SOUTHALL. Opportunity Area Planning Framework. December 2013 Consultation draft

Transcription

1 SOUTHALL Opportunity Area Planning Framework December 2013 Consultation draft

2 Copyright Greater London Authority Ealing Council Published by Greater London Authority City Hall The Queen s Walk More London London SE1 2AA Enquiries Minicom Copies of this report are available: consultations/southall Cover photograph Yatwan Hui Project team London Borough of Ealing Karen Montgomerie Peter O Brien Steve Barton Greater London Authority Tina Jadav Tim Rettler Martin Scholar Transport for London Gordon Adam Urban Beings Yatwan Hui Project sponsors Lucy Taylor / London Borough of Ealing Colin Wilson / Greater London Authority Colin Mann / Transport for London Other contributors Crossrail, Network Rail John McAslan + Partners, Landolt and Brown Far more people than is possible to thank individually have contributed to the production of the Southall Opportunity Area Planning Framework including landowners, consultants and many others. Special thanks go to officers and members past and present at Ealing, Transport for London and Greater London Authority. Photos Unless otherwise indicated, photos in this report were taken by Yatwan Hui and Tina Jadav This report includes data sourced from: Crown Copyright and database right Ordnance Survey Greater London Authority Cities Revealed Copyright by The Geoinformation Group, All Rights Reserved Landmark Information Group Limited and/or its Data Suppliers. All rights reserved 2008 Copyright and Database rights Environment Agency All rights reserved This report is printed on fully certified FSC paper made of 100% recycled waste. Revive 100 white offset (FSC SGS-COC-0912)

3 SOUTHALL Opportunity Area Planning Framework How you can make comments Consultation on this document runs from 11 December 2013 to 5 February Responses can be sent by: December 2013 Consultation draft Southall@london.gov.uk By post: Development and Projects Greater London Authority City Hall The Queen s Walk More London London SE1 2AA

4 Mayor s Foreword Southall is one of London s gems. Home to a large community from South Asia that helps create a wonderful, vibrant town centre, it has a fantastic history of employment that now manifests itself with hundreds of small businesses. They even make Sugar Puffs there and I ve been reliably told that the former Glassy Junction pub was the first in the UK to accept Indian Rupees as payment. I am therefore delighted to publish this draft Southall OAPF which has been a product of some great joint work between the GLA and Ealing Council. Together with major investment from the public authorities, Southall can only be changing for the better. I look forward to hearing your views. Boris Johnson Mayor of London I ve known about another Southall institution - the Gasworks - since when I granted planning permission for over 3,700 homes. But it s the rest of the area that the draft OAPF mainly deals with and I m as excited about that too, with its ambitious plans for homes and jobs growth whilst striving to keep Southall s unique character. Southall has always adapted and changed and it will surely capitalise on being only 18 minutes from Central London when Crossrail opens in 2018.

5 Leader s Foreword Councillor Julian Bell Leader of Ealing I am delighted to introduce this new planning framework which sets out a co-ordinated approach to regenerating Southall for the next 20 years. It is an exciting time to be involved in development work across Southall. In 2012 more than 1,400 people took part in the Southall Big Conversation consultation. They shared their hopes and ambitions for Southall and we are using those insights to decide where to focus our efforts. The scale of improvements taking place in Southall is so significant that we are using the term Southall Big Plan to describe the work. Wherever you see this term you know Ealing Council and our partners are working together to make Southall a better place to live, work and visit. Our challenge is to continue building on what is already happening and ensure Southall is well placed to take advantage of the economic benefits Crossrail is intended to deliver. The main priority area is improving neighbourhoods and homes, including building at least 6,000 new high quality homes over the next 20 years and creating 3,000 new jobs. We will encourage investment in our town centres and high streets to ensure they are attractive, safe and function well and our retail offer brings new people to Southall while still showcasing its unique character. Business growth over the long-term will be supported by making suitable space available for the many small and medium enterprises that are the backbone of Southall s economy. Finally, we are investing in making Southall s streets and spaces clear, greener and accessible to all. Local residents will have easy access to the outdoors with the creation of three new parks, and active forms of travel such as walking and cycling will be safe and convenient with an upgraded and extended network of quiet, green routes. Transforming Southall is a challenge that will be achieved through involvement from all parts of the community. You can start by giving your feedback on this planning framework. I look forward to hearing your ideas.

