Local Development Framework Background Technical Report

Local Development Framework Background Technical Report: Local Parades September 2006

Index Executive Summary 4 1. Introduction 6 2. Background 8 3. Policy Context 9 4. Results of Survey and Analysis 13 5. Step 1 – Development of Baseline Data on Hillingdon Parades 14 6. Step 2 – Initial Findings 15 7. Step 3 – Parade Assessment Criteria Development 16 8. Step 4 – Analysis of Changes and Impacts 17 9. Step 5 – Conclusions on Individual Parades 25 10. Step 6 – Policy Development 31 Appendices Appendix 1 Abbreviations 37

Appendix 2 Bibliography 37 Appendix 3 Use Classes Order 1987 (as amended) 38 Appendix 4 Parades Assessment 2006 39

LDF Background Technical Report: Local Parades 2006 3

Executive Summary E.1 As part of the development of the London Borough of Hillingdon’s Local

Development Framework this technical background report on Parades has been produced to inform the emerging Core Strategy, other Development Plan Documents and related Strategies for the next 10 to 20 years. Parades are a smaller entity than local centres but perform an important function in terms of meeting the daily needs of local communities including those without access to a car, including the elderly and those with young children.

E2. The study assesses the health of Hillingdon’s 56 designated parades by

looking first at changes in retailing. In particular it considers the changes in consumer behaviour over the past thirty years, with shoppers moving away from parades to supermarket shopping and the impact this is having on local communities. It also discusses the expansion of service type activities in parades.

E3. A review is made of national, regional and local policy and key documents

with the key finding of the need to support and develop sustainable communities by providing a policy framework for maintaining, managing and enhancing local and neighbourhood shopping facilities and the quality of food provision.

E4. The study of individual parades observes that Hillingdon’s parades vary in

size from 4 to 55 units but typically average 7 to 9 units. 86% of the shops are currently occupied with active A1 uses accounting for 53% of the total number of 665 units. 9% (58) of the units are Takeaways (Class A5 use). Each unit has a gross external floor area of between 50-60 sq.m. In terms of ownership the majority of units are privately owned though 18% of the units are owned by Hillingdon Homes. 48 units (7%) of all units were vacant in May 2006.

E.5 A detailed assessment is made of the changes and impacts of activities in

parades including sectorial, societal and environmental changes. Key impacts are assessed including:

• entrepreneurship and employment; • specialist sector provision; • choice; • innovation; • accessibility; • social contact and communities; and • environment.


E.6 Parade assessment criteria are developed with the result that the report recommends to reduce the number of designated parades from 56 to 49 comprising of 6 removal of designation and the inclusion of one new parade and to contract a further 14 parades. The report proposes to maintain a parades protection policy but to link this with the Local Centres policy in the Core Strategy of the Hillingdon Local Development Framework as the issues are very similar.

E.7 As part of the study it was found that in a number of cases the continued

survival of the parades and the important local services they provide was in doubt. One way identified to arrest the decline is the promotion of the regeneration of key parades through improvements to the street scene and the environment. Through the Local Implementation Plan a number of parades have been identified which would benefit from investment in the streetscene. The improvements envisaged would include pavement and parking arrangement upgrading, additional seating, and landscaping where appropriate.

E.8 In further developing Hillingdon’s retail offer the study proposes to develop

a Retail Strategy for the Borough using the LDF Technical Background Report Parades Study (2006) and the LDF Technical Background Report Town Centre and Retail Study (2006) to provide the basis for the project. It is considered that such a strategy would help to ensure that retailing in Hillingdon meets the needs of the local community, attracts the most appropriate forms of investment in the most suitable locations and helps to create employment and the economic benefits which can be derived from a vibrant retail sector.


1.0 Introduction 1.1 The London Borough of Hillingdon Unitary Development Plan (adopted

1998) identifies 56 parades of shops (Map1). To inform the emerging Local Development Framework, it is considered necessary to review the current state of the UDP designated parades and to assess if they should continue to afford protection in the forthcoming Core Strategy Development Plan Document.

1.2 The parades are part of the retail network and are a smaller entity than the

‘Local Centres’. They are widely scattered throughout the Borough, predominantly located on key roads and housing estates (See Map 1). They are a key contributor to maintaining sustainable communities. The majority of parades perform an essential function in meeting the day-to-day needs of the local community and often provide an important focal point, especially for those without access to a private vehicle, including the elderly and those with young children.

1.3 The study is in three parts. The first part of the study provides the

background and current policy context for parade designations. The second part includes the results of the 2006 survey of Hillingdon’s parades. The third part will access current policy and its suitability in the emerging Local Development Framework and will make recommendations for future policy development, environmental improvements and the production of a borough wide retail strategy.


Map 1 Shopping Parades identified in Unitary Development Plan 1998


2.0 Background

2.1 Over the past thirty years there have been significant changes in retailing with the supermarket and retail warehouse challenging the traditional retail landscape. The mix of goods sold in superstores, the benefits of the economies of scale, the promotion of basic saver items and extended opening hours has challenged the position of the small independent shop as the cornerstone of local retailing.

2.2 At the same time consumers have endorsed supermarket shopping, with

their extensive product ranges, free car parking, ease of access and attractive stores and branding.

2.3 As a result food retailing especially has shifted from the parade to the

superstore with the result that many specialist stores no longer exist. In Hillingdon for example over the past ten years, the number of butchers, hardware shops and bakers has steadily declined with fishmongers completely disappearing.

2.4 The combined change of the retail offer and consumer preferences has

raised concern as to the future of independent small shops. The All Parliamentary Small Shops Group report ‘High Street Britain: 2015’ (2006) raised the concern that small independent retailers may have completely disappeared by 2015, with newsagents, convenience stores, independent petrol stations and grocers the most likely candidates to be affected by the big four supermarkets (Tesco, AsdaWalmart, Sainsburys and Morrisons). In the grocery sector despite a 5% annual growth in the convenience market, non-affiliated independent convenience stores see a reduction in sales of 5% annually (National Federation of Retail Newsagents 2006).

2.5 The April 2006 study by GLA Economics ‘London’s Retail Trends 1971-

2000 ‘ has identified a significant movement from traditional A1 retailing (convenience and comparison goods) to service based retailing including hairdressers, dry cleaners, rental shops, photography shops and repair shops in outer London.

2.6 In addition there has been a notable shift away from traditional A1

comparison and convenience goods shops to a service orientated provision with a significant growth in the number of coffee and sandwich shops, beauticians, restaurants and hot food takeaways, as market forces continue to respond to a cash-rich-time-poor culture.

2.7 However there are concerns that the effect of essential goods and

services being centralised into the larger centres and out of centre retail parks will have a detrimental effect on the quality of life for those without


access to a car, including people with disabilities, the elderly and disadvantaged.

3.0 Policy Context 3.1 In considering the future land use planning of parades, the policy context

needs to be considered first. This can be subdivided into the national, regional and local contexts.

A. National Planning and Compulsory Purchase Act 2004

3.2 Following the enactment of the Planning and Compulsory Purchase Act on 28 September 2004, local planning authorities are required to prepare Local Development Frameworks (LDF) to replace existing local plans. The new style spatial plans are required to take into consideration other local plans including the community strategy and to be assessed through a sustainability appraisal. Each plan will need to comply with a test of soundness and will need to demonstrate the steps taken in reaching the proposed options including extensive consultation with the local community and stakeholders. A second effect of the Act is that the Mayor’s London Plan has section 38 (2) (a) status which means that future London borough development plan documents will need to be in general conformity with the Spatial Development Strategy for Greater London (the London Plan).

3.3 Planning Policy Statement 6: Planning for Town Centres ODPM (2005)

Sustainable development is the core principle underpinning planning. The planning system has a key role in facilitating and promoting sustainable and inclusive patterns of development. PPS 6 encourages local planning authorities to plan positively for the growth of existing centres by:

• Developing a hierarchy and network of centres (Government

seeking a more even distribution of facilities); • Assessing the need and assuring the capacity for future town

centre uses; • Focusing development in existing centres and identifying sites

within or adjoining existing centres for development or redevelopment;

• Promoting town centre management, creating partnerships to develop, improve and maintain the town centre, including the evening economy.

• Regularly monitor and review the impact and effectiveness of policies


It is not the role of the planning system to restrict competition, preserve existing commercial interests or to prevent innovation.

3.4 Whilst small parades of shops of purely neighbourhood significance are

not regarded as centres for purposes of PPS6, local authorities are required, where appropriate, to seek to protect existing facilities which provide for people’s day-to-day needs and seek to remedy deficiencies in local shopping and other facilities to help address social exclusion. This should include assessing where deficiencies exist in the provision of local convenience shopping and other facilities which serve people’s day-to-day needs and identifying opportunities to remedy any deficiencies in provision. B. Regional The Spatial Development Strategy for Greater London (The London Plan) (2004)

3.5 Policy 3D.3 ‘Maintaining and improving retail facilities’ requires boroughs to work with retailers and others to prevent the loss of retail facilities that provide essential convenience and specialist shopping and to encourage mixed use development.

3.6 Policy 2A.6 ‘Spatial Strategy for the Suburbs’ seeks to improve the

sustainability of suburban residential heartlands, improve the public realm, make efficient use of space and design for a compact city.

3.7 Local Planning Authorities are required to establish local retailing

information in collaboration with local communities and undertake audits of local retail and service facilities identifying areas considered deficient in convenience shopping and services.

3.8 Local plans should provide a policy framework for maintaining, managing

and enhancing local and neighbourhood shopping facilities and where appropriate provision of further facilities in accessible locations.

Sub Regional Development Framework West London, GLA, (2006)

3.9 The Sub Regional Development Framework (SRDF) seeks to focus the anticipated growth in retail and leisure sectors to town centres where there is good accessibility. Action 2C asks boroughs to examine sites in suburban areas which could be intensified to assist in the renewal and continued vibrancy of the suburbs. To tackle social inclusion the SRDF seeks to improve Londoner’s health by improving access to a range of food a theme raised in the Mayor’s Food Strategy (below).


Healthy and Sustainable Food for London: The Mayor’s Food Strategy (2006)

3.10 The food strategy seeks to ensure that London has a food system that is consistent with the Mayor’s objective of a world class sustainable city. Key objectives include:

• To improve Londoner’s health via the food that they eat; • To reduce the negative environmental impacts of London’s

food system; • To support a vibrant food economy; • To celebrate London’s food culture; and • To develop London’s food security.

3.11 By improving food access especially in deprived areas, spatial planning

offers an opportunity to give expression to health inequalities and other shortcomings in the Capital’s food supply. In particular it could tackle street markets, farmer’s markets and specialist markets, the maintenance of the High Street and the tackling of ‘food deserts’. C. Local London Borough of Hillingdon Unitary Development Plan (1998)

3.12 The Local Planning Authority seeks to ensure that all residential areas are within half a mile of at least five essential shop uses, although not necessarily in the same parade or centre. Residential areas which are not within 800m of at least five essential shop uses are defined as being deficient in essential shop uses. Local shops are particularly susceptible to closure and pressure for change of use. For some local shopping areas the closure of just one essential shop may be so significant as to precipitate the closure of other shops and ultimately the demise of the centre. The plan seeks to protect vulnerable parades and corner shops which have a particularly important role for the local community and to provide opportunities for the establishment of new essential shop uses in Class A1 premises. The plan identifies 56 local parades.

3.13 Policy S7 seeks to retain a sufficient range and choice of essential shop

uses appropriate to the size of the parade and its function in the shopping hierarchy whilst ensuring that residential areas are not deficient in essential uses.

3.14 Essential Shops for the purposes of S7 are a chemist, a post office

counter, grocer, baker, butcher, greengrocer and a newsagent. The UDP considers that there should be no less than three essential shop uses in small parades and a choice of essential shops in large parades and local centres.

3.15 Policy S6 establishes the development control criteria for changes of use

of Class A1 shops including safeguarding the amenities of shopping areas


and maintaining highway safety. In addition the policy establishes areas where conditions would be used to make a development acceptable including; restrictions on uses, opening hours, sound proofing, ducting and car parking.

3.16 Conclusion on Policy Context At the national level the need to support sustainable communities through

a spatial approach to development has become established since the enactment of the Planning and Compulsory Purchase Act in 2004. The London Plan, the West London SRDF and the Mayor’s Food Strategy takes matters further by requiring local plans to provide a policy framework for maintaining, managing and enhancing local and neighbourhood shopping facilities and the quality of food provision. The UDP attempts to ensure that all areas are serviced by an appropriate level of needs provision by protecting the retail function within designated parades.


4.0 Study Approach 4.1 With current government policy seeking to develop sustainable inclusive

communities there remains a need for parades of shops in certain locations which serve the essential needs of the community as parades continue to form an important part of the retail network in the London Borough of Hillingdon.

4.2 However over the past ten years there have been a number of significant

changes in retailing and consumer behaviour which need to be considered in reassessing existing policies. Broadly speaking the key changes are:

A. Sectorial

i). Grocery Sector ii). Newsagents iii). Chemists iv). Post Offices v). International Retailing

B. The growth of service based activities in parades C. Social changes

4.3 In addition there are other impacts that need to be assessed in order to

develop a more robust policy for the Local Development Framework Core Strategy Development Plan Document. These impacts include:

D. Entrepreneurship and Employment E. The needs of specialist sector provision F. Choice G. Innovation H. Accessibility I. Social Contact and Communities J. Environment

4.4 Methodology

To assess the impact of the above considerations the following methodology has been developed. Step 1 – Develop baseline data on Hillingdon parades Step 2 – Identify initial findings Step 3 – Develop parade assessment criteria Step 4 – Analyse changes and impacts Step 5 – Conclusions on individual parades Step 6 - Assess Implications for UDP Policy/ Development of LDF policy and future work


5.0 Step 1 – Development of Baseline data on Hillingdon parades

5.1 The first step was to establish baseline data on the parades. Since 1995

the Council has undertaken regular surveys of the Hillingdon parades with the latest survey being undertaken in May 2006. Baseline data collected includes:

• Use class • Business • Activity • Frontage • Changes • Vacancies

In 2004 floorspace was added to the list of indicators. 5.2 The latest survey was undertaken in May 2006. As a result of the longevity

of the monitoring, the parades database provides clear evidence as to how the characteristics of parades has changed over the past ten years. Consequently the database provides a useful tool in reviewing existing objectives, policies and designations. The results of the 2006 survey are included in Appendix 1.


6.0 Step 2 – Initial Findings 6.1 With the baseline data established, the second step was to consider the

initial findings of the survey to help inform Step 3. These findings were as follows:

6.2 The parades vary in size from 4 to 55 units but typically average 7 to 9 units. 86% of the shops are currently occupied with active Class A1 uses (shops) accounting for 53% of the total number of 665 units. 9% (58) of the units are Takeaways (Class A5 use).

6.3 Each unit has a gross external floor area of between 50-60 sq.m. There

are cases where units have been joined together to form larger units and some cases where units have been subdivided into two separate units.

6.4 In terms of ownership the majority of units are privately owned though

18% of the units are owned by Hillingdon Homes. 6.5 48 units (7%) were vacant in May 2006 including one site which had been

cleared and another which was being redeveloped.


