As Hillingdon Council rejoins Future of London, we find out about their exciting vision for Uxbridge town centre to entice shoppers and inject a new vibe into the leisure economy.
After engaging a team of built environment consultants to consider possible futures for Uxbridge, Hillingdon Council received a detailed report with a clear call to action: secure the town centre’s long-term viability.
The consultancy team led by Allies and Morrison Urban Practitioners proposed “hypotheses” about Uxbridge town centre, backed up by conversations with more than 1,000 residents, business owners and other stakeholders.
These hypotheses included a vulnerable office market and a town centre that could serve the local economy better. They also identified Uxbridge as an inflexible place due to several large office blocks and major roads that can make the town centre seem “invisible” when you arrive.
Suburban regeneration is the new priority
The resulting baseline report was published in September 2023 and gives an honest, detailed and evidence-based account of challenges faced by the town centre. There are also clear strengths and opportunities.
Now, in collaboration with the local community, the council has created a draft vision for Uxbridge that will support the Local Plan. The council is confident that it will encourage private investment, diversify shopping and leisure options and redevelop disused sites. They are also exploring the potential for new housing, and improving connectivity to residential areas.
“We want to make Uxbridge an even better place to live, work, study and do business and ensure it continues to thrive long into the future,” says Councillor Steve Tuckwell, Hillingdon Council’s Cabinet Member for Planning, Housing and Growth.
“The draft Uxbridge Town Centre Vision has been co-designed with the community to ensure it addresses the issues and needs of local people.”
The council officer leading the project is Mathieu Rogers, who recently came from Hackney Council where he worked on inner city regeneration projects. Now, in one of the London towns furthest from the city centre, suburban regeneration is his brief.
“Like many post-war town centres, Uxbridge is at risk of going into decline,” he says. “There are high office vacancy rates, and Uxbridge faces more competition from other town centres such as Watford, Ealing and Harrow. The vision aims to attract investment and protect its viability.
“We want to create a reason for people to come to us as well as bringing more residents to the town centre.”
Creating a new vibe on the high street
Julia Johnson, Director of Planning and Sustainable Growth, believes Uxbridge needs to find a “bit of a vibe” so that people want to visit Uxbridge ahead of other areas in west London.
“The cultural and leisure role of Uxbridge is a key driver for the future, and that’s missing compared to town centres of a similar size,” says Julia, who has joined the Future of London steering group.
“While Uxbridge will always be different to other parts of London, we want people to feel you can bring your friends and have a night out.”
Now, the search is on for investment partners who also see Uxbridge’s potential. The council team that went to UKREiff found an encouraging willingness to take another look at the town centre.
“Before I think we have been responding to the market and now we are going out and saying what we want,” says Julia.
Raising the profile of Uxbridge as an investment opportunity
Rejoining Future of London is also part of the plan to raise the profile of Uxbridge, and other economic centres in the borough, such as Hayes.
As a Future of London leadership alumnus, Mathieu led field trips for us in Hackney. Now he is keen to bring members of the Future of London network to Hillingdon to show them the potential for suburban regeneration.
The council’s vision document shows its 21st-century ambition for the historic town.
Uxbridge is built on the ancient route between London and Oxford, providing a handy crossing over the River Colne. Centuries later that route was replaced by the A40 with the modern Uxbridge shaped by road and rail transport.
As a London suburb, Uxbridge is almost defined by the Metropolitan line. The iconic, crescent-shaped station dates back to 1938 and opens straight onto the high street.
During the war, Uxbridge was home to what is now known as the Battle of Britain Bunker, which housed RAF Fighter Command Operations.
But after the war, the town centre was encircled by dual carriageways. The town planners are still working around this legacy but report positive engagement with Transport for London.
As a classic Metro-land town, Uxbridge became a magnet for shopping and nights out. The Randalls department store closed years ago, but the neon sign and striking art deco frontage have been lovingly maintained in the hope those days will return. That is exactly what the council intends.
Walking down the high street from the station towards the Civic Centre takes you down a neat pedestrian thoroughfare, which is notably busy at a midweek lunchtime. Many well-known casual dining and coffee shop brands and retailers are lined up and down the high street. But perhaps it is missing a vibe which would allow it to stand out as a destination.
Supporting the growing corporate economy
Uxbridge has a strong local economy with 1,500 businesses and more than 23,000 jobs creating £1.9bn of gross added value (GVA) – well ahead of Ealing, Hounslow and Woking, according to the baseline report.
“The town centre economy has unexpectedly grown despite the macro-economic pressures it has faced,” states the consultant’s report. “This economic strength lies in the town centre’s ‘high value’ sector mix.”
Global brands such as Coca-Cola and Hertz have European headquarters in Uxbridge and nearby Uxbridge Business Park has a life science cluster. The council sees the tech sector as a real opportunity to develop Hillingdon as a place where people can both live and work.
“We are looking at innovation hubs with hardware and software start-ups coming out of Brunel university,” says Julia. “We think there could be something about your first business and your first house – do it in Uxbridge because we are a bit more affordable than other parts of London.”
Updating transport connectivity
After COVID, hybrid working has meant employers look for less, better-connected space. Connectivity to central London via the Metropolitan and Piccadilly lines is frequent but slow, while the Elizabeth line goes through Hillingdon, but at Hayes, not Uxbridge.
Julia and Mathieu are developing a town centre strategy that secures a long-term future for Uxbridge as a place to live, work and enjoy leisure activities.
One challenge is the pedestrianised high street, which ends abruptly and joins a busy gyratory.
“We are looking at how we create or improve walking and cycle routes into the town centre, opening it up to a wider group of people,” says Julia.
For example, the council recently bought the former RAF Uxbridge Grays Road residential site, which includes abandoned RAF homes. This acquisition could help to unlock the town centre by creating more sustainable travel options.
Building a consensus for change
Councillors approved the draft vision and further engagement with residents, businesses and other stakeholders to develop the town centre plan in October 2024 and there is growing recognition of the need to act decisively to secure Uxbridge’s long-term future.
“When I was a kid, Uxbridge was the big place you’d go to for your shopping and facilities,” says Mathieu. “It’s got all the ingredients to be successful again and we just have to reinvent it so it can fulfil its role as a metropolitan town centre.”