6 PAGE vi Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Executive summary There is a fantastic opportunity in Southall. From 2018, Crossrail will make Southall one of the best connected places in London, just 10 minutes from Heathrow, 18 minutes from the West End, with fast direct links onwards to the City and Canary Wharf. Southall has enough underused land to create around 6,000 new homes and 3,000 new jobs. This document sets out how new development, accelerated by Crossrail, can be managed to maximise the potential of the area for the benefit of existing and new residents and businesses. Future changes must build upon Southall s strengths. Consultation with local residents and businesses through the Southall Big Conversation and the Southall Charter has shown that Southall is already a successful area. It is a national and international shopping destination for specialist Asian goods; people like the range of independent shops, the ethnic diversity and the many treasured local heritage buildings. These strengths should not be lost. However the area also needs to improve. Local people and businesses want high quality and affordable new homes in a range of sizes, more mainstream comparison shopping, a stronger high street offer through the heart of Southall leading to the rail stations, improved walking and cycling routes and changes to junctions and bridges to improve vehicle access. This plan sets out how Southall should change. The Southall Opportunity Area Planning Framework identifies key development sites close to the train station, town centre, road network and the Grand Union Canal which are ideal to support growth. There are five strategic policies to guide the delivery of 6,000 new homes and 3,000 new jobs focused on homes, high streets, jobs, movement and public spaces. The identified development sites fall largely within six defined character areas and the Framework sets out the detail on how these areas are expected to change. Substantial investment is needed for growth. Substantial new investment in infrastructure is needed to make the most of the opportunities for new development in Southall. Without this investment the development set out in this planning framework cannot happen. Infrastructure includes stronger connections such as better bridge links and new roads as well as investment in high streets, public realm, parks and schools. The GLA and Ealing Council will prepare a detailed implementation plan setting out what investment is needed, both from public authorities and the private sector, to achieve the scale of change set out here. Have your say... The Southall OAPF will be used to assess proposals to deliver growth in Southall over the next 20 years by building on its strong identity to benefit both existing and new residents. This draft document is available for you to comment. Consultation will end on 5 February Please have your say.

7 PAGE vii Yeading Brook Brookside Grand Union Canal / Paddington branch A4020 The Broadway Lady Margaret Road Southall Broadway and South Road Promote specialist Asian retail and increase mainstream retail Dormer s Wells A4127 Greenford Road West Middlesex Golf Club Brent Lodge Park A312 The Parkway Southall Gateway Stitching all of Southall together South Road High Street Southall Park A4020 Uxbridge Road West Southall New homes and extended town centre Minet Country Park Grand Union Canal Southall East Southall New homes and SME opportunities River Crane LONDON BOROUGH OF EALING LONDON BOUGH OF HILLINGDON LONDON BOROUGH OF HOUNSLOW Southall Green King Street The Green Manor House Grounds Havelock Cemetery The Green Balance of convenience shopping and services Merrick Road Hortus Cemetery Bixley Fields Wolf Fields Park Grand Union Canal Havelock Regeneration of Havelock Estate Glade Lane Canalside Park A4127 Tentelow Lane Osterley Field Osterley Sports Ground B454 Windmill Lane Capital Ring Walk Connecting to green spaces Connecting to blue Warren network Farm Sports Complex Crossrail New high street Existing high street New residential neighbourhoods Southall Opportunity area Norwood Road Norwood Green North 6 mins 0 200m 500m The vision for Southall

8 PAGE viii Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON List of figures The vision for Southall Fig 1.1 Strategic context Fig 1.2 The Southall story so far Fig 1.3 The vision for Southall Fig 1.4 Planning document hierarchy Fig 1.5 Next steps Fig 2.1 London context Fig 2.2 Southall existing context Fig 2.3 Southall, 1870 Fig 2.4 Southall, 1890 Fig 2.5 Southall, 1930 Fig 2.6 Southall, 1960 Fig 2.7 Heritage assets Fig 3.1 Residential and mixed use led development areas Fig 3.2 Indicative district heating network route Fig 3.3 High street network Fig 3.4 Designated employment land Fig 3.5 Movement framework Fig 3.6 Public realm and green spaces network Fig 4.1 Character areas Fig 4.2 Southall Gateway key principles Fig 4.3 Southall Gateway current proposal Fig 4.4 East Southall key principles Fig 4.5 Havelock key principles Fig 4.6 Havelock current proposal Fig 4.7 West Southall key principles Fig 4.8 West Southall current proposal Fig 4.9 Southall Broadway and South Road key principles Fig 4.10 Southall Great Streets, Phase II: Old Odeon forecourt Fig 4.11 Southall Great Streets, Phase II: Southall Park entrances Fig 4.12 The Green key principles Fig 4.13 Southall Great Streets, Phase II: View of Manor House and The Green 1 Fig 4.14 Southall Great Streets, Phase II: View of Manor House and The Green 2 Fig 5.1 Southall Great Streets: Funded and unfunded highways and public realm projects