7.0 Step 3 - Develop parade assessment criteria 7.1 The third step in the methodology was to provide an assessment of each parade informed by the survey findings. Four categories have been developed, Type A, B, C or D. These categories have been developed in order to assess the suitability of the parades for continued designation in the forthcoming Local Development Framework and are defined below:

Type A – Healthy Parade Parades that appear to be currently healthy with few vacancies and a range of shops which meet the needs of the local community or have developed a specialist function. Proposed action: No change in status, continue through with designation in LDF. Type B – Surviving Parade Parades where there are a number of vacant units but still continue to serve a useful role for the local community. Proposed action: No change in status but these parades will need to be monitored to assess their long-term parade designation. Continue through with designation in LDF. Type C – Contracting Parade Parades where vacancies are higher and the proportion of A1 units are in demise. These locations have been identified in need of managed contraction with the number of units in the parade being reduced. Proposed action: Parade status to remain but with a fewer number of units or remaining active units merged with a neighbouring parade. Type D – No Parade Parades where the retail function has all but disappeared. Proposed action: Remove parade protection designation.


8.0 Step 4 – Analysis of Changes and Impacts 8.1 Changes

Broadly speaking three key areas of change have been identified which are affecting Hillingdon’s parades. These include:

A. Sectorial B. Service based activities C. Social

A. Sectorial Changes

8.2 Grocery Sector Whilst the objective of ensuring parades had at least three essential retailers was appropriate ten years ago, only 21 parades meet the criteria today. It would appear that the basic premise of maintaining the essential service provision of the local grocer, green grocer, baker and butcher needs to be reassessed as these goods are often supplied in a single mini-supermarkets in most parades, if they exist at all. Of the 56 parades identified in the UDP, 6 no longer have an essential use and a further 17 have only 1 use, normally a mini-market or a newsagent. (Table 1)

Table 1: Essential Uses in Parades 2006

No. of Essential uses

0 1 2 3 4 5 6 7 8

No. of parades

6 17 12 5 11 2 1 1 1

No. of units

0 18 18 6 13 10 6 7 10

Source: LB Hillingdon 2006 8.3 When these figures are further broken down there are now only three

greengrocers and seven butchers remaining in Hillingdon’s parades. Whilst the cultural changes in the have seen the arrival of specialist ethnic food providers including Halaal butchers and delicatessens, it is the growth of the mini-supermarket which appears to be dominating the parades in Hillingdon, as owners seek to broaden their product range to meet the needs of the whole community.

8.4 In the grocery sector small shops cannot compete with the larger

competition, in terms of buying power, branding and promotions. According to the High Street Britain: 2015 Report on the supply side many major suppliers are now considering small shops too small to trade with which means that more of the independents are lightly to face closure. To combat this change in the market, in Hillingdon a number of independent businesses have become part of mini-supermarket chains which combine


a stronger buying power and branding to compete with the major supermarkets. However this has further contributed to accelerating the decline of the butchers and bakers.

8.5 Newsagents In the case of newsagents, a similar situation has been occurring. There are currently 27 newsagents in Hillingdon’s parades. This represents a 40% decline in the number of newsagents since 1997 when there were 45 businesses. Improvement in internet access and flexibility will continue to impact on the consumption of traditional newspapers and magazines. As with grocers the number of independent newsagents will continue to decline with multiple retailers coming to dominate the supply chain. It is likely that the surviving newsagents will themselves evolve away from their core business (newspapers) to non-core business. To survive it is likely that many traditional newsagents will become part of mini-supermarket multiples or internet cafes. Such a change will alter the need for a requirement for three essential uses in a parade.

8.6 Chemists In Hillingdon the number of chemists in parades has remained the same between 1997 and 2006. However the deregulation of community pharmacies proposed by the Office of Fair Trading could have a negative impact on the number of pharmacies. Competition from large-scale grocery retailers introducing a pharmacy could potentially see a halving of the number of local chemists. This will restrict the access for the more vulnerable sections of society including the sick and the elderly and those with reduced mobility. However the use of conditions which restrict chemists in larger format stores could provide a solution.

8.7 Post Offices

It is recognised that Post offices have a fundamental role to play for their local communities. Since the 1990s Hillingdon has experienced a decline in the number of post office counters in parades from 24 in 1997 to 22 in 2006. This may have been significantly greater had the counters not been absorbed into other businesses including newsagents and convenience stores. However there are concerns that the network may come under further pressure to contract over the next ten years as a result from deregulation, the impact of the internet and more payments being made by credit transfers.

8.8 International Retail Sector Consolidation is likely to continue at the international scale with new growth in existing and new territories for all international multiples. It will become increasingly important for current operators to operate on an international scale to ensure they have the economies of scale and resources to compete. In Hillingdon’s parades it is likely that multiples will


become more prevalent during the next ten years. Whilst there is an opportunity for new operators to come forward, others such as AsdaWalmart and Carrefour are developing strategies to develop their presence in the UK. The small multiples provide an opportunity for expansion, so it is quite possible that in ten years time, whilst there is likely to be a decline in the number independent operators, the number of multiples could also contract, so that the surviving parades will appear increasingly homogenous as takeovers occur. However it will mean that the surviving parades will benefit from more investment and will be better suited to serve the needs of their diversifying local communities. Furthermore in addition to the direct impact on Hillingdon’s parades there could be an impact on the Borough’s industrial sites with a demand for larger modern distribution centres for the international operators. B. Service based activities

8.9 One significant change that has occurred since the 1990s has been the growth of service orientated businesses which has risen from 181 businesses in 1997 to 266 in 2006 in Hillingdon parades. Surprisingly in terms of A1 (shops) uses, service providers such as travel agents and hairdressers have remained static. 40% of the changes can be attributed to the demand for eating and drinking establishments with the demand for takeaways being the primary single use. Class A2 (Financial and professional services) changes make up the next largest component of changes (39%) (Mainly due to the growth of financial services), followed by changes of use to B1A uses (offices) (14%) and then D1 uses (7%).

8.10 In the case of the change to A2 type uses, especially estate agents and

insurance services, these businesses have relatively low footfall. Change of use to such activities may need to be more restricted, however changes of use to doctors, dental and vets surgeries would help improve footfall and therefore the vitality and viability of a parade and would make the parade more attractive for further investment.

8.11 The expansion of the service sector is likely to continue. However there

are concerns that in the case of restaurants and takeaways, there are significant periods of the day when many of the businesses are closed with shutters down creating a negative impact on the vitality of the parade. When these businesses come to life in the evening, whilst they provide a service for the local community there are concerns associated with litter, noise and anti-social behaviour. This particularly has an impact for residents living above and immediately adjacent to these businesses.

C. Social Changes

8.12 Hillingdon’s diversifying population has seen an increase in the number of young people in the parts of the Borough with an expected increase in the total population of 1.6% between 2001 and 2016 to 249,750 people based


on the GLA’s 8.3 scenerio. At the same time there continue to be a growing number of families and elderly people living in the Borough. Each group will continue to need to be catered for in terms of their day-to-day needs. The 9am to 5pm parade may already be consigned to history, as it appears that more people are shopping in the evening for day-to-day needs. The picture of the cash-rich-time-poor consumer grabbing a takeaway and a pint of milk on the way home from work in the evening looks set to continue. It is important therefore that basic provision continues to be available for the community but at the same time in order for parades to survive, policy should not stifle change but should consider ways to develop and improve the viability of parades.

8.13 Impacts

In addition to considering the changes that the parades have been experiencing, the impacts of Hillingdon’s parades need to be considered to develop an informed appreciation of the issues.

A. Entrepreneurship and Employment 8.14 Parades perform an important role in encouraging employment and

entrepreneurship. Currently there are approximately 630 businesses operating in Hillingdon’s parades employing an estimated 1,500 people (LB Hillingdon 2006). The loss of parades would have a negative impact on entrepreneurship in Hillingdon as retailing has traditionally been one of the most accessible sectors for entrepreneurs. Furthermore entrepreneurship frequently provides employment opportunities for those just starting out, including migrants entering the UK. This section of society often relies on the retail sector as a way of learning to develop an opportunity to progress into other industries or to provide subsistence for children and other family members. Moreover many of the jobs are among the most sustainable in terms of travel to work patterns and help to contribute to the sustainable communities agenda.

B. The needs of specialist sector provision

8.15 As town centres have become increasingly focused on comparison goods retailing, some parades in Hillingdon have become more specialist in the types of goods and services they provide (e.g. Pinner Road and Station Approach, South Ruislip). This has occurred as traditional essential retail functions have been displaced and these businesses, generally service based, seek more affordable accommodation close to their local market. Therefore a definition of parades which relies on essential service provision would not be appropriate for all parades and could indeed harm the local economy.

C. Choice 8.16 One of the key impacts on Hillingdon’s parades is the issue of choice.

Whilst retailing is highly competitive and consumer behaviour is crucial,


consumers cannot exercise choice if only one store format exists. The closure of bank branches over the past twenty years may have been acceptable for economic reasons, but the social consequences of such moves has been significant. As retailers consolidate there is a risk that choice will ultimately diminish, as surviving producers will increasingly have their margins squeezed. Ultimately cost cutting could result in a severe disadvantage for consumer, especially in relation to health. Although some of these issues will need to be addressed outside land-use planning, with the move towards spatial planning a balance needs to be achieved in the consideration of the future of parades in the Borough. As part of this study’s assessment an important consideration is the need to maintain a supply of premises which meet the needs of business and which continue to serve the local community effectively whilst at the same time ensuring that any parade contraction is managed to ensure that it is still possible to have appropriate consumer choice.

D. Innovation 8.17 The need for small shops is vital for innovation. In large retailers

innovations tends to focus on cost cutting efficiencies and distribution management. To combat this, small shops have frequently looked to progressing the needs of the consumer. When successful these have been adopted by the larger retailer. With the loss of small retailers, this driver of innovation would be lost across the sector to the detriment of consumers. Hillingdon’s parades have the potential to be launch pads of innovation. Their early demise would potentially harm Hillingdon’s role in the West London economy. At present the development of internet auction services in Hillingdon parades has the potential to stimulate activity where traditional services are in demise.

E. Accessibility 8.18 Hillingdon has a complex and generally very successful retail network.

There are concerns though that the loss of parades to other uses could as elsewhere in London and other parts of the country create ‘Food deserts’, especially in more deprived areas. Map 2 shows accessibility to shopping parades and town centres based on the 1998 UDP definitions. It clearly shows that most residents are within 800m or a ten minute walk of essential services including food accessibility. The gaps in service provision are in locations with very small resident populations such as in the Green Belt and the airports. Locations on the edge of the Hillingdon Borough boundary are also serviced by adjoining local town centres and parades.


Map 2 Shopping Accessibility 1998


8.19 Whilst major operators may seek to locate where the economic profile is strongest for their market, small shop keepers can locate in less affluent locations. In Hillingdon many of the large estates built in the 1950s and early 1960s have parades of shops which meet the needs of their communities. Loss of all such facilities would put greater pressure on the disadvantaged and elderly living in those locations. Indeed when retail provision is considered with deprivation indices, Hillingdon’s retail provision ensures that there is adequate essential service provision in all locations (where there is a population) to meet the needs of those without access to a car (Map3).

F. Social Contact and Communities 8.20 Social contact will be reduced if Hillingdon’s parades are lost. The recent

ODPM report ‘Excluded Older People’ considers that an estimated 30% of people over 65 do not see any friends at least once a week. For many, the small shop in their local parade forms their only form of regular social contact. Similarly local communities will be disadvantaged by the loss of their small shopping parades in terms of community activity, employment and vital goods and services.

G. Environment 8.21 The loss of parades will contribute to increasing levels of air pollution,

congestion, accidents and noise. 44 of the parades are within the Air Quality Management Area (AQMA). In environmental terms it would be hard to justify the loss of active parades in the more remote locations of the Borough especially in the AQMA.


Map 3 Shopping Accessibility and Deprivation


9.0 Step 5 Conclusions on Individual Parades 9.1 By utilizing the survey findings, the parade assessment criteria and the

analysis the following conclusions have been developed:

Classification Address Reason Type A Outcome: Retain 7 Northwood High Street Active viable parade

serving local community

8 Pinner Road, Northwood Active viable parade serving local community

9 Howletts Lane, Ruislip Active viable parade serving local community

10 Whitby Road, South Ruislip Active viable parade serving local community

11 Salisbury Road, Northwood Active viable parade serving local community

14 Ryefield Avenue, Hillingdon Active viable parade serving local community

17 Crescent Parade, Hillingdon Active viable parade serving local community

18 South Harefield Active viable parade serving local community

19 18-28 Cowley Road, Uxbridge Active viable parade serving local community

20 98-118 Cowley Road, Uxbridge

Active viable parade serving local community

21 Brunel University Active viable parade serving university community

26 Pield Heath Road, Colham Green



30 Swan Road, West Drayton Active viable parade serving local community

33 124-152 Uxbridge Road, Hayes


34 Mulberry Crescent Active viable parade serving growing local community

35 Harmonsworth Road/Sipson Road, West Drayton


41 Kingshill Avenue, Hayes Active viable parade serving local community

45 North Hyde Road/High Street Harlington, Hayes


46 Cranford Parade, 141-171 North Hyde Garden Hayes


50 641-693 Uxbridge Road, Wood End


51 Harmonsworth Village Active viable parade serving local community

52 Bath Road, Harmonsworth Active viable parade serving local community

54 Harlington Road, Goulds Green


56 Dawley Parade, Dawley Road Active viable parade serving local community

Type B Outcome: Retain but

Monitor 1 Ruilsip Gardens Active parade serving

local community but concern with changing range of uses

6 Station Parade, Ickenham Road, West Ruislip

Active parade serving local community but concern with changing


range of uses 22 Station Road/High Street,

Cowley Active parade serving local community but concern with changing range of uses

23 Dellafield Parade/The Parade, High Street, Cowley

Active parade serving local community but concern with changing range of uses

24 28-34 High Road, Cowley Peachy

Active parade serving local community but concern with changing range of uses

36 Laurel Lane, West Drayton Active parade serving local community but concern with changing range of uses

43 Bourne Avenue, Hayes Active parade serving local community but concern with changing range of uses

53 Sipson Way, Sipson Active parade serving local community but concern with changing range of uses

Type C Outcome: Retain but

contract 2 Field End Road, South Ruislip Viable core but

inclusion of petrol station weakens parade designation

3 Victoria Road, South Ruislip Viable core but other uses weaken parade designation

4 Station Approach, South Ruislip

Viable core but other uses weaken parade designation

12 Eastcote Village Viable core but other uses weaken parade designation

13 57-97 Ickenham Road Viable core but other uses and separation weaken parade designation

15 Sutton Court Road, Hillingdon Viable core but other


uses weaken parade designation

16 Hillingdon Village Viable core but other uses weaken parade designation

27 Violet Avenue, Colham Green Viable core but other use weakens parade designation

31 The Green, West Drayton Core has been weakened by other uses. Remaining retail uses to form part of Swan Road parade

32 107-115 Station Road, West Drayton

Viable core but other uses on periphery weaken parade designation

38 Welbeck Avenue, Yeading Number of units needs to be contracted to address long term vacancies/ oversupply of units

39 Yeading Lane Viable core but other uses weaken parade designation

42 Lansbury Drive, Hayes Fragmented by viable core but other uses weaken need to be removed to strengthen parade designation

44 Hayes End Viable core but other uses on periphery weaken parade designation

47 Redmead Road, Harlington Viable core but other uses on periphery weaken parade designation

48 Dawley Road, Hayes Viable core but other uses on periphery weaken parade designation

55 Barra Hall Circus, Hayes Fragmented parade needs to be re-orientated to concentrate core and


address long term vacancies to strengthen parade designation

Type D Outcome: Delete

designation 5 West Ruislip Station, Ickenham

Road No longer viable parade – lacks essential uses

25 Moorfield Road, Cowley Peachey

No longer viable parade – lacks range of uses

28 West Drayton Road, Colham Green

Lacks parade essential uses

29 Falling Lane/Royal Lane, Yiewsley

No longer viable parade

37 Byron Way/Coleridge Way, West Drayton

No longer viable parade

40 Romney Parade Residential – no longer a parade

49 St Dunstan’s Close, Harlington No longer a parade – residential

9.2 It is proposed to add one new parade at 625-633 Sipson Road –

Sovereign Parade which was developed post 1998. This parade helps to meet the essential needs of residents, workers and visitors.


