The Hillingdon planning committee has approved Reserved Matters for Phases 2 and 3 of the Austin Road redevelopment in Hayes, covering access, appearance, landscaping, layout and scale under Section 73 permission 76550/APP/2025/2864.
The wider scheme will replace the existing site with more than 500 homes across five phases, alongside a new community centre, public realm, amenity space, secure car parking and cycle parking. It forms part of the council’s regeneration vision for Hayes Town Centre Estate, aimed at improving living conditions for current tenants and leaseholders while delivering new homes. The council’s decant strategy is designed so that most existing residents who wish to remain on site can move only once.
Phase 2 covers a narrow parcel on the eastern edge of the site and proposes 10 dwellings: 8 two-storey, three-bedroom homes and 2 three-storey, four-bedroom homes. Austin Road would be realigned to the west, with new surfacing and landscaping.
Phase 3 includes a block of three-storey townhouses fronting Austin Road and apartment buildings ranging from six to nine storeys. It also includes a new community centre of 169 sqm, adjoining a community square and a linear park. In total, Phase 3 provides 239 dwellings, comprising 211 socially rented homes and 28 private rented homes.
Officers concluded that the height, scale, massing and architectural design of the proposals are appropriate and respond well to the surrounding area. The development was found to accord with relevant London Plan, Hillingdon Local Plan and NPPF policies. Impacts on daylight, sunlight, outlook and overlooking were assessed and judged acceptable, and the accommodation for future residents was considered suitable.
Although parking levels exceed London Plan maximum standards, they are lower than previously consented provision and much lower than the existing on-site parking. Officers considered the highway impact acceptable and said the low parking ratios support sustainable travel.
The council also acknowledged its lack of a five-year housing land supply, meaning the NPPF’s tilted balance applies. Even so, officers concluded that any harms would not significantly and demonstrably outweigh the benefits, particularly the substantial contribution to housing supply.
Permission was therefore recommended and granted subject to conditions.
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