9 PAGE ix Content Forward by Mayor of London Forward by Councillor Bell Executive summary List of figures iv v vi viii Chapter 1: Introduction 1.1 Why is Southall an opportunity area 1.2 The vision for Southall 1.3 Purpose of this document 1.4 Status / Material weight of the document 1.5 Policy context 1.6 Consultation Chapter 4: Character areas 4.1 Southall neighbourhoods 4.2 Southall Gateway 4.3 East Southall 4.4 Havelock 4.5 West Southall 4.6 Southall Broadway and South Road 4.7 The Green Chapter 2: Southall the Place 2.1 Where is Southall 2.2 Historical development 2.3 Southall today 2.4 Challenges and opportunities Chapter 5: Infrastructure, funding and delivery 5.1 Development Infrastructure Funding Study 5.2 Southall Great Streets Programme Chapter 3: Strategic policies 29 Appendix Housing 3.2 Town centres and high streets 3.3 Employment 3.4 Getting Around 3.5 Great Streets and Spaces A1 Evidence base A2 OAPF policies A3 Ealing Local Plan Policies

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11 01 INTRODUCTION 1.1 Why is Southall an opportunity area? 1.2 The vision for Southall 1.3 Purpose of this document 1.4 Status/ Material weight of this document 1.5 Policy context 1.6 Consultation

12 PAGE 2 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 1.1 Why is Southall an opportunity area? A vibrant, proud and ambitious place 1.1 Southall is a place where opportunity lies at its very heart. For many generations, Southall has acted as a gateway to London to those eager to make the city their home. Today, Southall is poised to play a renewed role as one of London s most dynamic areas; one with a unique story in the past, present and the future. This is reflected in its designation as an opportunity area in the London Plan. 1.2 This Opportunity Area Planning Framework (OAPF) sets out how the opportunities inherent to the area can be realised, building on the vision set out by the community in the Southall Charter. Developed over the course of 2012 through the Southall Big Conversation, the Charter s vision emphasises Southall s diversity, vibrancy and ambition, while also recognising the need to rebuild pride in Southall. An opportunity for London 1.3 The ingredients are all there for Southall to grow into a sustainable economically and socially diverse urban London neighbourhood. With capacity for 6,000 new homes and 3,000 new jobs, Southall is one of the biggest opportunity areas in west London. 1.4 Southall s people are a key strength, with a marked diversity and vibrancy, even by London s standards. With significant industrial employment and a busy town centre, Southall benefits from a dynamic and entrepreneurial economy which has weathered the recent recession better than many. 1.5 The arrival of Crossrail in 2018 is set to have a dramatic impact on Southall s accessibility to central London. Travel times to the West End will radically reduce from 45 minutes to 18 minutes, and frequencies and train capacities greatly enhanced. Southall has been identified as one of three locations (with Whitechapel and Custom House) outside the Olympics area, best positioned to secure the wider economic benefits that Crossrail is intended to deliver. 1.6 With significant brownfield sites in close proximity to the future Crossrail station, most noticeably the Southall Gasworks which has planning permission for residential-led redevelopment, there is an opportunity to stitch the heart of Southall together, overcoming the severance which the railway line has imposed since it was originally built in Crossrail also links into a number of other significant growth areas in west London, including Heathrow (9 minutes to the west), Old Oak Common (10 minutes to the east) and Paddington (15 minutes to the east). Taken together these three locations will bring forward some of the most significant growth in jobs and homes in the west of the capital.

