Summary
A 44-hectare mixed use residential development with a large new urban park.
Timescale
Planning for this urban extension started in 2008. Outline planning permission was granted in January 2012 for a mixed-use development on the former RAF Uxbridge Base.
Ground preparation started in 2012.
Infrastructure construction began in 2013 followed by house construction. House building is ongoing.
The 40-acre Dowding Park opened in March 2018.
Location
Uxbridge, Greater London
What problem did it address?
Flooding on the river Pinn has been more frequent, because of the urbanised catchment with high levels of surface sealing. There was no access along the river at the time of the RAF base. The development allowed to realign the Celandine walk along the river Pinn through Dowding park.
How did it do it?
The redevelopment of this former MoD site had three key themes: Culture & Heritage, Ecology and Healthy Living. It extended the existing Town Centre and created a gradual transition into the countryside.
A Landscape & Open Space Strategy guided the creation of an attractive place. It informed everything from the outline planning application to construction.
A masterplan informed the plot-based development by several developers.
The large Dowding Park is the central Green Infrastructure asset in this development. It provides many benefits to residents and local businesses.
Creation of access routes on the new site improved pedestrian linkages to Uxbridge Town Centre
The project team implemented a Sustainable urban Drainage System (SuDS) at different scales. This included water butts grassed swales, permeable pavements and retention basins. The ponds and swales help to retain water on site and improve water quality.
Undercroft car parking has reduced the visual impact of cars/ parking spaces on the public realm.
Who has benefitted and how?
Residents benefit from an improved environment along the main spine road. Planting absorbs air pollution from cars and allows more residents to walk safely.
The development will slow the flow of a significant amount of water into the flood-prone river, reducing the flood risk to residents in the wider area.
What was the cost and how was it developed?
All landscaping, the SuDS features and Dowding Park are funded from developer contributions.
Evidence of success
Achieving a site-wide SuDS strategy has helped established a ‘corporate memory’ of what needs doing on each parcel. This will help ensure that SuDS across the development will be delivered in all parcels.
The SuDS scheme has won a Susdrain award in 2016. It will inspire future urban extensions and other developments of a similar scale. It can act as an example of what housing development can achieve when SuDs are included as part of the overall masterplanning of a site and creating space for above ground SuDs.
Difficulties
Contamination on this former MoD site was dealt with as it was found.
The development will take over 10 years to fully complete with several housebuilders involved. It was a challenge to develop a SuDs Strategy for the whole site.
Contact
Vicky Boorman, Flood and Water Management Specialist, London Borough of Hillingdon; Email: vboorman@hillingdon.gov.uk; phone: 01895 277920.
Websites and links to most relevant resources
Case study focussing on the Sustainable urban Drainage System aspects of St Andrews Park https://www.susdrain.org/case-studies/pdfs/suds_awards/003_18_01_16_susdrain_suds_awards_st_andrews_park_uxbridge.pdf
Project partners and contractors
Hillingdon Council
VSM Estates Limited – strategic developer
Allen Pyke Associates – Landscape Architecture
St Modwen Properties PLC
Atkins Limited – Infrastructure Design, Reclamation and Remediation
Urban Design Group
