing Green Belt

Green Belt Assessment This request is for an addition to the Green Belt. If the site were designated as Green Belt, would it: 1) Check the unrestricted sprawl of large built-up areas; ��




5) Assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 136.ha approx)

��

6) Boundary Treatment Y/N & Incorporate/Exclude Y/Exclude

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site is currently an Area of Open Character. The site does not meet any of the purposes of including land in the Green Belt as identified in PPG2. Designating the site as Green Belt would not provide any benefits to the RAF site as the site is generally open in nature and consists of a significant amount of hardstanding. The site should not be incorporated into the Green Belt.


106

GREEN BELT - SITE ASSESSMENTS Sites in the London Borough of Hillingdon UDP Inspectors Report December 1995 Vol 1: These sites will be assessed using the same format and sequence as the 1995 Inspectors Report, which incorporates the original request. Deletions, omissions and additions will all be recommended under the original headings. Safeguarding Sites which are in the Green Belt

Map 53 – Windsor Avenue Allotments, North Hillingdon.


107

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 53 – Windsor Avenue Allotments, North Hillingdon.

LEGEND

Existing Green Belt

Green Belt Assessment This request is for an addition to the Green Belt as per the 1995 UDP Inspectors Report. If the site were

designated as Green Belt, would it:

1) Check the unrestricted sprawl of large built-up areas; ��




5) Assist in urban regeneration, by encouraging the recycling of derelict and other urban land (SITE AREA = 0.9ha Proposed add GB)

��

a) Land to the rear of


Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: This site if designated, as Green Belt would not provide any genuine Green Belt function. The site does not meet any of the purposes of including land in the Green Belt as identified in PPG2. The site is identified as a public allotment site “Western Avenue/Windsor Avenue Allotment” this in itself provides protection for the site. The site should remain in a developed area.


108


In response to representations made to the local authority since the 1998 UDP Review – Where upgrade to Major Developed Site in the Green Belt was requested. Existing Green Belt Sites, which did not meet Major Developed Sites criteria and retain their Green Belt designation.

Map 55 – Saxon Way, Harmondsworth Map 56 – Schering Plough, Harefield. Map 57 – Waterside, BA HQ


109

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2005 Map 55 – Saxon Way, Harmondsworth

LEGEND

Existing Green Belt

Major Developed Site Criteria / Indicators 1) Does the site have a genuinely substantial footprint of development containing a range of buildings, which cumulatively have a significant impact on the openness of the Green Belt?

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2) Does the site have an identifiable core of buildings, which could accommodate limited infill development without having any greater impact on the openness of the Green Belt than the existing development?

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3) Does the site offer the prospect for environmental improvement through complete or partial redevelopment without adding to their impact on the openness of the Green Belt and the purposes of including land within it?

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4) Does the site significantly contribute to the local community or economy? ��

SCHOOLS ONLY 5) Does the site significantly accommodate more that one school? Y/ N

NA

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The buildings do have a substantial footprint in the Green Belt, however, as the buildings are mostly adjoined to each other or opposite each other the site could not accommodate infill development also If redeveloped the site would not provide any environmental opportunities. The site does contribute to the local community by employing people from Hillingdon. The site should remain in the Green Belt but should not be upgraded to a Major Developed Site in the Green Belt.


110

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 56 – Schering Plough, Harefield.

LEGEND

Existing Green Belt


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NA

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site does have a substantial footprint, however, further infill would have an impact on the openness of the Green Belt as the buildings are relatively distanced apart and low in scale. If developed further the site would not offer prospect for environmental improvement nor would it significantly contribute to the local community or economy. The site should therefore remain as a Green Belt site and should not be upgraded to a Major Developed Site in the Green Belt.


111

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 57 – Waterside, BA HQ

LEGEND

Existing Green Belt


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SCHOOLS ONLY 5) Does the site significantly accommodate more that one school? Y/ N

NA

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site does have a substantial footprint, which has a significant impact on the Green belt. The existing building has an unusual design which if extended would not be able to accommodate limited infill. The site if developed further would not offer the prospect for environmental improvement; however, it does significantly contribute to the local community and the economy. The site should not be upgraded to a Major Developed Site in the Green Belt as it does not meet all of the criteria above. The site should remain in the Green Belt.


112


Additional sites selected by the local authority Existing Green Belt Sites to be upgraded to Major Developed Sites in the Green Belt;

Map 54 – Mount Vernon Hospital, Harefield


113

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 54 – Mount Vernon Hospital, Harefield

LEGEND

Existing Green Belt


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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site does merit its current Green Belt designation, additionally; the site also merits the designation of a Major Developed Site. The site should be designated as a Major Developed Site in the Green Belt


114


Additional sites selected by the local authority Existing schools in the Green Belt, to be upgraded to Major Developed Sites in the Green Belt;

Map 58 – Swakeleys School and Abbotsfield School, Clifton Gardens Map 59 – Guru Nanak Sikh School, Springfield Road.


115

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 58 – Swakeleys School and Abbotsfield School, Clifton Gardens

LEGEND

Existing Green Belt


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SCHOOLS ONLY 5) Does the site accommodate more that one school?