13 Chapter 1 INTRODUCTION Colindale/ Burnt Oak Housing intensification PAGE 3 Brent Cross / Cricklewood New town centre (10,000 new homes, 20,000 new jobs) Upper Lee Valley New town centres and housing intensification High Speed 2 Wembly Town centre expansion Hayes & Harlington LONDON BOROUGH OF HILLINGDON LONDON BOROUGH OF EALING Southall (6,000 new homes 3,000 new jobs) Hanwell West Ealing Ealing Broadway Crossrail Acton Main Line White City Creative, academic and innovation hub, retail, and residential development (5,000 new homes, 10,000 new jobs) Park Royal / Old Oak Common High Speed 2 interchange (24,000 new homes, 50,000 new jobs) Paddington King s Cross High density mixed use development Euston High Speed 2 terminus Bond Street Tottenham Court Road Central Activities Zone City Fringe, London Bridge and Waterloo Office developments, housing intensification Farringdon Liverpool Street Whitechapel Elephant and Castle Estate regeneration High Speed 1 Olympic Park New town centre, parkland,neighbourhoods Canary Wharf LONDON BOROUGH OF HOUNSLOW Vauxhal Nine Elm Battersea Northern line extension (16,000 new homes, 25,000 new jobs) Heathrow Terminal 1, 2, 3 upgrade Fig 1.1 Strategic context

14 PAGE 4 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Acknowledging the challenges 1.8 In drawing up a framework for the area, it is critical that the challenges are understood and opportunities embraced. As a place to live, Southall faces significant transport congestion, a poor quality public realm, poor provision of quality open spaces, and a weak residential offer that forces residents to move to improve. Southall s businesses are equally affected by transport challenges, but also face a dated offer of employment spaces and a high street that lacks the variety residents want. Working together to deliver the opportunity 1.9 Realisation of the opportunities in Southall needs a host of parties working together. This Framework builds on Southall s incredible assets, but is realistic about the challenges that must be overcome. It sets out a short, medium and long-term delivery framework to support the next chapter in Southall s story, building on the initial investment in the area that has set the standard for positive future change Beginning in 2012, the Southall Big Conversation brought the community, businesses, faith groups, landowners and the public sector together to set out a vision and action plan. In 2013, the focus has been on bringing landowners and relevant parties together to work through the best delivery solutions for key sites, especially those sites where there is a risk of fragmented, piecemeal development Early actions stemming from the Southall Charter included a focus on bringing Southall s high streets into the 21st century. Ealing Council, the Greater London Authority and TfL are working to improve the streetscape, public spaces and building frontages in Southall to drive growth and prosperity in the town centre. The first two phases of the Southall Great Streets programme will go on site in late 2013 and will be delivered by Spring To help tackle transport congestion and to facilitate coordinated development, the Growing Places Fund will accelerate delivery of a number of key junction improvements and help to assemble key sites near the new Crossrail station While transport is acknowledged as the biggest challenge constraining future development, the importance of social and community infrastructure in creating a truly sustainable community will also be critical in supporting the scale of change Current projects include: Improvements to Spikes Bridge Park, Refurbishment and more intensive use of the Manor House, Redevelopment of the Dominion Centre into a library, arts and culture hub Further improvements to community infrastructure, quality public open spaces across Southall will accompany new development An Energy Masterplan is being developed to support delivery of a district heating network, and partners continue to work on this and other infrastructure projects to help accelerate the delivery of new homes and jobs.