Map 4 Town and Local Centres and Proposed Local Parades


10.0 Step 6 Implications for Policy Development 10.1 Hillingdon parades continue in the most part to form an important

economic, social and environmental role for the residents and visitors they serve. Whilst there are fundamental changes occurring in retailing and service provision, it is recommended that a parades protection policy should remain in order to ensure that there is adequate accessibility to food and essential services within a ten minute walk of Hillingdon’s residents. However there remain three areas to be addressed.

i). Essential Uses ii). Parades to be protected

iii). Environmental improvements and wide retail strategy 10.2 Essential Uses

The current requirement for three essential uses in a parade is no longer realistic given the changing market. Instead essential use criteria should be based on ranges of goods in a parade. Included in the essential range are groceries, fresh fruit and vegetables, fresh meat and fish, a post office counter, a dispensing chemist and a newsagent. It is conceivable that a mini-market could provide all or a significant range of these services and goods and therefore it should not be a pre-requisite that a parades have individual units selling the specific goods. Change of use from an essential use or combination of uses will be resisted unless the service or goods are available elsewhere in the parade or within 200m from the front edge of the parade. This would help to ensure that essential services remain available to local communities whilst taking account changes in retailing and service provision. Parades without essential uses will be retained where they meet local needs.

10.3 Parade Protection

Following the comprehensive study of existing parades, it is proposed to reduce the number of designated parades from 56 to 49 with 6 losses, designate one additional parade and to contract a further 14 parades See Table 9.1 on page 25). Map 5 shows the revised accessibility. Whilst a slightly larger gap in provision would emerge south of the M4, this is in a Green Belt location and would have/ indeed has had little effect on local service provision as the population in this area is very small.


Map 5 Proposed Parade and Town Centre Designation and Accessibility


10.4 In terms of the policy development it is proposed that the parade

protection policy should remain but be linked to the local centres policy as many of the issues are the same for both types of facility. The policy to be as follows for inclusion in Local Development Framework: Local Centres and Parades IN DEFINED LOCAL CENTRES AND PARADES CHANGE FROM CLASS A1 WILL ONLY BE ACCEPTABLE WHERE: i). THE APPLICANT CAN DEMONSTRATE THAT THERE IS NO DEMAND FOR RETAIL USE; ii). THE PROPOSED USE WOULD NOT UNACCEPTABLY IMPAIR RETAIL PROVISION IN THE LOCALITY FOR ESSENTIAL GOODS AND SERVICES; iii). THE PROPOSAL WOULD NOT HAVE AN ADVERSE EFFECT ON THE REMAINING RETAIL ACTIVITIES; iv). THE USE WOULD ENHANCE THE VITALITY AND VIABILITY OF THE CENTRE OR LOCAL PARADE.

The supporting text would define essential uses. 10.4 Proposed List of Parades to be included in Local Development Framework

Ruislip/Northwood area

1. 278-296/A (evens), West End Parade, West End Road and 1-14 (odds), New Pond Parade, Ruislip Gardens

2. 702-724 (evens) Field End Road, South Ruislip (Exclude Petrol Station)

3. 439-443 (odds) Victoria Road (Exclude Petrol Station 490) 4. 1-13 (odds) Station Approach, South Ruislip (Exclude number 24) 5. West Ruislip Station, Ickenham Road 6. Station Parade 1-5 Ickenham Road (Exclude Petrol Station) 7. Northwood High Street 8. Pinner Road, Northwood 9. Howletts Lane, Ruislip 10. 143-163 (odds) and 208-218 (odds) Whitby Road, South Ruislip 11. 41-55/B/C (odds), Salisbury Road, Northwood 12. Blackhorse parade and Old Barn Parade Eastcote Village (Exclude

1,2,3 and 3C High Road)


Uxbridge/Harefield Area

13. 81-89 (odds)Great Central Parade, High Road Ickenham (Exclude numbers 91-97 and 59 and 61 Ickenham Road).

14. 134 – 140 (evens) and 159-173A/B (odds) Ryefield Avenue, Hillingdon (Exclude pub)

15. 2-30 (evens) Sutton Court Road, Hillingdon (Exclude pub and library)

16. Royal Lane/Hillingdon Village, 81-89 & 103/A -109 Hillingdon Hill 17. 1-17 (odds) Crescent Parade, Long Lane/Uxbridge Road,

Hillingdon (Exclude café and petrol station) 18. 1-7 Harvill Road & 1-9 Moorhall Road (odds), South Harefield 19. 18-28 (evens) Cowley Road Trumper Way-Myddleton Road,

Uxbridge) 20. 98-118 (evens) Cowley Road, Uxbridge 21. Brunel University, Uxbridge 22. Station Road/High Street, Cowley 23. 1/A-9 Dellafield Parade & 1-6 (evens) The Parade, High Street,

Cowley 24. 28-32 High Road, Cowley Peachey 25. Moorfield Road, Cowley Peachey 26. 80-92 (Evens) Pield Heath Road, Colham Green 27. 55-65 Violet Avenue, Colham Green (Exclude 53) 28. West Drayton Road, Colham Green 29. Falling Lane/Royal Lane, Yiewsley 30. 58-66 (odds) and 81/A Swan Road, West Drayton 31. 81 Swan Road and The Green, West Drayton 32. 107-115 (odds) Station Road, West Drayton (Exclude 141-147

odds)

Hayes/Harlington/Heathrow Area

33. 124-152 (evens) Uxbridge Road, Hayes 34. 1-12 Mulberry Crescent, West Drayton 35. 1-11 (odds) Harmonsworth Road/ 2-14 (Evens) Sipson Road, West

Drayton 36. 2-14 (evens) Laurel Lane, West Drayton 37. Byron Way/Coleridge Way, West Drayton 38. 11-16 Welbeck Avenue, Yeading 39. 1-7 Willow Tree Lane and 234-268F Yeading Lane (Exclude two

car clusters) 40. Romney Parade, Romney Road, Hayes 41. 240-314 (evens) Kingshill Avenue, Hayes 42. 94,96, 98, 100 107 Landsbury Avenue,Hayes 43. 1-7 Bourne Circle and 1-4 Gloucester Parade, Bourne

Avenue/Cranbourne Drive


44. 1330a-1252 (evens) Uxbridge Road, from 759-777 (odds) Kingsway Parade, Uxbridge Road and 825-849 (odds) Uxbridge Road, Hayes End (Exclude 625-757 (S) 1172-1250 &1254 -1380 (N) Uxbridge Road)

45. 1-9 Northfield Parade, North Hyde Road/High Street, Harlington 46. Cranford Parade, 141-171 (odds) North Hyde Road/High Street,

Harlington 47. 1-9 Redmead Road, Harlington 48. 1-19 Dawley Road, Hayes Town (exclude 21-29) 49. St Dunstans Close, Harlington 50. 641-693 Uxdridge Road, Wood End, Hayes 51. Harmonsworth Village 52. 350-358 and 382 Bath Road, Harmonsworth 53. 41-47 Sipson Way, Sipson 54. 305-315 (odds) Harlington Road, Goulds Green 55. 2-12 (evens) Park Parade, Barra Hall Circus, Hayes 56. 1-7 (odds) Dawley Parade, Dawley Road, Hayes New 625-633 Sipson Road, Harlington

10.5 In order to assess the policy it is proposed to monitor the parades on a

regular basis in accordance with the annual monitoring report through the level of vacancies. This would help in developing a future sustainable local centre/ community network strategy for the Borough.

10.6 Environmental Improvements and Borough-wide Retail Strategy

The Hillingdon Parades Survey 2006 has found that in a number of cases the continued survival of these important local services is in doubt. One way identified to arrest this decline is to promote the regeneration of key parades through improvements to the street scene and the environment.

10.7 Through Hillingdon’s Local Implementation Plan a number of parades have been identified which would benefit from investment in the streetscene. The improvements envisaged would include pavement and parking arrangement upgrading, additional seating, and landscaping where appropriate.

Priority 2008/9

• West End Parade, West End Road and New Pond Parade, Ruislip Gardens

• South Harefield • 124-152 Uxbridge Road, Hayes

Later: Programme to be developed from 2010

• 702-724 Field End Road, South Ruislip • Northwood High Street


• Eastcote Village • Hillingdon Hill • 98-118 Cowley Road • 28-32 High Road, Cowley Peachey • Harmonsworth Road/Sipson Road, West Drayton • Lansbury Avenue, Hayes • Hayes End • Northfield Parade, Hayes • 1-19 Dawley Road

10.8 By proactively investing in the parades, the Council is demonstrating its

commitment to their future and to the sustainable communities agenda. This would be consistant with the Community Strategy – ‘A clean and attractive ’ theme and in particular target 58 to roll forward the programme of street improvements. It would also be consistant with ‘A prosperous borough’ theme and in particular would contribute to the three year objective of strong economic growth for the Borough.

Conclusion

10.9 In further developing Hillingdon’s retail offer it is proposed to develop a Retail Strategy for the Borough using this LDF Technical Background Report: Parades and the LDF Technical Background Report Town Centre and Retail Study 2006 to provide the basis for the project. Such a strategy would help to ensure that retailing in Hillingdon meets the needs of the local community, attracts the most appropriate forms of investment in the most suitable locations and helps to create employment and the economic benefits which can be derived from a vibrant retail sector.


Appendices Appendix 1 Abbreviations CLG Communities and Local Government Department DPD Development Plan Document GLA Greater London Authority LDF Local Development Framework ODPM Office of Deputy Prime Minister (Succeeded by CLG) PPS Planning Policy Statement SRDF Sub Regional Development Framework UDP Unitary Development Plan Appendix 2 Bibliography Spatial Development Strategy London Plan Greater London Authority (2004) Retailing 1971-2001 GLA Economics (2006) High Street Britain:2015 House of Commons All Party Small Shops Group (2006) Hillingdon Unitary Development Plan London Borough of Hillingdon (1998) Working together for a better future Hillingdon’s Community Strategy 2005-2015 London Borough of Hillingdon and Local Strategic Partnership (2005) Planning Policy Statement 6: Planning for Town Centres ODPM (2005)


Appendix 3 Town and Country Planning Use Classes Order 1987 (as amended) Class Activity A1 Shops, retail warehouses, hairdressers, undertakers, travel and

ticket agencies, post offices, pet shops, sandwich bars, showrooms, domestic hire shops and funeral directors.

A2 Financial and professional services - Banks, building societies, estate and employment agencies, professional and financial services and betting offices.

A3 Restaurants and cafés - For the sale of food and drink for consumption on the premises - restaurants, snack bars and cafes.

A4 Drinking establishments - Public houses, wine bars or other drinking establishments (but not a night clubs).

A5 Hot food takeaways - For the sale of hot food for consumption off the premises.

B1a Offices

B1b Research and development

B1c Light industry appropriate in a residential area

C1 Hotels - Hotels, boarding and guest houses where no significant element of care is provided.

C2 Residential institutions - Residential care homes, hospitals, nursing homes, boarding schools, residential colleges and training centres.

C2a C2A Secure Residential Institution

C3 Dwellinghouses - Family houses, or houses occupied by up to six residents living together as a single household, including a household where care is provided for residents.

D1 Non-residential institutions - Clinics, health centres, crèches, day nurseries, day centres, schools, art galleries, museums, libraries, halls, places of worship, church halls, law court. Non residential education and training centres.

D2 Assembly and leisure - Cinemas, music and concert halls, bingo and dance halls (but not night clubs), swimming baths, skating rinks, gymnasiums or sports arenas (except for motor sports, or where firearms are used).

Sui Generis

Theatres, houses in multiple paying occupation, hostels providing no significant element of care, scrap yards. Petrol filling stations and shops selling and/or displaying motor vehicles. Retail warehouse clubs, nightclubs, launderettes, dry cleaners, taxi businesses, amusement centres. Casinos.


Appendix 4 LB Hillingdon Shopping Parades Review 2006 List of Parades

Ruislip/Northwood area

13. Ruislip Gardens (West End Road/ New Pond Parade) 14. 702-724 Field End Road, South Ruislip 15. 439-490 Victoria Road 16. 1-24 Station Approach, South Ruislip 17. West Ruislip Station, Ickenham Road 18. Station Parade, Ickenham Road 19. Northwood High Street 20. Pinner Road, Northwood 21. Howletts Lane, Ruislip 22. Whitby Road, South Ruislip 23. Salisbury Road, Northwood 24. Eastcote Village

Uxbridge/Harefield Area

25. 55-97 High Road Ickenham 26. Ryefield Avenue, Hillingdon 27. Sutton Court Road, Hillingdon 28. Royal Lane/Hillingdon Village, Hillingdon Hill 29. Crescent Parade, Long Lane/Uxbridge Road, Hillingdon 30. South Harefield 31. 18-28 Cowley Road Trumper Way-Myddleton Road, Uxbridge 32. 98-118 Cowley Road, Uxbridge 33. Brunel University, Uxbridge 34. Station Road/High Street, Cowley 35. Dellafield Parade/The Parade, High Street, Cowley 36. 28-32 High Road, Cowley Peachey 37. Moorfield Road, Cowley Peachey 38. Pield Heath Road, Colham Green 39. Violet Avenue, Colham Green 40. West Drayton Road, Colham Green 41. Falling Lane/Royal Lane, Yiewsley 42. 58-66 Swan Road, West Drayton 43. 81 Swan Road and The Green, West Drayton 44. 107-147 Station Road, West Drayton


Hayes/Harlington/Heathrow Area

45. 124-152 Uxbridge Road, Hayes 46. Mulberry Crescent, West Drayton 47. Harmonsworth Road/Sipson Road, West Drayton 48. Laurel Lane, West Drayton 49. Byron Way/Coleridge Way, West Drayton 50. Welbeck Avenue, Yeading 51. Yeading Lane 52. Romney Parde, Romney Road, Hayes 53. Kingshill Avenue, Hayes 54. Landsbury Avenue,Hayes 55. Bourne Circle/Gloucester Parade, Bourne Avenue/Cranbourne

Drive 56. Hayes End (625-849 (S) 1172-1380 (N) Uxbridge Road) 57. Northfield Parade, North Hyde Road/High Street, Harlington 58. Cranford Parade, 141-171 North Hyde Road/High Street,

Harlington 59. Redmead Road, Harlington 60. 1-29 Dawley Road, Hayes Town 61. St Dunstans Close, Harlington 62. 641-693 Uxbridge Road, Wood End, Hayes 63. Harmonsworth Village 64. Bath Road, Harmonsworth 65. 41-47 Sipson Way, Sipson 66. 305-315 Harlington Road, Goulds Green 67. Barra Hall Circus, Hayes 68. Dawley Parade, Dawley Road, Hayes

NEW Sovereign Parade, 625-633 Sipson Road


LB Hillingdon Shopping Parades Review 2006 Location: RUISLIP GARDENS Parade Reference: 1

Parade Classification: B

Description Ruislip Gardens comprises of two parades on either side of West End Road – New Pond Parade and West End Parade. The surrounding area is predominantly residential with Ruislip Gardens Underground Station (Central Line) nearby. The street scene is pleasant with New Pond Parade benefiting from free service road parking. There is a sub post office newsagent, a grocery/convenience store and a chemist. Of the 26 units 9 are retail shops, 12 are service based provision and there are 5 vacant units. There are no fresh fruit and vegetable suppliers. The parade is lightly to see stronger demand with the opening of the new Sidmouth School in 2006/2007. Recommendation Include combined parades for protection in LDF and continue to monitor changes of use. Some streetcare improvements could enhance parade.


