GREENFORD HALL & ADJOINING LAND

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1 GREENFORD HALL & ADJOINING LAND CONTENTS 1. Introduction 1. Introduction 2. Urban Context 2.1 The Site and Surroundings 2.2 Urban Context Map 2.3 Access and Movement 3. Planning Context 3.1 Planning History 3.2 Planning Policy 3.3 Land uses 3.4 Density 3.5 Transport and parking 4. Development Opportunity 4.1 Development aim - key land uses 4.2 Legibility analysis 4.3 Key considerations and opportunities 5. Development Principles 5.1 Built/urban form-site/block layout and scale 5.2 Access, movement and transport 5.3 Public realm, open space and environment 5.4 Indicative Diagram 5.5 Key design principles summary 6. Additional Information Sources 7. Contacts 8. Appendix This planning brief provides planning and urban design guidance for the mixed-use development of Greenford Hall and adjoining land to north at Oldfield Lane South. The site is identified as Development and Area Improvement site G3 of the Greenford Town Centre Strategy. The site is also a UDP designated Development Opportunity Sites No 87 (see Preliminary Planning Brief). Greenford Hall, Library and 19 Oldfield Lane South are Council owned land whilst Nos 21 and 23 are owned by the Police and Primary Care Trust respectively

2 OS map & site boundary The combined site is located on the north side of Ruislip Road and west side of Oldfield Lane South at a prominent location within the Town Centre the Civic Quarter. The total floorspace is approx sqm. It contains the main town community services. Greenford Hall (1400sqm-2-storey) is the largest building in the southern corner of the site of modern style with strong horizontal lines. The northern part of the site is occupied by smaller buildings of more traditional style, materials and detail with smaller more rhythmic openings. These buildings and approximate measurements are as follows: Public Convenience Facilities (60sqm-1 storey) and Hostel (145sqm-2 storey) at No 19 Oldfield Lane South, Police Station (200sqm- 2 storey) and ancillary buildings (200sqm-1 storey) at No 21, Ravenor Park Clinic (700sqm-1 to 2 storey) at No 23 and Library (650sqm-1 to 2 storey) at No25. Ravenor Park public open space adjoins on the north and west sides with the War Memorial beautiful green/ flowery grounds east of the Town Hall. Aerial photo Crown copyright. London Borough of Ealing Licence No. LA The total site boundary within the Town Centre Strategy includes the adjoining land to west - Methodist Church and mixed retail/ residential terraces at 2-12 Ruislip Rd. This brief, however, focuses on the redevelopment of Greenford Town Hall and Oldfield Lane South only. This site area is 8,360 sqm. The brief also includes Council owned land to the rear of Greenford Methodist Church an old yard/ depot to the park currently fenced and unused - and the land to the rear of the Library and Clinic sites UDP designated Public Open Space currently occupied by an old derelict café building. This comprises an area of 2,366 sqm. 2. Urban Context 2.1 The Site and Surroundings Crown copyright. London Borough of Ealing Licence No. LA

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4 Across Ruislip Road and Oldfield Lane South 3-storey terraces with a mix of town centre uses on the ground floor and residential uses above create a compact, homogeneous and attractive shopping façade within perimeter blocks. East of Oldfield Lane South is the Town Centre Car park (Development Opportunity Site No 85 - see Preliminary Planning Brief) and the town centre character becomes more defined as we move east along the Broadway. Further north along Oldfield Lane is Ravenor Park Farm, site of the London Motorcycle Museum (Development Opportunity Site No 86 - see Preliminary Planning Brief). Here, the character becomes more residential and slope of the road allows good views of the neighbourhood to the north. South of Ruislip Road is Mansell Road where Stanhope Primary School is located, defining the south boundary of the town centre. 2.2 Urban Context Map 4.4 Access and Movement The site is reached from Ruislip Road (Main Distributor-B Road) and Oldfield Lane South and is within easy access to Western Avenue A40 Strategic West-east route via Greenford Road (Main Distributor-A Road). Greenford station (tube and rail) and South Greenford station (rail) are approx. 1.4km to the North and North East. The site is within 50m of a number of bus stops served by buses 95, 105, 282, E5, E6, E7, E9 & E10 A cycle route is proposed alongside Ruislip Road and Oldfield Lane South. Public Transport Accessibility Level 5 (Scale of 1-low to 6-high) 3. Planning Context 3.1 Planning History 1997: Certificate of Lawfulness for a Proposed Development granted for alterations to projection room of Greenford Hall and use by private cinema club for one day a week. 3.2 Planning Policy Listed below are the key policy issues affecting the site. These policies are detailed in the Ealing Unitary Development Plan. The New Ealing Plan for the Environment, at second deposit final stage is available at www@ealing.gov.uk. A variety of other UDP planning policies, however, will influence consideration of proposals and should be taken into account. 3.3 Land uses Within a District Centre appropriate development is encouraged on key sites and uses are expected to contribute to the vitality and viability of the shopping centre (see UDP policy 7.1) - 4 -