15 Pollard Thomas & Edwards Limited Chapter 1 INTRODUCTION PAGE 5 West Southall Outline permission for redevelopment Full permission for access points granted 2010 A312 The Parkway Yeading Brook Brookside Grand Union Canal / Paddington branch A4020 The Broadway South Road Lady Margaret Road Southall Broadway and South Road Public realm improvement projects Southall Boulevard, on site High Street Southall Park Dormer s Wells A4020 Uxbridge Road A4127 Greenford Road Development sites SOU1 Southall Market Brent Lodge Park SOU2 Iceland, Quality Foods SOU3 Beaconsfield Road SOU4 Southall Crossrail station West Middlesex SOU5 Golf Southall Club West SOU6 Southall East SOU7 Havelock Estate SOU8 The Green SOU9 St Johns Church Hall SOU10 Johnson Street 3 2 River Crane LONDON BOROUGH OF EALING LONDON BOUGH OF HILLINGDON Minet Country Park LONDON BOROUGH OF HOUNSLOW Grand Union Canal 10 The Green Public realm improvement projects, on site Southall Green King Street The Green Manor House GLA at review Grounds stage. Havelock Cemetery Southall has been in consultation with canal boat residents. new park and permit clearer linkages to the 1 Retained Streets 2 New Streets 3 Community and Commercial Hub 4 Maypole Dock 5 Canalside Houses 6 Gateway Building A West Green B West Gardens C Central Play Area D East Gardens E South Green F Park Homezone G Canalside Park H Canalside Square Southall Gateway Gateway Masterplan 2013 Crossrail station construction between , official opening Merrick Road Hortus Cemetery Bixley Fields HAVELOCK REGENERATION // MASTERPLAN DESIGN & ACCESS STATEMENT 6 6 Wolf Fields Park G A East Southall Emerging masterplans B H C F G D E Grand Union Canal 2 4 Havelock Masterplan outline permission granted 2013 Glade Lane Canalside Park A4127 Tentelow Lane Osterley Field Osterley Sports Ground Warren Farm Sports Complex SGS Spaces / Funded Southall Great Streets / Funded SGS /Unfunded B454 Windmill Lane Junction improvements / Funded Development sites Norwood Road Norwood Green North 6 mins 0 200m 500m Fig 1.2 The Southall story so far

16 PAGE 6 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 1.2 The vision for Southall Maximising the potential of Crossrail Southall station will be the gateway to the area, stitching Southall together with a significantly expanded and improved station frontage and interchange facilities complemented by high density mixed use development. Thriving and distinctive town centres A vibrant high street network that has a unique specialist offer, supported by a diverse range of shops and amenities that cater to local residents as well as visitors. Radical change in travel behaviour to unlock development potential Streets and routes designed to make walking, cycling and public transport the first choice, making private car ownership unnecessary and easing road congestion. New neighbourhoods on former industrial land that complement and strengthen existing character A high quality and diverse housing stock, providing for people of different ages and economic status, and with different lifestyles and levels of independence, to create a balanced and inclusive community. Protection of thriving industrial sectors and enhanced provision for the active SMEs sector A balanced stock of industrial land providing a mix of premises that supports Southall s entrepreneurial spirit and supports business growth, ranging from heavy industry to flexible managed workspace. Upgraded public realm, improved access to existing open spaces and create new green spaces to change negative opinions of environmental quality A uniformly high quality urban environment, with safe and pleasant routes between public and green spaces that provide for a full range of social and recreational activities.... will deliver 6,000 new homes and 3,000 more jobs.

17 Chapter 1 INTRODUCTION PAGE 7 Yeading Brook Brookside Grand Union Canal / Paddington branch A4020 The Broadway Lady Margaret Road Southall Broadway and South Road Promote specialist Asian retail and increase mainstream retail Dormer s Wells A4127 Greenford Road West Middlesex Golf Club Brent Lodge Park A312 The Parkway Southall Gateway Stitching all of Southall together South Road High Street Southall Park A4020 Uxbridge Road West Southall New homes and extended town centre Minet Country Park Grand Union Canal Southall East Southall New homes and SME opportunities River Crane LONDON BOROUGH OF EALING LONDON BOUGH OF HILLINGDON LONDON BOROUGH OF HOUNSLOW Southall Green King Street The Green Manor House Grounds Havelock Cemetery The Green Balance of convenience shopping and services Merrick Road Hortus Cemetery Bixley Fields Wolf Fields Park Grand Union Canal Havelock Regeneration of Havelock Estate Glade Lane Canalside Park A4127 Tentelow Lane Osterley Field Osterley Sports Ground B454 Windmill Lane Capital Ring Walk Connecting to green spaces Connecting to blue Warren network Farm Sports Complex Crossrail New high street Existing high street New residential neighbourhoods Southall Opportunity area Norwood Road Norwood Green North 6 mins 0 200m 500m Fig 1.3 The vision for Southall