RUISLIP GARDENS Address Use

Class Commercial Use Changes

1 NEW POND PARADE A1 HAIRDRESSER & BEUTY SALON

BROWNS JAN 2004

2 NEW POND PARADE A3 CHINESE RESTAURANT 3 NEW POND PARADE A1 NEWSAGENT 4 NEW POND PARADE A1 PLUMBERS

MERCHANTS

5 NEW POND PARADE A1 GROCER 6 NEW POND PARADE A5 FISH 'N' CHIPS TAKE

AWAY

7A NEW POND PARADE

VACA2

ESTATE AGENT VACANT MAY 2006

7B NEW POND PARADE

VACA2

PROPERTY PRESERVATION

VACANT MAY 2006

8 NEW POND PARADE A1 OFF LICENCE 9 NEW POND PARADE A1 GLASS SHOP 10 NEW POND PARADE

A1 FLORIST

11 NEW POND PARADE

SUI GENERIS

DRYCLEANERS

12 NEW POND PARADE

VACA1

(HARDWARE/ DECORATING)

VACANT MAY 2006

13 NEW POND PARADE

A3 CAFE

14 NEW POND PARADE

SUI GENERIS

FUNERAL DIRECTORS

278 WEST END PARADE, WEST END ROAD

VACA1

BAKER VACANY MAY 2006 UNDER OFFER


A3 CAFÉ


A1 CAR ACCESSORIES


VACA1

BUTCHERS VACANT MAY 2006


A2 BETTING OFFICE DON BRUCE JAN 2004



A1 AIR CONDITIONING SHOP


A1 FANCY DRESS HIRE


A1 CHEMIST


A3 INDIAN RESTAURANT


A1 NEWSAGENT/POST OFFICE

296A WEST END PARADE, WEST END ROAD

A1 FLORIST


Location: FIELD END ROAD, SOUTH RUISLIP

Parade Reference: 2 Parade Classification: C

Description The parade is located on a busy road, in a predominantly residential area with further employment uses in the neighbouring industrial estate. The parade benefits from a wide service road with free parking. The recent arrival of a Tesco Metro in the centre of the parade has acted as an important anchor with the result that all units are occupied. There is a sub post office, a chemist and a range of specialist shops and service providers. The inclusion of the garage whilst not directly forming part of the shopping parade, provides further retail facilities which due to their scale complement the main parade. Recommendation Include for protection in LDF but exclude service station and continue to monitor changes of use.


FIELD END ROAD, SOUTH RUISLIP Address Use


702 FIELD END ROAD

A1 NEWSAGENT JS & DS PATEL JAN 2004

704 FIELD END ROAD

A1 VIDEO HIRE

706 FIELD END ROAD

VACANT (BUTCHER)

708 FIELD END ROAD

A1 SANDWICH SHOP

710 FIELD END ROAD

A1 OFF LICENCE VICTORIA WINE JAN 2004

712-714 FIELD END ROAD

A1 SUPERMARKET ONE STOP JAN 2004

716 FIELD END ROAD

A1 CHEMIST MOSS JAN 2004

718 FIELD END ROAD

A1 HAIRDRESSER

720 FIELD END ROAD

SUI GENERIS

DRY CLEANERS

722 FIELD END ROAD

A5 TAKEAWAY

724 FIELD END ROAD

A1 WHITE GOODS & ELECTRONCS

FIELD END ROAD SUI GENERIS

PETROL & ACCESSORIES MINI-MART

FIELD END ROAD A1 CAR ACCESSORIES


Location: VICTORIA ROAD, S RUISLIP


Description The parade is located on a busy road junction in a mixed use area close to South Ruislip Local Centre which has a Sainsbury Supermarket. The parade of four units is in good condition, though there is only one essential shop use remaining, a newsagent. One of the units, a former greengrocer is now an office. Parking is limited. The inclusion of the BP service station some distance away from the parade with its shop and café ensures there is a further supply of convenience goods. The nearby Express Dairies site has recently been identified for a residential led mix use redevelopment in the emerging site allocations development plan document. Recommendation Include for protection in LDF but exclude petrol station and continue to monitor changes of use. VICTORIA ROAD, SOUTH RUISLIP Address Use Class Commercial Use Changes 439 VICTORIA ROAD

A1 ELECTRICAL GOODS SERVICING

441 VICTORIA ROAD

A1 NEWSAGENT

443 VICTORIA ROAD

A3 Cafe

445 VICTORIA ROAD

B1A DEVELOPERS GROCERS 1997

490 VICTORIA ROAD

SUI GENERIS

PETROL STATION/SHOP


Location: STATION APPROACH (W), S RUISLIP


Description The parade is located on a busy road in a mixed use area close to South Ruislip Local Centre. The parade consists of seven units though there is only one essential use, a newsagent. One of the units, number 24, is located across the road. There are no vacant units. The former neighbouring petrol station site to the west has been cleared and is awaiting redevelopment. Recommendation Include numbers 1-13 (6 units) for protection in LDF and continue to monitor. STATION APPROACH (W), S RUISLIP Address Use Class Commercial Use Changes STATION APPROACH/WEST END ROAD

VACANT (PETROL STATION/SHOP)

1 STATION APPROACH

A1 WINDOWS NEWSAGENTS 1997

3-5 STATION APPROACH

SUI GENERIS

MOTORCYCLE SALES

7 STATION APPROACH

A3 CAFE AND TAKEAWAY

9 STATION APPROACH

A1 MOBILE PHONES

11 STATION APPROACH

A1 OFF LICENCE

13 STATION APPROACH

A1 TANNING SERVICES

24 STATION APPROACH

A1 REPLACEMENT WINDOWS


Location: WEST RUISLIP STATION, ICKENHAM ROAD

Parade Reference: 5 Parade Classification: C/D

Description The parade is located to the front of West Ruislip Station (Central and Chiltern Railways). Two of the four units are now used as offices with two remaining takeaway uses. There is no parking. Recommendation Parade is no longer viable for retail uses and does not provide for essential needs. Remove designation. WEST RUISLIP STATION, ICKENHAM ROAD Address Use


1 WEST RUISLIP STATION

B1a DEVELOPERS VACANT IMAGE STUDIO 1997

2 WEST RUISLIP STATION, ICKENHAM RD

B1A DEVELOPERS

3 WEST RUISLIP STATION, ICKENHAM ROAD

A5 TAKE AWAY HIGH TIDE FISH & CHIPS 1997

4 WEST RUISLIP STATION, ICKENHAM RD,

A5 TAKEAWAY WALLPAPER & FABRICS 1997


Location: STATION PARADE, ICKENHAM ROAD, WEST RUISLIP

Parade Reference: 6 Parade Classification: B

Description Located on a busy road in a mixed area with limited on street parking, the parade is in a mixed use area close to West Ruislip Station. The parade consists of five units including one essential use a newsagents/sub post office. The nearby Gulf petrol station has been included. There are no vacant units. Recommendation Include Station Parade for protection in LDF but exclude petrol station. Continue to monitor changes of use. STATION PARADE, ICKENHAM ROAD, WEST RUISLIP Address Use Class Commercial Use Changes 1 ICKENHAM ROAD A1 TRAVEL AGENT? 2 ICKENHAM ROAD A2 ESTATE AGENTS Antray King

Builders 2004 3 ICKENHAM ROAD A1 HAIR SALON 4 ICKENHAM ROAD A1 NEWSAGENTS/POST

OFFICE

5 ICKENHAM ROAD SUI GENERIS

SECOND HAND CARS

ICKENHAM ROAD SUI GENERIS

PETROL SALES


Location: NORTHWOOD HIGH ST Parade Reference: 7

Parade Classification: A

Description Located in a residential led mixed use area, the parade consists of 50 units. 31 units are in A1 use including a convenience store, sub post office/newsagent and chemist. There are also a range of specialist shops and service based activities including a drycleaners and a launderette. The parade is attractive and includes some free on street parking. Recommendation Include for protection in LDF and continue to monitor changes of use. NORTHWOOD HIGH ST Address Use Class Commercial Use Changes 2A HIGH STREET A1 CLOTHES NORTHWOOD

TRAILER CENTRE JAN 2004

2 HIGH STREET A1 CLOTHES 4A HIGH STREET A1 COMPUTER SALES 4 HIGH STREET A1 STORAGE UNIT FOR

ZEPPELIN?

6 HIGH STREET A2 ACCOUNTANTS 8 HIGH STREET B1A BUILDERS 10 HIGH STREET A1 SWIMMING POOLS VACANT JAN

2004 12 HIGH STREET SUI

GENERIS LAUNDERETTE

14 HIGH STREET VACA1 (ELECTRONICS) VACANT JAN


2004 16 HIGH STREET A1 BUTCHER 18A HIGH STREET SUI

GENERIS MINI CABS

18B HIGH STREET A1 HAIRDRESSER PARTNERS FOR HAIR JAN 2004

20 HIGH STREET A1 FABRICS 22 HIGH STREET A1 UPHOLSTRY 24 HIGH STREET A5 HOT FOOD

TAKEAWAY

26 HIGH STREET A1 POST OFFICE/NEWSAGENT

28 HIGH STREET B1a BUILDING CONTRACTORS

28A HIGH STREET A1 SIGN SHOP 30 HIGH STREET A1 LADIES FASHION 32 HIGH STREET A1 FIREPLACE SALES 34A HIGH STREET A1 34B HIGH STREET A2 LETTING AGENCY 36 HIGH STREET A1 SPORTS SHOP 36A HIGH STREET A1 SPORTS SHOP 38 HIGH STREET A1 PRINTERS 40 HIGH STREET A2 ACCOUNTANTS 42 HIGH STREET A2 TRAVEL AGENT 44 HIGH STREET A2 TRAVEL AGENT ANTIQUE SHOP

JAN 2004 46 HIGH STREET A3 LE CAFÉ NOIR CHARITY SHOP

JAN 2004 48 HIGH STREET A3 RESTAURANT CLUB

PARADISE JAN 2004

50 HIGH STREET A1 SCHOOL OUTFITTERS 52 HIGH STREET A1 SCHOOL OUTFITTERS EBENEZERS

Antiques Dealer Jan 2004

54 HIGH STREET A1 FLORIST 56 HIGH STREET A1 TOYS AND CLOTHES ORCHIDS JAN

2004 58 HIGH STREET A1 CRAFT PRODUCTS 60 HIGH STREET A2 SOLICITORS 62 HIGH STREET A2 SOLICITORS 64 HIGH STREET VACA2 (PAINTING

CONTRACTOR0

68 HIGH STREET A1 PICTURE SALES


70 HIGH STREET A1 SANDWICH SHOP RW ELECTRICAL - ELECTRIC GOODS 4 MAY 2006

72 HIGH STREET A1 CONVENIENCE STORE 74 HIGH STREET A5 TAKEAWAY 76 HIGH STREET D1 DINING

CLUB/COMMUNITY CENTRE

78 HIGH STREET A1 GROCER/ GENERAL STORE

80 HIGH STREET A1 PLUMBERS MERCHANT

110 HIGH STREET A3 RESTAURANT 112 HIGH STREET A1 DISABLED SUPPLIES 114 HIGH STREET A1 CHEMIST 116 HIGH STREET A1 OFF LICENCE 118 HIGH STREET A1 ALTERNATIVE

CHEMIST


Location: PINNER ROAD, NORTHWOOD

Parade Reference: 8 Parade Classification: A

Description The parade is located on a busy road in a residential led mixed use area close to High Street Northwood parade. Whilst the parade consists on 13 units, there are no essential uses. One unit is currently being refurbished. The parade provides a number of specialist activities including building related activities and remains vibrant. Recommendation Include parade for protection in LDF and continue to monitor. PINNER ROAD, NORTHWOOD Address Use Class Commercial Use Changes 104 PINNER ROAD A1 FUNERAL DIRECTORS 106 PINNER ROAD A1 TYRE FITTING & SALES 108 PINNER ROAD A1 PLUMBERS

MERCHANTS

110 PINNER ROAD A1 HAIRDRESSER 112 PINNER ROAD D1 ORTHODONTISTS 116 PINNER ROAD A1 HIRE SHOP 118 PINNER ROAD A1 CYCLE SHOP 120 PINNER ROAD A1 PLUMBERS

MERCHANTS

122 PINNER ROAD A1 PLUMBERS MERCHANTS

124 PINNER ROAD A1 PLUMBERS MERCHANTS

126 PINNER ROAD A1 BEAUTY PRODUCTS 130 PINNER ROAD VACANT VACANT (SOFT

FURNISHINGS)


132 PINNER ROAD A2 BOOKMAKERS 134-6 PINNER ROAD SUI GENERIS CAR SALES


Location: HOWLETTS LANE, RUISLIP


Description Located in a residential area, this small vibrant parade of four units includes a newsagent/sub post office, convenience store and a chemist to serve its local community. There are no vacant units. The parade is attractive and has both free car and cycle parking. Recommendation Include for protection in LDF and continue to monitor changes of use. HOWLETTS LANE, RUISLIP Address Use


75 HOWLETTS LANE A1 NEWSAGENT 81 HOWLETTS LANE A1 CHEMIST/POST OFFICE 83 HOWLETTS LANE A1 GROCER 89 HOWLETTS LANE A1 GREENGROCER


Location: WHITBY ROAD, SOUTH RUISLIP


Description Whitby Road comprises of two parades on either side of Whitby Road serving a residential community. The street scene is pleasant and vibrant and benefits from free car and cycle parking. There is a sub post office/newsagent, a grocery/convenience store and a chemist. Of the 17 units 8 are retail shops, 9 are service based provision including 3 takeaways. There are no vacant units. Recommendation Include for protection in LDF and continue to monitor changes of use. WHITBY ROAD, SOUTH RUISLIP Address Use Class Commercial Use Changes 1 WHITBY PDE, 143 WHITBY ROAD