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Recommendation: • Upgrade to Major Developed Site in the Green Belt Reason for Recommendation: The site meets all of the criteria for upgrading sites to Major Developed Sites in the Green Belt in Hillingdon. There is more than one school on the site and the current buildings would benefit from upgrading. The school in the past has expressed an interest in increasing the size of the school to meet curriculum needs. The location of both schools and their buildings could clearly accommodate infill, which would provide additional school places and be a benefit to the community.


116

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 59 – Guru Nanak Sikh School, Springfield Road.

LEGEND

Existing Green Belt


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SCHOOL ONLY 5) Does the site accommodate more that one school? Y/ N

Y

Recommendation: • Upgrade to Major Developed Site in the Green Belt Reason for Recommendation: The Guru Nanak has two schools on site and has had recent approval for extensions to the secondary and primary school with new sports halls and ancillary development. The buildings are currently substantial in footprint and this will increase further once the extensions have been built. The site has and could accommodate further infill development. The site is adjacent to the Minet Estate a Nature Conservation Site of Borough Grade II Importance, complete or partial redevelopment of the site could lead to environmental Improvement in the area. The site also provides a benefit to the Sikh community in west London. The site meets the indicators above and should be upgraded to a Major Developed Site in the Green Belt.


117


Additional sites selected by the local authority

Existing schools in the Green Belt, as selected by the local authority which did not meet Major Developed Sites criteria and remain as Green Belt.

Map 60 – Bishophalt School, Royal Lane. Map 61 – Bourne Primary School, Cedar Avenue, Ruislip. Map 62 – Heathrow Primary School Map 63 – John Penrose School, Harefield. Map 64 – Mellow Lane School Map 65 – Uxbridge High School Map 66 – Vyners Secondary School

Map 67 – William Byrd Primary School


118

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 60 – Bishophalt School, Royal Lane.

LEGEND

Existing Green Belt


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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site has a substantial footprint of development, however, the site could not easily accommodate infill, as it is one large building. The site does provide a benefit to the community but the site does not offer the prospect of any environmental improvement through complete or partial redevelopment. The site should remain in the Green Belt and should not be recommended as a Major Developed Site in the Green Belt.


119

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 61 – Bourne Primary School, Cedar Avenue, Ruislip.

LEGEND

Existing Green Belt


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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: Bourne primary school is not substantial in size nor does it have an identifiable core of buildings, which could accommodate limited infill development. The site does contribute to the local community by providing an educational service in Ruislip. The site does not offer the prospect for environmental improvement through partial or complete redevelopment. The site should remain in the Green Belt but should not be upgraded to a Major Developed Site in the Green Belt.


120

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 62 – Heathrow Primary School

LEGEND

Existing Green Belt


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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site has a substantial footprint of development and provides a service to the community as a primary school in the Heathrow area. It would be difficult for the site to accommodate infill development and it is unlikely that partial or complete redevelopment of the site would offer the prospect of environmental improvement. The site should remain in the Green Belt and should not be recommended as a Major Developed Site in the Green Belt.


121

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 63 – John Penrose School, Harefield.

LEGEND

Existing Green Belt


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N

Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The John Penrose school have recently lodged a full planning application to redevelop the school, which would involve the demolition of existing buildings and the erection of new buildings to accommodate a new academy and 1000 students. A decision has not yet been made on this application; this assessment has therefore been made on the existing school. The school has currently a substantial footprint, which has a significant impact on the openness of the Green Belt. The buildings are located quite close to each other, which would allow for limited infill


122

development. The site also contributes to the local community by providing a secondary school in Harefield. The site accommodates one school only and redevelopment of the site would not offer significant environmental improvement without adding to their impact on the openness of the Green Belt. The site should not be upgraded to a Major Developed Site in the Green Belt.


123

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 64 – Mellow Lane School, Hewens Road.

LEGEND

Existing Green Belt


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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site does contain a substantial number of buildings, which could accommodate limited infill development. However, as there is only one school on site and it is unlikely that any development would offer environmental improvements, the site should remain in the Green Belt and should not be upgraded to a Major Developed Site in the Green Belt.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 65 – Uxbridge High School, the Greenway

LEGEND

Existing Green Belt


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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The school has a substantial footprint, which has a significant impact on the openness of the Green Belt. The layout of the site would not easily allow for infill development, nor would redevelopment of the site allow for significant environmental improvements. The site should not be upgraded to a Major Developed Site in the Green Belt.


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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 66 – Vyners Secondary School, Warren Road.

LEGEND

Existing Green Belt


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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site has a substantial footprint of development and provides a service to the community as a secondary school for the local area. The site could also accommodate limited infill development, however, it is unlikely that partial or complete redevelopment of the site would offer the prospect of environmental improvement. The site should not be recommended as a Major Developed Site in the Green Belt.


126

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Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright 2004 Map 67 – William Byrd Primary School, Victoria Lane.

LEGEND

Existing Green Belt


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Recommendation: • Retain Current Green Belt Designation Reason for Recommendation: The site has a substantial footprint of development and provides a service to the community as a primary school in the Hayes area. It would be difficult for the site to accommodate infill development and it is unlikely that partial or complete redevelopment of the site would offer the prospect of environmental improvement. The site should remain in the Green Belt and should not be recommended as a Major Developed Site in the Green Belt.

green belt major developed sites in the green ......map 1 – 35 carlton place, rickmansworth road,...

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