5 Greenford Hall, Police Station and Library are Locally Listed buildings Improved town centre focus, vitality and viability of town centre and consider reuse/ refurbishment of existing (see UDP policy 4.7) improved links to Ravenor Park Site opposite Buildings of Façade or Group Value along Ruislip Road Retail with residential above 50% affordable housing and Oldfield Lane South (see Urban Context map) consider impact Protection of War Memorial open space on setting/ buildings (see UDP policy 4.7) Consider possibility of developing land at the rear of Library and Clinic, Adjacent to Public Open Space and Nature Conservation area including the provision of café/ public toilets and designating the land at development should improve access to existing public open green the rear of the Church as Public Open Space, to ensure there is no net spaces, consider impact on views and contribute to sense of openness loss of Public Open Space. and environmental character (see UDP policies 3.4 & 3.8) Development Opportunity Site see Planning Brief No Legibility analysis 3.4 Plot ratio Given the site s highly accessible town centre location, a plot ratio between 1.5:1 and 2:1 might be acceptable subject to detailed design. Therefore, the potential floorspace would be between sqm (considering site area of 8,360 sqm comprising Greenford Hall and Oldfield Lane South only). Site coverage should not exceed 75%. 3.5 Transport and Parking Parking standards for development in Zone 1are as follows: D1 & D2 (Assembly, Leisure & Non-residential Institutions)-no more than 1 space per 10 visitors (peak time) C3 (Dwellings) - no more than 1 space per dwelling Hostel no more than 1 space per 8 beds A & B (Retail & Business) - no more than 1 space per 350sqm site are plus 1space per 75sqm floorspace for Retail For detailed parking requirements including service, cycle and disabled see UDP policy 9.12 Appendix One 4. Development Opportunity 4.1 Development aim - key land uses Mixed use with community uses dominant library, police, hall, clinic, council offices. Possible additional business, retail and residential. Hostel included or relocated as part of scheme

6 Map key Location of uses should promote active ground floor frontages where possible 1. Civic/ community 2-3 storey buildings Main frontages to The Broadway/ War Memorial 2. Ravenor Farm Park 1-storey buildings Secondary frontages to Oldfield Lane South 3. Religious building Possible extension/ link between Library and Clinic buildings 4. Residential 2-storey houses, perimeter block Consider possibility of extension/ development of land to the rear of 5. Mixed ground floor retail & flats above compact 3-storey frontage Library and Clinic sites 6. School Retain/ refurbish buildings of architectural merit where possible 7. Car park 8. Memorial Green 5.2 Access, movement and transport 4.3 Key considerations and opportunities Key Considerations Parking and access, servicing Respect adjoining developments Prominent site needing comprehensive Masterplan Locally listed buildings - Library, Police & Hall Compatibility between residential and community uses, in particular large hall Impact on local traffic 5. Development Principles Character Town centre/ gateway development Mixed scales and uses and quality public realm 5.1 Built/ urban form site/ block layout and scale Key Opportunities Improve pedestrian access to Ravenor park Highly accessible site in TC location with prominent corner Surrounding views Town centre public space contribution Increased density and heights Improvements to Ravenor Park Perimeter block form Possible landmark building at junction with corner entrance Increased building heights adjoining the park Consider overshadowing of residential Permeable development Prime use with access from The Broadway Secondary uses with access from Oldfield Lane South Provision of new pedestrian access from The Broadway/ War memorial through to Ravenor Park Consider existing link from Oldfield Lane South to Stanhope Park Road when creating access through blocks Strengthen existing link to Town Centre Car Park to the east Possible junction improvements at The Broadway, Oldfield Lane South and Mansell Road City Car Clubs and low car housing development is encouraged given the high accessibility levels of the site and the local traffic levels Car parking spaces at ground level could be provided inside the blocks, with low level parking under the new Hall 5.3 Public realm, open space and environment Improved pedestrian access to park through new public square linking Ravenor Park to War Memorial Improvements to Ravenor Park such as new cafe/ public toilets refurbishment of playground/ footpaths/ fences/ gateways/ signage etc Setting of war memorial should be enhanced Address views to/ from Ravenor Park Consider site views to/ from North and East Retain trees of amenity value Low amenity space provision required in the development given proximity and access to Ravenor Park