A1 OFF LICENCE VICTORIA WINE JAN 2004

2 WHITBY PDE, 145 WHITBY ROAD

A5 TAKEAWAY


SUI GENERIS

DRYCLEANERS


A3 FISH AND CHIPS SHOP


A5 TAKEAWAY STEADYS JAN 2004

153 WHITBY ROAD

A1 SUPERMARKET

155 WHITBY A1 HAIRDRESSER


ROAD 157 WHITBY ROAD

A1 PET SHOP

159 WHITBY ROAD

A2 BETTING OFFICE DON BRUCE JAN 2004

161 WHITBY ROAD


163 WHITBY ROAD


208 WHITBY ROAD

A5 INDIAN TAKEAWAY CHANGED PRE 2004

210 WHITBY ROAD

A1 CHEMIST

212 WHITBY ROAD

A1 CENTRAL HEATING SUPPLIES

214 WHITBY ROAD

A1 BEAUTY SALON CAROLS CRAFTY CAKES JAN 2004

216 WHITBY ROAD

A1 HAIRDRESSER MAYDAY MOTORSPARES JAN 2004

218 WHITBY ROAD

A1 CONVENIENCE GOODS

P & D HARDWARE JAN 2004


Location: SALISBURY ROAD, NORTHWOOD


Description The parade is located in a residential area. The street scene is attractive and the parade benefits from free car and cycle parking. There are 10 units of which three are essential uses including a convenience store/sub postoffice, a newsagent and a chemist. There is one other retail shop with the remaining six units providing services including one takeaway. There are no vacant units. Recommendation Include for protection in LDF and continue to monitor changes of use. SALISBURY ROAD, NORTHWOOD Address Use

Class

Commercial Use Changes

41 SALISBURY ROAD A1 CHEMIST 43 SALISBURY ROAD A1 POINT OF SALE

ADVERTISING SUPPLIES

45 SALISBURY ROAD A1 ANTIQUE RESTORER 47 SALISBURY ROAD A2 INSURANCE 49 SALISBURY ROAD A1 GROCER/POST OFFICE 51 SALISBURY ROAD A1 OFF-LICENCE 53 SALISBURY ROAD A1 NEWSAGENT/VIDEOS 55 SALISBURY ROAD A5 CHINESE TAKE AWAY 55B SALISBURY ROAD A1 HAIRDRESSER 55C SALISBURY ROAD A1 HAIRDRESSER


Location: EASTCOTE VILLAGE Parade Reference: 12 Parade Classification: C/D

Description Located on a busy road adjacent to a residential area, the parade has two components comprising of 12 units. There is only one essential use a convenience store which occupies two units in Blackhorse Parade. There are two other retail shops. Two of the units are now offices and one unit is a valet car wash. There is one vacant unit. The parade benefits from some service road free car parking and a post box. Recommendation It is proposed to continue to protect Blackhorse parade and Old Barn Parade but to remove parade designation for 1,2,3 and 3C High Road. EASTCOTE VILLAGE Address Use Class Commercial Use Changes 1HIGH ROAD B1A OFFICE 2 HIGH ROAD B1A OFFICES 3 HIGH ROAD A1 OFF LICENCE 3C HIGH ROAD

SUI GENERIS

CAR VALET SERVICE

OLD BARN PARADE

A2 BETTING OFFICE

OLD BARN PARADE

A1 HAT SHOP DAISY CHAIN - CHILDRENS TOYS JAN 2004

1 BLACKHORSE PARADE

VACSUI LAUNDERETTE VACANT MAY 2006

2 BLACKHORSE PARADE

A1 GROCER LONDIS JAN 2004


3 BLACKHORSE PARADE

A1 GROCER LONDIS JAN 2004

4 BLACKHORSE PARADE

A5 RESTAURANT

5 BLACKHORSE PARADE

A1 HAIRDRESSER

6 BLACKHORSE PARADE

A3 RESTAURANT


Location: 57-97 High Road Ickenham


Description Located on a busy road close to a residential area, the parade is close to Ickenham Local centre. There is the main Great Central parade and an isolated building supplier further towards Ickenham occupying two units. The parade consists of 11 units with only one an essential use, a newsagent. Four of the units are a vacant office building/printers. Car parking is restricted. Whilst the main parade is in good condition, there is only limited footfall. Recommendation It is proposed to continue to protect Great Central Parade between numbers 81-89 (5 units) but to remove parade designation for numbers 91-97 and 59 and 61 Ickenham Road.


Location: RYEFIELD AVENUE, HILLINGDON


Description Located in a residential area on a feeder road, the parade consists of 14 units on both side of the road. The parade has a sub post office/newsagents, two convenience stores and a chemist. Seven units are serviced orientated including two takeaways and a pub. The parade benefits from free car parking. There are no vacant units. Recommendation Include for protection in LDF but remove pub from designation and continue to monitor changes of use.


RYEFIELD AVENUE, HILLINGDON Address Use Class Commercial Use Changes 132 RYEFIELD AVENUE

A3 PUBLIC HOUSE

134 RYFIELD AVENUE A5 TAKEAWAY 136 RYFIELD AVENUE A2 ESTATE AGENTS MARRO

ELECTRICS JAN 2004

138 RYFIELD AVENUE A1 COMPUTER SERVICES

140 RYFIELD AVENUE A2 CONSTRUCTION SERVICES

159 RYFIELD AVENUE A1 GROCER/ OFF LICENCE

161 RYFIELD AVENUE A1 SIGN SUPPLIERS 163 RYFIELD AVENUE SUI

GENERIS LAUNDERETTE

165 RYFIELD AVENUE A1 CHEMIST 167 RYFIELD AVENUE A5 CHINESE

TAKEAWAY GOLDEN PALACE JAN 2004

169 RYFIELD AVENUE A1 OFF LICENCE 171 RYFIELD AVENUE A1 POST

OFFICE/SUPERMARKET

173B RYFIELD AVENUE

A1 HAIR CUT/BLOWDRY ETC

HAIR & BEUTY JAN 2004

173A RYFIELD AVENUE

A1 NEWSAGENT FOURBOYS JAN 2004


Location: SUTTON COURT ROAD, HILLINGDON


Description Located in a residential area on a feeder road, the parade consists of 15 units including a pub at one end and a library at the other. There are five essential uses including a convenience store occupying two units, a newsagents, a butchers, a bakers and a chemist. 6 of the units are service orientated. The parade benefits from free car and cycle parking and is vibrant. There are no vacant units. Recommendation Include for protection in LDF but remove pub and library from designation and continue to monitor changes of use. SUTTON COURT ROAD, HILLINGDON Address Use


SUTTON COURT ROAD

PUBLIC LIBRARY

2 SUTTON COURT ROAD

A1 BAKER

4 SUTTON COURT ROAD

A1 CHEMISTS HOPKINS CHEMIST 2004

6 SUTTON COURT ROAD

SUI GENE

RIS

LAUNDERETTE/DRY CLEANING

8 SUTTON COURT ROAD

A1 NEWSAGENT GIBBS 1997

10 SUTTON COURT A1 MODEL PLANES


ROAD 12 SUTTON COURT ROAD

A1 MODEL CARS

14 SUTTON COURT ROAD

A1 GROOMING STUDIO


A1 BEAUTICIANS VACANT HARDWARE 2004


A1 FLORIST


A1 SUPERMARKET


A1 SUPERMARKET


A1 BUTCHER


A3 FISH & CHIP TAKEAWAY


A1 HAIRDRESSER


A1 OFF LICENCE

32-58 SUTTON COURT ROAD

A3 PUBLIC HOUSE


Location: HILLINGDON VILLAGE Parade Reference: 16

Parade Classification: C

g Description Located adjacent to a busy road, the parade consists of 15 units. There are two essential uses both convenience stores but one with a sub post office. There are two vacant units. The units on Hillingdon Hill are in two distinct parades with a further third smaller cluster around the Red Lion Hotel, Royal Lane. 8 of the units are service orientated. Recommendation Include for protection 81-89 Hillingdon Hill and 103-119 Hillingdon Hill in LDF but remove The Vine and the Red Lion Hotel cluster, Royal Lane from designation and continue to monitor changes of use. Retitle Hillingdon Hill. HILLINGDON VILLAGE Address Use


HILLINGDON HILL/ROYAL LANE

CHURCH

CHANTRY HOUSE, ROYAL LANE

(THE CHANTRY) ROAD ELM TREE COTTAGE , ROYAL LANE

EVENLODE, ROYAL


LANE GLEBE HOUSE, ROYAL LANE

HILLCOT, ROYAL LANE

ROYAL LANE HALL THE VICARAGE, ROYAL LANE

81 HILLINGDON HILL A1 OFF LICENCE 83 HILLINGDON HILL A1 (PHOTOGRAPHERS) 85 HILLINGDON HILL A1 SUPERMARKET/POST

OFFICE NEWSAGENT JAN 2004

87 HILLINGDON HILL A1 SANDWICH SHOP INTERIOR DECORATORS 2004

89 HILLINGDON HILL A5 CHINESE TAKEAWAY HOT FOOD

103A HILLINGDON HILL

A2 NURSING AND CARE AGENCY

103 HILLINGDON HILL A2 ESTATE AGENT 105 HILLINGDON HILL A1 SUPERMARKET 107 HILLINGDON HILL SUI

GENERIS

LAUNDERETTE

109 HILLINGDON HILL A2 ESTATE AGENT 111 HILLINGDON HILL A1 FLORIST 113 HILLINGDON HILL VACA

1 ANTIQUES VACANT JAN

2004 115 HILLINGDON HILL A1 WORKWARE 117-119 HILLINGDON HILL

A1 BUILDERS/DECORATORS SUPPLIES

ROYAL LANE/HILLINGDON HILL

C1 PUBLIC HOUSE AND HOTEL

VACANT JAN 2004

ROYAL LANE C1 PUBLIC HOUSE AND HOTEL

VACANT JAN 2004 FORMERLY COTTAGE HOTEL & RESTAURANT

121 HILLINGDON HILL A4 PUBLIC HOUSE 369 ROYAL LANE A2 FUNERAL DIRECTORS


Location: CRESCENT PARADE, LONG LANE/UXBRIDGE ROAD, HILLINGDON


Description Located in a residential led mixed use area on the junction of two busy roads, the parade consists of 19 units including a separate café and a petrol station with shop. In Crescent Parade there are three essential uses a convenience store with a post office, occupying two units, a chemist and a greengrocer and five further service uses. There are no vacant units but two of the units are occupied by a charity shop. Crescent Parade benefits from free service road parking. Recommendation Include for protection 1-17 Crescent Parade and continue to monitor changes of use.


CRESCENT PDE, LONG LANE/UXBRIDGE RD, HILLINGDON Address Use


1 CRESCENT PARADE, UXBRIDGE RD

SUI GENERIS

DRY CLEANER


A1 SHOES


A1 OFF LICENCE


A1 HAIRDRESSER/BEAUTICIANS MILLS DE WIN STUDIOS JAN 2004


A5 CHINESE TAKEAWAY FISH & CHIPS JAN 2004


A1 TANNING BUTCHERS JAN 2004


A1 CARDSHOP GREENGROCER JAN 2004


A1 CHEMIST


A1 NEWSAGENT POST OFFICE GROCER JAN 2004

10 CRESCENT PARADE, LONG LANE



A2 ESTATE AGENT BAYLISS JAN 2004


A1 CHARITY SHOP STATIONERS JAN 2004


A1 CHARITY SHOP HARDWARE JAN 2004


A1 SANDWICH SHOP BAKERS JAN 2004



A1 LOCKSMITH


A1 GREENGROCER HABERDASHERS JAN 2004


A1 FURNITURE CHARITY SHOP JAN 2004

UXBRIDGE ROAD, HILLINGDON

A3 CAFE

LONG LANE/UXBRIDGE ROAD

SUI GENERIS

PETROL FILLING & SUPERMARKET


Location: SOUTH HAREFIELD Parade Reference: 18

Parade Classification: A

Description Located on the corner of Harvil Road and Moorhall Road, the parade continues to provide an essential function for the local community and workers at the nearby Waterside business park. The parade benefits from free parking, a post office and a modest supermarket. There is a sub post office, free parking and a telephone box. There is only one vacant unit. Due to its location, the parade appears well supported. Recommendation Include parade for protection in LDF and continue to monitor. Include for improvements to streetscene. SOUTH HAREFIELD Address Use Class Commercial Use Changes 1 HARVIL ROAD A2 INSURANCE ZIG ZAG

CARS 1997 2-3 HARVIL ROAD A1 POST

OFFICE,GROCER, NEWSAGENT

4 HARVIL ROAD A1 POST OFFICE,GROCER, NEWSAGENT

5-7 HARVIL ROAD SUI GENERIS

MINI CABS VACANT 1997

1 MOORHALL ROAD A1 SUPERMARKET 3 MOORHALL ROAD A1 SUPERMARKET 5 MOORHALL ROAD A1 FIREPLACES 7 MOORHALL ROAD A5 TAKEAWAY 9 MOORHALL ROAD A5 TAKEAWAY Busy Bee Café

JAN 2004


Location: 18-28 COWLEY RD, UXBRIDGE


Description Located on a busy road close to a residential area, the parade is close to Uxbridge. The parade consists of 6 units with only one essential use, a newsagent. Four of the units are service orientated. Car parking is restricted. There are no vacancies. Recommendation Include for protection in LDF and continue to monitor changes of use. 18-28 COWLEY RD, UXBRIDGE Address Use Class Commercial Use Changes 18 COWLEY ROAD

A1 NEWSAGENT GROCER

(COSTCUTTER) GROCER

20 COWLEY ROAD

A3 CHINESE RESTAURANT

22 COWLEY ROAD

A1 OFFICE FURNITURE

24 COWLEY ROAD

A5 PIZZA TAKEAWAY

26 COWLEY ROAD

A5 INDIAN TAKEAWAY

28 COWLEY ROAD

A2 ESTATE AGENTS CHASE PARTNERSHIP


Location: 98-118 COWLEY RD, UXBRIDGE


Description The parade is located on a service road close to a residential area. The parade consists of 10 units and includes four essential uses, a newsagent, a halaal butchers, a convenience store and a chemist. Five of the units are service orientated. Although there is pay parking, there are no vacancies and the parade is vibrant. Recommendation Include parade for protection in LDF and continue to monitor.


