The history of the proposed development by TfL
Transport for London decided to develop their Northwood Estate in 2008. They have made little investment in their Northwood Estate for years. Their development partner presented pre-application development plans to Hillingdon Council in December 2011 via a company “Quod” on behalf of Bride Hall.
These were criticised by the Hillingdon Planners over the complete loss of the Conservation Area and the removal of the businesses. Specially, the loss of community assets such as the dentist and small enterprises including Northwood Coach Works were mentioned.
It was pointed out to the applicants the extent of the demolition could not be supported in conservation terms, as there is a presumption in favour of retaining buildings that contribute to the character of the conservation area. Any replacement buildings would need to conserve and /or enhance the character and appearance of the conservation area.
This new scheme, Option 2 (though the Supermarket is missing) is no different to the First scheme presented in 2011 in terms of total demolition with the loss of 17 businesses with associated jobs.
A brief overview of the proposals
- These proposals are likely to bring 500 new residents on this small site, with only 23 dedicated parking places for the buildings on the north of the site and 34 to the south of the site for the 17 town houses.
- The attractive 2 storey buildings that lie on a slope down to the car park will be demolished, and current plans show them replaced by 4 storey modern buildings on flattened land. These will be very prominent and overlooking the existing established residences on other roads.
- The new approach road is likely to mean a new set of traffic lights so we will end up with 2 sets of traffic lights and a roundabout in a short length of Green Lane.
- The shops and residents on the current site will be forced out. No help has been offered to the businesses. They will most likely not be able to return at the market rents that will be expected at the completion of the development.
“Shop on Station Approach”.
We will lose this history with Tfl’s proposals
Hillingdon Planning stated that the scheme presented in 2011 by Quod, on behalf of Bride Hall/TfL was far too extensive in its demolition of existing buildings, over large in terms of site coverage, overall height and bulk.
Option 2 is little different in these respects. The density is essentially the same at 165 dwellings. Option 2 shows the land being “Flattened” i.e. raised with commuter/retail underground parking on two levels.