7 5.4 Indicative Diagram This diagram provides a possible site layout and should not be seen as prescriptive it is to provide indicative guidance only. 1 Police 400 x Clinic 700 x x x Hostel 150 x Library 700 x x Café - PC s 6 Residential (Flats) 7 Retail/ offices 60 x x x x x x approx 106 units - x Hall 1400 x 1400* Total * We welcome community s views in particular on what type and size of Hall facility is needed/ wanted and the type of activities that are needed/ required to take place in the space. Design concept justification Whilst the overall planning policies for Ealing and the Greenford Town Centre Strategy (Draft SPG) recommend promoting development growth in town centres and at transport hubs, like Greenford Town Centre detailed design for development opportunities needs to take into account site and area character and environmental context. These are the issues new development opportunity proposals need to address. N Crown copyright. London Borough of Ealing Licence No. LA Map key uses, location and indicative floorspace The following floorspace is based on the above design option and is also to provide indicative guidance. It includes the minimum floor areas of the existing uses to be re-provided. A higher or lower floorspace might be achievable subject to detailed design. Key Use Existing (sqm) Proposed location Ground 1st 2nd 3rd 4th 5th Potential floorspace (sqm) The brief site contains 3 locally listed buildings (Greenford Public Library- 1934, Greenford Police Station-date, Greenford Hall-1960 s) and provides the link (currently poor) between the town centre and Ravenor Park. The Town centre Strategy acknowledges this is a set of sites where further development could occur (mixed use and particularly housing) and crucially a new open and closer link between the TC and the Park. Based on this the justification for the proposed concept development is as follows: The original Library building and the Clinic frontage should be preserved because of their group value, street value and relationship to the Park. Sensitive development extensions to the rear could help extend the links to the park, incorporating a shared café facility serving the Park, the Library and the Clinic, without detracting from the design and character of the buildings and group

8 Whilst also locally listed the Police Station s group and frontage values 7 Contacts are less significant, are considered to be over dominant in the street and contribute less to the 1930 s nature of the TC. Terry Knibbs,RaMP,LBE knibbst@ealing.gov.uk The architectural idiom and design of the locally listed Hall lends itself JulianaKenney,RaMP,LBE kenneyj@ealing.gov.uk to redevelopment of a strong modern corner development that could Rochelle Bloch, PCT rochelle.bloch@ealingpct.nhs.uk provide (along with the Station) more town centre activity and better David Williams, PCT david.williams@ealingpct.nhs.uk access to the Park Maggie Jones,DC,LBE jonesma@ealing.gov.uk At the moment this quarter of the town centre does not contribute Nick Weeks, Halls,LBE weeksn@ealing.gov.uk enough to TC vitality and viability and could be a more vibrant mixed Peter Hounsell, Libraries,LBE phounsell@ealing.gov.uk use location. It also holds the key to access to the Park. A critical David Ewart, Housing, LBE ewartd@ealing.gov.uk concept guiding this design option is the need to bring Ravenor Park Ben Honey, Greenford Police ben.honey@met.police.uk closer to the Town centre. In order to achieve this a public square linking diagonally from the War memorial open space is proposed. The need for the new building layout to address this space would result in 8. Appendix the loss of the existing Hall and Police. The Hall is a very linear building, in contrast with the vertical rhythm of the surrounding compact Information/ space requirements for existing uses. 3-storey frontage. The set back on the east side is used for servicing/ parking and does not relate to/ enhance the War Memorial gardens or the street. The design concept is therefore offered as a strong justification for both improved design and development opportunity and public realm improvements that overall will improve TC vitality, viability and vibrancy. 5.5 Key design principles summary All Ordnance Survey maps are reproduced from the Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty s Stationery Office. Crown copyright. Unauthorised reproduction infringes Crown copyright, and may lead to prosecution or civil proceedings. London Borough of Ealing Licence No. LA A to Z Maps are Copyright of Geographer's A-Z Map Co. Ltd. Fairfield Road, Borough Green, Seven Oaks, Kent TN15 8PP - Telephone Licence C0140 Aerial Photography from Cities Revealed is copyright The Geo Information Group, 2003 Crown Copyright All rights reserved Perimeter block form with signature building at junction Increased heights adjacent to park New pedestrian link/ public square linking from The Broadway/ War memorial through to Ravenor Park 6 Additional Information Sources Greenford Town centre Strategy Development Opportunity Site Preliminary Planning Brief No