The applicant has submitted an outline planning application with all matters reserved except for access. Columbia Threadneedle Investments for up to 673 rental flats on the site of a surface and multistorey car park has been submitted to the local planning authority, the London Borough of Hillingdon, which will determine the application, as well as extensive pre-application engagement with the Greater London Authority.
The Site is currently occupied by 2no. office buildings, a surface car parking area, and a multistorey car park (‘MSCP’) providing 696 existing car parking spaces. The existing office buildings and MSCP are 3 to 5 storeys in height and provide approximately 31,288 m² of Class E floorspace.
The wider surrounding area is also importantly undergoing a period of transition, with several large-scale mixed-use / residential-led redevelopment projects consented and/or being delivered locally. Including the determining authority’s phased redevelopment of the Austin Road Estate, with the first phase nearing completion.
The proposed outline masterplan sets out a comprehensive redevelopment of a 2.47-hectare site to deliver a vibrant, high-density residential neighbourhood.
The max parameters and design code principles facilitate the development of an illustrative scheme comprising approximately 652 new dwellings, ranging in height from 3 to 11 storeys, reflecting a considered approach to scale, context, and placemaking.
In support of a sustainable transport strategy, the masterplan includes 272 car parking spaces, 130 for the new build residents, and alongside other elements of parking, retained occupiers on site or on neighbouring sites.
This equates to a provision of 0.2 spaces per dwelling. This includes spaces allocated to serve the existing office and hotel uses on-site, reducing impact on the surrounding road network and encouraging active and public modes of transport.
The site is located within a 7-minute walk to Hayes & Harlington Station, providing a 20-minute connection to Paddington Station and a 7-minute journey to Heathrow Terminals 2&3 with the Elizabeth Line.
The site is within an area with restrictions on height. The UK Civil Aviation Authority, within its CAP 168 Licensing of Aerodromes document, states a maximum height of 45m above the elevation of the lowest ‘runway threshold’. London Heathrow Airport stated that the Inner Horizontal Surface Altitude is 67.95m based on the lowest runway threshold altitude + 45m.
The development promotes a balanced and inclusive mix of housing typologies, including; 42% one-bedroom apartments; 42% two-bedroom apartments; 16% three-bedroom apartments.
The design prioritises residential quality and sustainability, with approximately 75% of units being dual aspect, ensuring ample natural light, cross-ventilation, and improved internal living environments.
Heights range from 3-storey townhouses to 11-storey accent buildings and 6-8 storey blocks, making up most of the built form. Shoulder blocks, facade setbacks, and rooftop articulation break down the massing.
As set out in the submitted Financial Viability Assessment, prepared by Montagu Evans, the viability of the Proposed Development is very compromised, and currently, the delivery of any affordable housing on-site would be significantly challenging.
However, the Applicant is in the process of discussing the viability position (and options / next steps
concerning affordable housing) with Borough officers, and the Council’s independent third-party viability reviewer.