98-118 COWLEY RD, UXBRIDGE Address Use Class Commercial Use Changes 98-100 COWLEY ROAD

A1 NEWSAGENTS

102 COWLEY ROAD

A5 TAKEAWAY

104 COWLEY ROAD

A1 BUTCHER (HALAL)

106 COWLEY ROAD

A1 SANDWICH BAR

108 COWLEY ROAD

A1 HAIRDRESSER

110 COWLEY ROAD

A1 CONVENIENCE STORE

112 COWLEY ROAD

A5 ORIENTAL TAKEAWAY

114 COWLEY ROAD

A1 OFF LICENCE

116 COWLEY ROAD

A5 INDIAN TAKEAWAY

118 COWLEY ROAD

A1 CHEMIST


Location: BRUNEL UNIVERSITY, UXBRIDGE


Description The parade is located in the centre of Brunel University campus and has a very high footfall. The parade consists of four units including a convenience store and a bank. The building the parade is located has recently been refurbished. There are no vacancies. Recommendation Include parade for protection in LDF and continue to monitor. BRUNEL UNIVERSITY, UXBRIDGE Address Use Class Commercial Use Changes BRUNEL UNIVERSITY CAMPUS

A3 CAFÉ

BRUNEL UNIVERSITY CAMPUS

A1 SUPERMARKET THE CAMPUS STORE JAN 2004


A2 INSURANCES SERVICES


A2 BANK


Location: STATION ROAD/HIGH STREET, COWLEY


Description The parade is in two sections on either side of a busy junction. One part of parade has the benefit of a service road but has paid parking. Of the 9 units there are two convenience store essential uses on either side of the junction. 7 units are serviced orientated. No units appeared vacant though footfall was very limited. Recommendation Include for protection in LDF and continue to monitor changes of use. STATION ROAD/HIGH STREET, COWLEY Address Use


HIGH STREET A3 CAFÉ 1 STATION ROAD A5 FISH AND CHIPS 3 STATION ROAD A5 TAKEAWAY 5 STATION ROAD A1 NEWSAGENT 7 STATION ROAD A1 HAIRDRESSER 1 HIGH STREET A2 LETTING AGENTS 1B HIGH STREET A3 TAKEAWAY 2A HIGH STREET A1 GROCER/ OFF LICENCE 2B HIGH STREET A5 FISH AND CHIPS


Location: DELLFIELD PARADE/THE PARADE, HIGH ST COWLEY


Description The parade is in two sections, Dellafield Parade and the Parade, on a side road off a busy road in a residential area. There are 16 units with one essential convenience store in each parade of which one has a sub post office and a chemist. There are 6 service orientated businesses and four vacant A1 units. The parade has had to face competition from a nearby Tesco Express Petrol Forecourt business. Recommendation Include for protection in LDF and continue to monitor changes of use.


DELLFIELD PARADE/THE PARADE, HIGH ST COWLEY Address Use


1A DELLFIELD PARADE ?

A1 FLORIST

1 DELLFIELD PARADE


2 DELLFIELD PARADE

VACA1 (HARDWARE/CYCLES/ETC) VACANT DEC 2005 SITE UNDER OFFER MAY 2006

3 DELLFIELD PARADE

VACA1 (HARDWARE/CYCLES ETC) VACANT DEC 2005 SITE UNDER OFFER MAY 2006

4 DELLFIELD PARADE

VACA1 (HARDWARE/CYCLES ETC) VACANT DEC 2005 SITE UNDER OFFER MAY 2006

5 DELLFIELD PARADE

A5 INDIAN TAKEAWAY MADISONS CAFÉ

6 DELLFIELD PARADE

A5 CHINESE TAKEAWAY HOT FOOD

7 DELLFIELD PARADE

A1 PRINTER REFILLS (KATHLEENS - HAIRDRESSER)

8 DELLLFIELD PARADE

A1 PRINTER REFILLS VACANT (JAYDEEN COMMERCIALS) JAN 2004

9 DELLFIELD PARADE

A2 ACCOUNTANTS

1 THE PARADE

VACA1 PET SHOP VACANT MAY 2006

2 THE PARADE

A1 HAIRDRESSERS

3 THE PARADE

A1 CHEMIST (A T HOPKINS) JAN 2004

4 THE PARADE

A1 GROCERS

5 THE PARADE

A2 BETTING OFFICE

6 THE PARADE

A2 BETTING OFFICE THRESHERS - OFF LICENCE


Location: HIGH RD, COWLEY PEACHEY


Description The parade is located on a parallel side road, adjacent to a busy main road in a residential mixed use area close to Yiewsley. The parade benefits from free car and cycle parking and security cameras. There are 6 units of which three are essential uses including a deli, a newsagent and a bakers. There are three service orientated businesses and one vacant unit. Recommendation Although the parade is looking distressed include for protection in LDF and continue to monitor changes of use. HIGH RD, COWLEY PEACHEY Address Use


28 HIGH ROAD A5 FISH & CHIP TAKEAWAY 29 HIGH ROAD A5 INDIAN TAKEAWAY 30 HIGH ROAD A1 GREEK DELI 31 HIGH ROAD VACA

1 OFF LICENCE VACANT MAY

2006 32 HIGH ROAD SUI

GENERIS

LAUNDERETTE

33 HIGH ROAD A1 NEWSAGENT 34 HIGH ROAD A1 BAKER


Location: MOORFIELD RD, COWLEY PEACHEY


Description The parade is located in a residential area. Although the parade benefits from free car and cycle parking there are signs of distress and vandalism. There are 4 units of which one is an essential newsagent/sub post office which attracts a steady customer flow. Two of the units appear vacant and have been for more than two years. Recommendation The parade has been declining for some time. Remove designation. MOORFIELD RD, COWLEY PEACHEY Address Use


113 MOORFIELD ROAD

A1 POST OFFICE/NEWSAGENT

117/119 MOORFIELD ROAD

A1 VIDEO HIRE/OFF LICENCE

121 MOORFIELD ROAD

VACA1 BUTCHER (FROZEN MEAT PREPARED)

VACANT JAN 2004

125 MOORFIELD ROAD

VACA1 GROCER VACANT MAY 2006


Location: PIELD HEATH RD, COLHAM GREEN


Description Located on a busy road close to Hillingdon Hospital, the parade consists of 6 units with two essential uses, a newsagent with a sub post office and a supermarket which occupies two units. Two of the units are service orientated. There is free car parking to the front of the shops. There are no vacancies. Recommendation Include parade for protection in LDF and continue to monitor. PIELD HEATH RD, COLHAM GREEN Address Use


80 PIELD HEATH ROAD

A1 FLORISTS

82 PIELD HEATH ROAD

A5 TAKEAWAY FISH & CHIPS

84 PIELD HEATH ROAD

A1 SUPERMARKET

86 PIELD HEATH ROAD

A1 SUPERMARKET

89/90 PIELD HEATH ROAD

A1 POST OFFICE\NEWSAGENT

92 PIELD HEATH ROAD

A2 BETTING OFFICE


Location: VIOLET AVENUE, COLHAM GREEN


Description The parade is located in a residential area. The street scene is attractive and the parade benefits from free car and cycle parking. There are 7 units of which one is an essential use, a newsagent. There is one other retail shop with three of the remaining six units providing services including one takeaway, a community office and one other office. There is one vacant unit. Recommendation Include 55-65 Violet Avenue for protection in LDF (excluding no.53) and continue to monitor changes of use. VIOLET AVENUE, COLHAM GREEN Address Use Class Commercial Use Changes 53 VIOLET AVENUE

B1A OFFICE QUALITY FOODSTORE 1997

55 VIOLET AVENUE

A5 CHINESE TAKEAWAY

57 VIOLET AVENUE

D1 COMMUNITY

59 VIOLET AVENUE

A1 IRONING SERVICE

61 VIOLET AVENUE

VACA1 VACANT (HARDWARE SHOP)

VACANT 1997?

63 VIOLET AVENUE

A1 NEWSAGENT

65 VIOLET AVENUE

A1 OFF LICENCE


Location: WEST DRAYTON ROAD, COLHAM GREEN


Description The parade is located in a residential area. The parade is in two parts, a parade of four units and a separate petrol station with shop. The parade benefits from free car parking. There are 5 units of which one is an ancillary essential use, the convenience store in the petrol station. There is one other retail shop with two of the remaining units providing car servicing facilities. One of the units appears to be an office. Recommendation The Remove designation.


WEST DRAYTON ROAD, COLHAM GREEN Address Use Class Commercial Use Changes COLHAM GREEN ROAD

SUI GENERIS

PETROL STN/GARAGE/SUPERMARKET

TOTAL JAN 2004

3-5 PARK VIEW ROAD

SUI GENERIS

TYRE FITTING MEL TYRES JAN 2004

3-5 PARK VIEW ROAD

SUI GENERIS

TYRE FITTING MEL TYRES JAN 2004

9 PARK VIEW ROAD

B1a OFFICE MOTEST GROUP HOLDINGS JAN 2004

11 PARK VIEW ROAD

A1 OFF LICENCE MANOR WINES JAN 2004


Location: FALLING LANE/ROYAL LANE, YIEWSLEY


Description The parade is located in a residential area on the junction of a busy road. The parade consists of 10 units in two components. There is one convenience store, four other service orientated businesses in seven units and two vacant units. Car parking is limited. The parade lost its sub post office in the past two years and is now looking distressed. Recommendation The parade has been in long-term decline. There are alternative facilities in nearby Yiewsley. Remove designation. FALLING LANE/ROYAL LANE, YIEWSLEY Address Use


111 FALLING LANE A3 FISH/CHIP RESTAURANT/TAKEAWAY

113 FALLING LANE A1 HAIRDRESSERS 115-117 FALLING LANE

A1 GROCER

119 FALLING LANE A5 TAKEAWAY PIZZA METRO JAN 2004

121 FALLING LANE A1 SANDWICH SHOP VACANT JAN 2004

123 FALLING LANE VACA1 NEWSAGENT/POST OFFICE VACANT 2006 125 FALLING LANE VACA1 NEWSAGENT VACANT 2006 2 ROYAL LANE A1 APPLIANCE REPAIRS 2A ROYAL LANE A1 APPLIANCE REPAIRS 4 ROYAL LANE A1 APPLIANCE REPAIRS


Location: SWAN ROAD, WEST DRAYTON


Description The parade is located in a residential area. The parade benefits from free car There are 5 units of which two are essential uses including a convenience store and a chemist. There is one other retail shop with the remaining two units providing services including one takeaway. There are no vacant units. Recommendation Include for protection in LDF and continue to monitor changes of use. SWAN ROAD, WEST DRAYTON Address Use


58 SWAN ROAD A1 FUNERAL DIRECTORS 60 SWAN ROAD A1 2ND HAND SHOP VACANT GROCERS

1997 62 SWAN ROAD A3 INDIAN RESTAURANT 64 SWAN ROAD A1 CHEMIST 66 SWAN ROAD A1 CONVENIENCE STORE SWAN NEWSAGENTS

JULY 1997


Location: THE GREEN, WEST DRAYTON


Description The parade consists of seven units in three locations. Whilst there is some free car parking and a library in an attractive location, there are only three retail units with two essential uses, a convenience store and a bakers. Three of the units are offices and one is residential. One of the offices is vacant. Recommendation Remove designation but add 81 and 83 Swan Road to the nearby Swan Road Designation. THE GREEN, WEST DRAYTON Address Use


1 THE GREEN B1a FINANCIAL SERVICES 3-5 THE GREEN B1a PROPERTY

DEVELOPERS

7-9 THE GREEN VACB1A

SOFTWARE DEVELOPERS

14 THE GREEN A1 BAKER 16 THE GREEN C3 RESIDENTIAL 81 SWAN ROAD A1 CONVENIENCE STORE GHANDA

SUPERMARKET 1997 83? SWAN ROAD

A1 FLORIST


Location: STATION ROAD, WEST DRAYTON


Description Located adjacent to a busy road close to West Drayton, the parade consists of 9 units in two locations. There is one essential use, a convenience store with the 8 remaining units service orientated including a pub, employment agency and a petrol station. Parking is restricted to neighbouring residential side streets. Recommendation Include for protection 107-115 Station Road, West Drayton in LDF but remove other units from parade designation. STATION ROAD, WEST DRAYTON Address Use Class Commercial Use Changes 107 STATION ROAD A3 RESTAURANT 109 STATION ROAD A3 CHINESE

RESTAURANT

111 STATION ROAD A1 GROCER/OFF LICENCE/NEWS AGENT

KALIA FOOD & WINE 1997

113 STATION ROAD A3 INDIAN RESTAURANT

115 STATION ROAD A2 ESTATE AGENTS 141 STATION ROAD SUI

GENERIS CAR SALES & PETROL

143 STATION ROAD A4 PUBLIC HOUSE 145 STATION ROAD A2 EMPLOYMENT

AGENCY

147 STATION ROAD VACANT VACANT (CAFE)


LB Hillingdon Shopping Parades Review Location: 124-152 UXBRIDGE RD, HAYES


Description Located adjacent to a busy road close to Southall in a mixed use area, the parade consists of 8 units. There are two essential uses, both convenience stores, one with a sub post office, 2 other comparison goods retailers and three service orientated businesses including two takeaways. There are no vacant units. Parking is restricted to neighbouring residential side streets. Recommendation Include parade for protection in LDF and continue to monitor changes of use. Streetscene needs improving.


124-152 UXBRIDGE RD, HAYES Address Use Class Commercial Use Changes 124-126 UXBRIDGE ROAD

A5 TAKEAWAY VACANT JAN 2004

128 UXBRIDGE ROAD

A3 RESTAURANT/TAKEAWAY

132 UXBRIDGE ROAD

A1 PHONE CARDS/TELECOMS

VACANT JAN 2004

136 UXBRIDGE ROAD

A1 JEWELLERS

140 UXBRIDGE ROAD

A1 KITCHEN SALES

144 UXBRIDGE ROAD

A1 CONVENIENCE SHOP UXBRIDGE NEWS JAN 2004

148-150 UXBRIDGE ROAD

A1 CATERING SUPPLIES

152 UXBRIDGE ROAD

A1 CONVENIENCE STORE/POST OFFICE


Location: MULBERRY CRESCENT, WEST DRAYTON


Description The parade is located in a residential area. The street scene is attractive and the parade benefits from free car and cycle parking. There are 11 units of which there are four essential uses in five units including a newsagent, a convenience store with sub post office (2 units) and a chemist. There is one other retail shop and four units providing services including one takeaway. There is one vacant unit. The neighbouring Defence Estates Porters Way site has recently been given permission for an extensive housing led mixed use scheme. Recommendation Include for protection in LDF and continue to monitor changes of use.


MULBERRY CRESCENT, WEST DRAYTON Address Use


1 MULBERRY PARADE A5 FISH & CHIP TAKEAWAY

2 MULBERRY PARADE A1 PORTRAIT PHOTOGRAPHS

3 MULBERRY PARADE A1 POST OFFICE/ GENERAL STORE

4 MULBERRY PARADE A1 FLORIST 5 MULBERRY PARADE A1 UNISEX

HAIRDRESSER

6 MULBERRY PARADE A1 GROCER 7 MULBERRY PARADE A1 GROCER 8 MULBERRY PARADE VACA1 (MOBILE PHONES) VACANT MAY

2006 9 MULBERRY PARADE A1 NEWSAGENT 10 MULBERRY PARADE

A1 CHEMIST

11-12 MULBERRY PARADE

A1 ESTATE AGENT


Location: HARMONDSWORTH RD/SIPSON RD, WEST DRAYTON


Description Located adjacent to the junction of two busy roads close to West Drayton bordering a residential area, the parae consists of 12 units. There are two essential use convenience stores occupying four units with the 8 remaining units being service orientated businesses including a restaurant occupying 3 units, a betting shop two units, and a takeaway. There are no vacant units. There is free on street car parking. Recommendation Include for protection in LDF and continue to monitor changes of use.


HARMONDSWORTH RD/SIPSON RD, WEST DRAYTON Address Use


14 SIPSON ROAD A3 FISH & CHIP TAKEAWAY 12 SIPSON ROAD A1 SUPERMARKET 10 SIPSON ROAD A1 SUPERMARKET 8 SIPSON ROAD A1 SUPERMARKET 6 SIPSON ROAD A1 SANDWICH SHOP 2-4 SIPSON ROAD A2 BETTING OFFICE 1 HARMONDSWORTH ROAD

A2 BETTING OFFICE

3 HARMONDSWORTH ROAD

A1 GENT'S HAIRDRESSER VACANT (PAUL'S HAIRDRESSER) JAN 2004






A3 INDIAN RESTAURANT VACANT (BK GAS SUPPLIES) JAN 2004


A1 CONVENIENCE STORE C & G News JAN 2004


Location: LAUREL LANE, WEST DRAYTON


Description Located in a residential estate, the attractive parade has seven units. There are three essential uses, a newsagent, a grocers and a chemist. There are two service orientated businesses including a takeaway. There are two vacant units in the centre of the parade of which one has been vacant for more than two years. Recommendation Include for protection in LDF. However planned contraction should be considered with the relocation of two businesses into the centre of the parade to enhance the vitality of the remaining units. LAUREL LANE, WEST DRAYTON Address Use


2 LAUREL LANE A5 CHINESE FOOD/FISH & CHIP T/WAY

4 LAUREL LANE A1 DRYCLEANERS & IRONING

VACANT JAN 2004

6 LAUREL LANE A1 CHEMIST 8 LAUREL LANE VACA1 (WINDOW SHOP) VACANT MAY

2006 10 LAUREL LANE VACA1 (BUTCHER) VACANT JAN

2004 12 LAUREL LANE A1 NEWSAGENT M & J NEWS

JAN 2004 14 LAUREL LANE A1 GROCER


Location: BYRON WAY/COLERIDGE WAY, WEST DRAYTON


Description Located in a residential estate, the parade consists of five units. There is one essential use, a grocer/off licence and two service orientated activities including the .com café which is a community led regeneration project. There are two vacant units. The parade has free car and cycle parking. Recommendation Remove parade designation. BYRON WAY/COLERIDGE WAY, WEST DRAYTON Address Use Class Commercial Use Changes 66 BYRON WAY, WEST DRAYTON

VACA1 (NEWSAGENT) VACANT 2006

64-66 BYRON WAY, WEST DRAYTON

VACA1 (NEWSAGENT) VACANT 2006

60 – 62 BYRON WAY, WEST DRAYTON

A3 CAFÉ

86 COLERIDGE WAY

A1 GROCER/OFF LICENCE

88 COLERIDGE WAY, WEST DRAYTON

VACA1 (BEAUTY SALON) VACANT (GLEBE FRUITERERS) 1997


Location: WELBECK AVENUE, YEADING


Description Located in a residential estate, the parade consists of six units. There is one essential use, a grocer/off licence occupying two units and two service orientated businesses including a takeaway. Two units have been vacant since January 2004. Recommendation Include for protection in LDF and continue to monitor changes of use. WELBECK AVENUE, YEADING Address Use


11 WELBECK AVENUE

A1 HAIRDRESSER

12 WELBECK AVENUE

VACSUI LAUNDERETTE VACANT JAN 2004

13 WELBECK AVENUE

A1 SUPERMARKET

14 WELBECK AVENUE

A1 OFF-LICENCE

15 WELBECK AVENUE

A5 INDIAN TAKEAWAY

16 WELBECK AVENUE

VACA1 GROCER VACANT JAN 2004


Location: YEADING LANE Parade Reference: 39


Description Located on the junction of a busy road, the parade has three clusters comprising of 31 units. The main cluster extends between 1-7 Willow Tree Lane and 234-268F Yeading Lane. A second cluster exists between 2-12 Willow Tree Lane and 228 Yeading Lane. The third cluster is between 235-239 Yeading Lane and comprises of a car dealership and a restaurant. Other sites existed in 1998 but have subsequently been redeveloped as housing. There are five essential uses including two convenience stores, a newsagent with sub post office, a bakers and a chemist. Sixteen of the businesses are service orientated. There is one vacant unit. The main parade is vibrant and has some service road free car parking. Recommendation Include main parade between 1-7 Willow Tree Lane and 234-268F Yeading Lane for protection in LDF. The other two clusters are dominated by car sales activities which do not meet the day to day needs of the local community and as a result should not be included in the parade designation.


YEADING LANE Address Use Class Commercial Use Changes 233-37 YEADING LANE

SUI GENERIS

PETROL STATION & SUPERMARKET

239-47 YEADING LANE

SUI GENERIS

CAR SALES/ HIRE/ SERVICING

235 YEADING LANE

SUI GENERIS

CAR SALES

249 YEADING LANE

A3 INDIAN RESTAURANT VACANT BETTING SHOP JAN 2004

228 YEADING LANE

A1 BARBERS

2 WILLOW TREE LANE

SUI GENERIS

USED CAR DEALER

4 WILLOW TREE LANE


10 WILLOW TREE LANE

A1 FUNERAL DIRECTORS

12 WILLOW TREE LANE

A1 FLORIST

230 YEADING LANE

VACANT VACANT (SHOE REPAIRS)

232 YEADING LANE

SUI GENERIS

LAUNDRETTE

5-7 WILLOW TREE LANE

A1 SECOND HAND GOODS

3 WILLOW TREE LANE

A1 SECOND HAND GOODS

1 WILLOW TREE LANE

A2 SOLICITORS

234 YEADING LANE

SUI GENERIS

USED CAR DEALERS

236 YEADING LANE

A1 CHEMIST MOSS CHEMIST JAN 2004

238 YEADING LANE

A1 NEWSAGENT

240 YEADING LANE

A1 HAIRDRESSER

242 YEADING LANE

A1 OFF LICENCE

244 YEADING LANE

A2 ESTATE AGENTS

246 YEADING LANE

A1 POST OFFICE/ CONFECTIONARY

248 YEADING A5 CHINEASE TAKEAWAY


LANE 250 YEADING LANE


252 YEADING LANE

A1 ELECTRICAL GOODS

254 YEADING LANE

A1 CAR ACCESSORIES

256 YEADING LANE

A1 CLOTHING

258 YEADING LANE

A1 BAKER

260 YEADING LANE

SUI GENERIS

DRY CLEANER

262 YEADING LANE

A3 CHINESE RESTAURANT

266 YEADING LANE

VACA2 FINANCIAL SERVICES VACANT MAY 2006

266A YEADING LANE

A1 SUPERMARKET

266C YEADING LANE

A5 TAKEAWAY

266D YEADING LANE

A1 PET SUPPLIES

266E YEADING LANE

A2 BOOKMAKER

268F YEADING LANE

A1 FOODSTORE


Location: ROMNEY PARADE, CHARVILLE

Parade Reference: 40 Parade Classification: D

Description This parade has been redeveloped for housing. Recommendation Remove parade designation. ROMNEY PARADE, CHARVILLE Address Use


1 ROMNEY PARADE C3 VACANT JAN 2004 2-4 ROMNEY PARADE C3 VACANT JAN 2004 3 ROMNEY PARADE C3 VACANT JAN 2004 5 ROMNEY PARADE C3 VACANT JAN 2004 6 ROMNEY PARADE C3 VACANT JAN 2004


Location: KINGSHILL AVENUE, HAYES


Description Kingshill Avenue Parade comprises of two parades on either side of the junction with Adelphi Way. Whilst the parade is on a through route, the parade essentially services the day to day needs of the adjoining residential community. The street scene is pleasant and vibrant and benefits from free car and cycle parking. There is a sub post office/newsagent, three grocery/convenience stores, a chemist, a bakers and a hardware store. Of the 40 units 9 are essential retail shops occupying 11 units, 13 are service based provision including 4 takeaways and a cafe. There are two vacant units. Recommendation Include for protection in LDF and continue to monitor changes of use.


KINGSHILL AVENUE, HAYES Address Use


240 KINGSHILL AVENUE

A1 FLORIST


A1 NEWSAGENT


A5 CHINEASE TAKEAWAY


A1 HAIRDRESSER


A3 CAFE


SUI GENE

RIS

DRY CLEANER


A1 CHEMIST


A1 WINDOWS

256A KINGSHILL AVENUE

SUI GENE

RIS

LAUNDERETTE


A1 COMPUTERS BUTCHERS JAN 2004




A1 SUPERMARKET


A1 SUPERMARKET


A1 CHARITY SHOP VACANT JAN 2004


A1 GENERAL HARDWARE/GIFTS


A1 CARPETS


A1 HAIRDRESSER


A1 FOOD STORE


A1 FOOD STORE

278B KINGSHILL AVENUE

A2 PHOTOGRAPHERS



A1 SHOE SHOP


A1 PET FOOD/GARDEN SUPPLIES


A1 GREENGROCER


VACA1

CLOTHES SHOP VACANT JAN 2004


A2 BETTING OFFICE




A2 BOOKMAKERS VACANT BICYCLE SHOP JAN 2004


VACA1

BUTCHER BUTCHERS JAN 2004


A3 RESTAURANT


A5 TAKEAWAY


A1 FOODSTORE VACANT FIREPALCE SHOP JAN 2004


A1 BAKER



302B KINGSHILL AVENUE



A1 ELECTRICAL GOODS


A5 TAKEAWAY


A1 FOODSTORE OFF LICENCE JAN 2004


SUI GENE

RIS

SECOND HAND CAR SALES


SUI GENE

RIS



SUI GENE

RIS



Location: LANSBURY DRIVE, HAYES


Description The parade is located at a junction in a residential area. There are currently 10 units with two other sites already having been released to housing. There are two essential uses occupying three units including a convenience store and a chemist. The remaining six units provide a range of services including one takeaway. There are no vacant units. Recommendation Include 94,96, 98, 100 107 for protection in LDF and continue to monitor changes of use.


LANSBURY DRIVE, HAYES Address Use Class Commercial Use Changes 94 LANSBURY AVENUE

A2 ESTATE AGENTS

KINGS TV & AUDIO REPAIR JAN 2004

96 LANSBURY DRIVE A2 INSURANCE BROKER

98 LANSBURY DRIVE SUI GENERIS

TYRES

100 LANSBURY DRIVE A1 HAIRDRESSER 101 LANSBURY DRIVE A1 SUPERMARKET 103 LANSBURY DRIVE A1 SUPERMARKET LANSBURY

QUALITY FARE JAN 2004

102 LANSBURY DRIVE A1 CHEMIST 104 LANSBURY DRIVE A5 TAKEAWAY VACANT JAN 2004 105 LANSBURY DRIVE A3 FISH & CHIP

TAKEAWAY

107 LANSBURY DRIVE A2 ESTATE AGENT 109 LANSBURY DRIVE C3 RESIDENTIAL C&G Financial

Services JAN 2004 111 LANSBURY DRIVE C3 RESIDENTIAL


Location: BOURNE AVE/CRANBOURNE DRIVE, HARLINGTON


Description The parade is located in a residential area and is split into two clusters Gloucester Parade and 1-7 Bourne Circus. The street scene is attractive and the parade benefits from free car and cycle parking. There are 11 units of which five meet essential needs including three convenience stores, one newsagent and one hardware store. There are three units providing services and three vacant units. The parade has the benefit of free car and cycle parking. The parade lost its sub post office in the past two years. Recommendation Include parade for protection in LDF and continue to monitor.


BOURNE AVE/CRANBOURNE DRIVE, HARLINGTON Address Use Class Commercial Use Changes 1 GLOUCESTER PARADE

A1 NEWSAGENT

2 GLOUCESTER PARADE

VACA1 SNOOKER SUPPLIES GRO-WEST HYDROPONICS JAN 2004

3 GLOUCESTER PARADE

A1 CONVENIENCE STORE

BATH FOOD AND WINE JAN 2004

4 GLOUCESTER PARADE

A5 CHINESE TAKEAWAY (MR.LAU'S FISH BAR) JAN 2004

1 BOURNE CIRCUS

VACA1 POST OFFICE/NEWSAGENT

(MARTINS) JAN 2004

2 BOURNE CIRCUS

A1 GROCER

3 BOURNE CIRCUS

A1 HARDWARE

4 BOURNE CIRCUS

A1 UNKNOWN SANDWICH SHOP?

VACANT GREENGROCER TK HARDING JAN 2004

5 BOURNE CIRCUS

A5 TAKEAWAY

6 BOURNE CIRCUS

A1 SUPERMARKET

7 BOURNE CIRCUS

VACSUI LAUNDERETTE VACANT JAN 2004 SNOWHITE 1997


Location: HAYES END Parade Reference: 44


Description Hayes End Parade comprises of five clusters of businesses on either side of the Uxbridge Road. Whilst the parade is on a through route, the parade services the day to day needs of the adjoining residential community and more specialist needs. The street scene is vibrant and benefits from free car and cycle parking. Of the 55 units 7 are essential retail shops occupying, including 4 convenience shops, one post office, one newsagent and one chemist. 21 units are service based provision including 3 takeaways and 3 Class A3 uses and one pub. There are four vacant units. Recommendation Whilst Hayes End has parade designation there are many businesses which do not perform traditional shopping parade designation. It is therefore proposed to contract Hayes End to extend from 1330a-1252 Uxbridge Road, from 759-777 Kingsway Parade, Uxbridge Road and 825-849 Uxbridge Road. Each parade to be given its own parade status.


HAYES END Address Use Class Commercial Use Changes 1174 WESTCOMBE PARADE UXBRIDGE ROAD

VACA1 VACANT (HAIRDRESSER)

VACANT JAN 2004

1178 WESTCOMBE PARADE UXBRIDGE ROAD

A1 ELECTRICAL GOODS

1182 WESTCOMBE PARADE UXBRIDGE ROAD

A1 GROCERS/NEWSAGENTS

1186 UXBRIDGE ROAD C3 UXBRIDGE ROAD SUI

GENERIS PETROL FILLING STATION

UXBRIDGE ROAD SUI GENERIS

CAR EXHAUST, TYRES, SERV, CAR HIRE.

LINK HOUSE A2 SOLICITORS OFFICE 1252 UXBRIDGE ROAD A4 PUBLIC HOUSE 1258 UXBRIDGE ROAD A1 HIRE SHOP 1262 UXBRIDGE ROAD A1 POST

OFFICE/NEWSAGENT BALFOUR NEWSAGENTS/PO JAN 2004

1266 UXBRIDGE ROAD A1 CHEMIST MOSS JAN 2004

1270 UXBRIDGE ROAD A1 HOUSEHOLD GOODS VACANT 2004

1274 UXBRIDGE ROAD A2 ESTATE AGENT VACANT 2004

1278 UXBRIDGE ROAD A1 FOODSTORE SPAR JAN 2004

1282 NEW PARADE UXBRIDGE ROAD

A1 SANDWICH SHOP COOMBES BAKERS JAN 2004


A2 INSURANCE BROKERS

1290-92 NEW PARADE UXBRIDGE ROAD

A1 FOODSTORE INDIAN TAKEAWAY JAN 2004


A5 TAKEAWAY


A1 ELECTRICAL GOODS


A1 REPLACEMENT WINDOWS


A1 HAIRDRESSERS

1306a NEW PARADE SUI DRY CLEANERS


UXBRIDGE ROAD GENERIS 1306 NEW PARADE UXBRIDGE ROAD

A1 OPTICIAN


A2 BOOKMAKERS

1312-1314 UXBRIDGE ROAD A1 FROZEN FOODS 1338-1330 UXBRIDGE ROAD A! BED SHOP 1330A UXBRIDGE ROAD A1 PHONE SHOP 1336 UXBRIDGE ROAD D1 VETS 1366/4 UXBRIDGE ROAD A1 SELF ASSEMBLY

FURNITURE SALES

1368 UXBRIDGE ROAD A1 INDUSTRIAL PLANT HIRE SHOP

UXBRIDGE ROAD A3 PUBLIC HOUSE 1372 UXBRIDGE ROAD B1A SOLICITOR ?? PHILETON'

S SOLICITOR JAN 2004

1374 UXBRIDGE ROAD A2 INDIAN TAKEAWAY VINDALOO INDIAN FAST FOOD JAN 2004

1378 UXBRIDGE ROAD A1 GLASS/MIRROR SALES 1380 UXBRIDGE ROAD SUI

GENERIS CAR SALES

759 KINGSWAY PARADE, UXBRIDGE ROAD

A3 HOT FOOD TAKEAWAY

761-763 KINGSWAY PARADE, UXBRIDGE ROAD

A1 OFF LICENCE

765A KINGSWAY PARADE, UXBRIDGE ROAD

A1 MOBILE PHONES MAP PROPERTY SERVICES JAN 2004

765B KINGSWAY PARADE, UXBRIDGE ROAD

A1 MOBILE PHONES METRO AR ACCESSORIES JAN 2004


SUI GENERIS

TYRES KINGSWAY MOTORS


A2 ESTATE AGENT VACANT JAN 2004



825 UXBRIDGE ROAD SUI GENERIS

MINICABS

831 UXBRIDGE ROAD VACANT VACANT (OFFICE) VACANT


JAN 2004 833 UXBRIDGE ROAD A5 INDIAN TAKEAWAY 835 UXBRIDGE ROAD VACA1 VACANT 837 UXBRIDGE ROAD A3 CAFE 841 UXBRIDGE ROAD A1 NEWSAGENT 845 UXBRIDGE ROAD A1 CAR PARTS 849 UXBRIDGE ROAD A1 HAIRDRESSER 891 UXBRIDGE ROAD VACANT VACANT 923 UXBRIDGE ROAD A2 INSURANCE 925 UXBRIDGE ROAD A1 COMPUTER SOFTWARE 941 UXBRIDGE ROAD VACANT VACANT (SHOE

REPAIRS)

BOUNDARY HOUSE B1A SOLICITORS A1 GARDEN CENTRE


Location: NORTH HYDE ROAD/HIGH STREET, HARLINGTON


Description Located on a busy junction close to Hayes Town and a Tesco Express Petrol Forecourt Shop, the parae comprises of 9 units. There are three essential uses including a convenience store, a newsagent and a chemist, three service orientated businesses and one vacant unit. The parade is vibrant and has some service road free car parking. The recent closure of the former Safeways Headquarters building could have an effect on the long term future of the parade. Recommendation Include for protection in LDF and continue to monitor changes.


NORTH HYDE ROAD/HIGH STREET, HARLINGTON Address Use


1 NORTHFIELD PARADE


2 NORTHFIELD PARADE

A1 OFF-LICENCE

3 NORTHFIELD PARADE

A1 GROCERS CARRY ON EATING JAN 2004

4 NORTHFIELD PARADE

VACA1

(HAIRDRESSER) VACANT MAY 2006

5 NORTHFIELD PARADE

A5 PIZZA TAKEAWAY

6 NORTHFIELD PARADE

A1 CHEMIST

7 NORTHFIELD PARADE

A1 FLORIST

8 NORTHFIELD PARADE

A1 NEWSAGENT

9 NORTHFIELD PARADE

A2 EMPLOYMENT AGENCY ESTATE AGENTS JAN 2004


Location: 141-171 NORTH HYDE ROAD, HAYES


Description A traditional parade along a busy street in a mixed use area, with free parking on neighbouring side roads, though there are barriers to deter passing traffic stopping outside the parade. All but one of the shop units are in active use with relatively little change since 2004. The parade has a sub post office, a doctor’s surgery, telephone box and four essential shops to meet the day to day needs of the local community. The parade is in good condition and has adapted to the competition from a nearby Esso Tesco and the Bulls Bridge (LB Hounslow) Tesco supermarket by adjusting to meet the needs of the diversifying local community. Recommendation Include parade for protection in LDF and continue to monitor.


141-171 NORTH HYDE RD, HAYES Address Use Class Commercial Use Changes 141 NORTH HYDE ROAD

A2 TRAVEL AGENT

143 NORTH HYDE ROAD

A5 INDIAN TAKEAWAY

145 NORTH HYDE ROAD

VACA1 (STATIONARY/ PAPER PRODUCTS)

147 NORTH HYDE ROAD

A1 GROCER

149 NORTH HYDE ROAD

A1 NEWSAGENT

151 NORTH HYDE ROAD

A1 BUTCHER (GEOL) GROCER

153 NORTH HYDE ROAD

A1 OFF LICENCE

155 NORTH HYDE ROAD

A1 BEAUTY SALON

157 NORTH HYDE ROAD

SUI GENERIS

DRIVING SHOOL

159 NORTH HYDE ROAD

A5 INDIAN

161 NORTH HYDE ROAD

A5 TAKEAWAY

163 NORTH HYDE ROAD

A2 BETTING OFFICE

165 NORTH HYDE ROAD

A1 PA HIRE SHOP

167 NORTH HYDE ROAD

D1 GP PRACTICE

169 NORTH HYDE ROAD

D1 GP PRACTICE

171 NORTH HYDE ROAD

A1 HAIRDRESSER


Location: REDMEAD ROAD, HARLINGTON


Description

ade currently consists of 6 units. There is tial use, a con nce s s three un

service orientated businesses including a takeaway. There is one vacant unit and s b relea b efits from tre arking

Located in a residential area, the parone essen venie tore which occupie its and two

a further site which ha een sed to housing. The parade ensome limited free on s et p . Recommendation

tion in LDF and continue to monitor changes. Include 1-9 for protec REDMEAD ROAD, HARLINGTON Address Use


1 REDMEAD ROAD A1 CONVENIENCE GOODS 2 REDMEAD ROAD A1 CONVENIENCE GOODS 3 REDMEAD ROAD A1 CONVENIENCE GOODS 5 REDMEAD ROAD VACA1 POST

OFFICE/NEWSAGENT VACANT MAY 2006

7 REDMEAD ROAD A5 FISH & CHIP TAKEAWAY 9 REDMEAD ROAD A2 ESTATE AGENT 11 REDMEAD ROAD C3 RESIDENTIAL

JAN 2004


Location: DAWLEY ROAD, HAYES TOWN


Description Located on a busy road in a residential area close to Hayes Town, the parade currently comprises of 11 units. There are three essential uses including a convenience store, a newsagent and a chemist, four service orientated businesses and one vacant unit. A further unit is currently being redeveloped for housing. The parade is vibrant and has some service road free car parking. Recommendation Following housing development include 1-19 Dawley Road for protection in LDF and continue to monitor changes.


DAWLEY ROAD, HAYES TOWN Address Use Class Commercial Use Changes 1A DAWLEY ROAD

A1 OFF LICENCE

1 DAWLEY ROAD

A2 BOOKMAKERS

3 DAWLEY ROAD

A1 HAIRDRESSER

5 DAWLEY ROAD

A1 WORKTOPS CAR ACCESSORIES JAN 2004

7 DAWLEY ROAD

A1 SUPERMARKET

9 DAWLEY ROAD

A1 NEWSAGENT

11 DAWLEY ROAD

A1 CHEMIST

13 DAWLEY ROAD

A5 TAKEAWAY

15 DAWLEY ROAD

B1 OFFICE VACANT JAN 2004

17 DAWLEY ROAD

A1 COMPUTERS VACANT TATOO JAN 2004

19 DAWLEY ROAD

A1 COMPUTER SALES

29 DAWLEY ROAD

C3 RESIDENTIAL VACANT TRANSPORT SERVICES JAN 2004


Location: ST DUNSTAN'S CLOSE, HARLINGTON


Description

a residential estate, th ade ted of Three of these units have been released to housing. There is one convenience

ff ce. T ere is free parking.

Located in e par historically consis five units.

store and one other shop, an o licen h Recommendation Remove parade designation. ST DUNSTAN'S CLOSE, HARLINGTON Address Use


143 ST. DUNSTAN'S CLOSE C3 145 ST. DUNSTAN'S CLOSE C3 147 ST. DUNSTAN'S CLOSE C3 149 ST. DUNSTAN'S CLOSE A1 OFF LICENCE 151 ST. DUNSTAN'S CLOSE A1 SUPERMARKET


Location: 641-693 UXBRIDGE RD, WOOD END, HAYES


Description Located on a busy road adjacent to a residential area, the parade consists of 6 units. There are no essential services but there are four service orientated businesses including a hot food takeaway and a second hand car dealer occupying two units. Recommendation Include for protection in LDF and continue to monitor changes. 641-693 UXBRIDGE RD, WOOD END, HAYES Address Use Class Commercial Use Changes 641 UXBRIDGE ROAD

SUI GENERIS

CAR SALES

643 UXBRIDGE ROAD

SUI GENERIS

CAR SALES

647 UXBRIDGE ROAD

SUI GENERIS

HOSE/HYDRAULIC SERVICES

649 UXBRIDGE ROAD

A5 HOT FOOD TAKEAWAY

691 UXBRIDGE ROAD

A1 MOBILE PHONES GSM CENTRE JAN 2004

693 UXBRIDGE ROAD

A2 IRONING SERVICE


Location: HARMONDSWORTH VILLAGE


Description Located in an attractive village, serving the local community, the parade consists of two isolated convenience stores with one including a sub post office. There is free parking. Recommendation Include for protection in LDF and continue to monitor changes. HARMONDSWORTH VILLAGE Address Use


GABLE HOUSE A1 GROCER/POST OFFICE GABLE HOUSE A1 GROCER/POST OFFICE HIGH STREET A1 SUPERMARKET VILLAGE STORES JAN

2004


Location: BATH RD, HARMONDSWORTH


Description Located on the busy Bath Road, the parade consists of five units and one

. Three of the businesses are service . There are its. on road d,

from the r and ai ches which rovide a local nity focal point.

separate General Store/Post Officeorientated no vacant un There is some free parking andespite the noise commu

oad rport, some ben p

Recommendation

protectio LDF a itor. Include parade for n in nd continue to mon BATH RD, HARMONDSWORTH Address Use Class Commercial Use Changes 350 - 352 BATH ROAD

A1 ELECTRICAL CONTRACTOR

354 BATH ROAD A1 CARPETS & UPHOLSTRY

356 BATH ROAD A1 SANDWICH BAR 358 BATH ROAD A1 TRAVEL AGENT 382 BATH ROAD A1 POST

OFFICE/GROCER VACANT JAN 2004


Location: SIPSON WAY, SIPSON Parade Reference: 53

Parade Classification: B

Description Located in a residential area, the parade consist of four units. One is an essential use, a delicatessen but two of the units are a second hand car spare supplier and the fourth is a distribution compay. There is some free parking. Recommendation Remove parade designation. SIPSON WAY, SIPSON Address Use Class Commercial Use Changes 41 SIPSON WAY B8 FREIGHT

FORWARDING VACA1 GROCERS AUG 1997

43 SIPSON WAY A1 CAR PARTS 45 SIPSON WAY A1 CAR PARTS 47 SIPSON WAY A1 DELI (ARCO DRILLING) AUG

1997


Location: HARLINGTON RD, GOULD'S GREEN


Description

usy road in a residential area, the parde f 6 units. Th these ial use and i

convenience store, a n nts and a chemist. There is one service use, a n cant uni arki , is attractive

ps to meet the essential needs of the local community.

Located on a service road parallel to a bconsists o ree of

ewsageunits are an essent nclude a

takeaway. There is oand hel

e va t. The parade has free car p ng

Recommendation

o DInclude parade for pr

tection in L F and continue to monitor.

HARLINGTON RD, GOULD'S GREEN Address Use

Class e hanges Commercial Us C

305 HARLINGTON ROAD


307 HARLINGTON ROAD

A1 TOOLS/KEYCUTTING

309 HARLINGTON ROAD

VACANT VACANT (GREENGROCER)

311 HARLINGTON ROAD

A1 SUPERMARKET

313 HARLINGTON ROAD

A1 NEWSAGENT

315 HARLINGTON ROAD

A1 CHEMIST


Location: BARRA HALL CIRCUS, HAYES


Description Located in a residential estate, the attractive parade has six units. Following the departure of the sub post office/newsagent, there are two essential uses, a grocer and a chemist. There is one service orientated business and three vacant units. Recommendation Include for protection in LDF. However planned contraction should be considered with the relocation of two businesses into the centre of the parade to enhance the vitality of the remaining units. BARRA HALL CIRCUS, HAYES Address Use Class Commercial Use Changes 2 PARK PARADE A1 CHEMIST 4 PARK PARADE VACA1 NEWSAGENT BALFOUR JAN

2004 6 PARK PARADE VACA1 NEWSAGENT/POST

OFFICE BALFOUR JAN 2004

8 PARK PARADE A1 GROCER 10 PARK PARADE VACA1 BUTCHER FARRELLS

JAN 2004 12 PARK PARADE A1 HAIR & BEAUTY METRO JAN

2004


Location: DAWLEY PARADE, DAWLEY ROAD, HAYES


Description

and employment area, the nsists o s, compris sagent

enience es wh s. The th remaining units orientated and include a hot food takeaway. There is free car parking

f the sho here

Located on a busy road adjacent to a residential parade co f 7 units with three essential use ing of a newand two convare service

stor ich occupy four unit ree

to the front o

ps. T are no vacancies.

Recommendation rotection F an itor changeInclude for p

in LD d continue to mon s of use.

RADE, LEY ROAD, HAYES DAWLEY PA DAW

Address Use Class Commercial Use Changes 1 DAWLEY A2 BETTING OFFICE PARADE

2 DAWLEY A1 SUPERMARKET WAS DAWLEYS AN PARADE NEWSAGENT J

2004 3 DAWLEY PARADE

A1 SUPERMARKET WAS DAWLEYS NEWSAGENT JAN 2004

4 DAWLEY A1 NEPARADE

WSAGE VY HAIRDRESSER JAN 2004

NT WAS EN

5 DAWLEY PARADE


6 DAWLEY PARADE

A1 CONVENIENCE STORE VACANT CAR SPARES JAN 2004

7 DAWLEY PARADE

A3 CAFE/TAKE AWAY


Location: SOVEREIGN PARADE, SIPSON ROAD, HARLINGTON

Parade Reference: NEW Parade Classification: A

Description Located on a busy road to the north of Heathrow, the parade consists of 4 units with one essential use - a minimarket. The three remaining units include a travel gent, a rental shop and a restaurant. There is free car parking to the front of the

vacancies. ashops. There are no Recommendation

clude for protection in LDF and monitor changes of use. In SIPSON PARADE, SIPSON R N OAD, HARLINGTOAddress Use Class Commercial Use Changes 625-627 A1 SUPERMARKET SIPSON ROAD 629 SIPSON ROAD

A3 RESTAURANT

631 SIPSON ROAD

A1 TRAVEL AGENTS

633 SIPSON ROAD

A2 RENTAL SHOP