18 PAGE 8 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 1.3 Purpose of this document 1.17 An Opportunity Area Planning Framework (OAPF) sets out planning, regeneration and design guidance for opportunity areas in London, which can accommodate significant levels of growth, typically at least 5000 jobs or 2500 new homes to contribute to meeting London s needs for housing, commercial and other development The purpose of this OAPF is to take forward the vision for Southall and set out in detail how Ealing Council in partnership with the Mayor of London will ensure that all new development in Southall contributes to the achievement of this vision. It is based on a strategic, design-led approach that considers the interaction of key development sites and their cumulative contribution to the regeneration of Southall OAPFs focus on implementation, identifying clear opportunities and resolving challenges, insofar as possible, within the framework to provide certainty to those bringing forward proposals and also consensus about how to best ensure that proposals are deliverable and get delivered. An OAPF should provide the confidence for developers to invest and clarity for the public on how Southall is transforming As a policy tool, the Southall OAPF provides a development framework within which proposals are assessed to secure the highest quality development and ensure a comprehensive approach to the revitalisation of Southall. Additionally it coordinates public realm and infrastructure improvements so that public investment creates the conditions in which private funding can be attracted and planning contributions sought to ensure provision of appropriate physical/social infrastructure The structure of the OAPF reflects the nature of Southall as a place, with overarching policies that set out general principles applicable to all development within the opportunity area. Character area policies set out in detail how the general principles should be applied within the distinct character areas that together form Southall. This approach recognises the particular role and function that each area has/could have within the wider opportunity area Character areas reflect noticeable differences in the existing built environment, land use, transport provision, and the opportunity/capacity for growth. However, the edges of the character areas are indicative. They are not intended to create a sharp contrast between each area, so that development close to a character area boundary will need to consider the character of the adjacent area and create an appropriate transition.

19 Chapter 1 INTRODUCTION PAGE Status / Material weight of the document 1.23 The OAPF has been prepared jointly by Ealing Council and the Greater London Authority (GLA) This OAPF is a Supplementary Planning Guidance (SPG) to the London Plan and sets out the Mayor of London s strategic priorities for the area over the next 20 years based on a comprehensive analysis and review of the local context Ealing Council will also adopt the OAPF as a Supplementary Planning Document (SPD) for the Southall area to form part of Ealing s Local Plan, giving additional weight to this guidance when preparing planning documents and in the assessment of planning applications The OAPF does not establish new policies and therefore must be read in the context of policies in the Development Plan which apply to proposals within the opportunity area It provides further guidance on the implementation of those policies contained with Ealing s Local Plan (including the Development Strategy, Development Sites and Development Management DPDs) and the London Plan 2011, which together form the Development Plan for the borough specifically for the Southall area The guidance in this SPD is a material consideration for decisions on planning applications that fall within the opportunity area boundary.

20 PAGE 10 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 1.5 Policy context 1.29 The OAPF has been informed by policy and guidance from national to local level. The structure and content pay particular regard to the presumption in favour of sustainable development within the National Planning Policy Framework (NPPF) and support: Building a strong, competitive economy, The delivery of high quality new homes, The vitality and viability of town centres, The role of good design in making places better for people The London Plan identifies 33 Opportunity Areas (OAs) and ten Areas for Intensification that can contribute to the delivery of the London Plan by providing substantial numbers of new jobs and homes. Paragraph 2.58 outlines the purpose of OAPFs: 1.31 Planning frameworks for these areas should focus on implementation, identifying both the opportunities and challenges that need resolving such as land use, infrastructure, access, energy requirements, spatial integration, regeneration, investment, land assembly and phasing. With support from strategic partners they should set realistic programmes and timetables for delivery Ealing s Development Strategy DPD (adopted 2012), seeks to identify and promote those areas of the borough that can accommodate growth and either have good public transport access, the capacity to accommodate growth, are in need of regeneration, or can deliver jobs and infrastructure. Policy 2.8 identifies Southall as an area of major change, capable of delivering a large number of new homes with revitalised town centres, but also requiring significant investment in physical infrastructure to realise this potential. London Plan (2011) Southall Opportunity Area Area: 530 ha Indicative employment capacity: 2,000 Minimum new homes: 4,000 The Area provides great scope to enhance the local environment and complement Southall s current strengths, including its ethnic identity and links with South Asia, by introducing a more diverse retail offer and securing a substantial uplift in housing capacity as well as improvements in social infrastructure. The imperative to deliver genuine linkages between the Southall Gas Works site and the existing Southall town centre must be secured. Integration with the wider area including Hillingdon to the west needs careful consideration. Any new development and infrastructure brought forward in this area must avoid adverse affects on any European Site of Nature Conservation Importance (to include SACs, SPAs, Ramsar, proposed and candidate sites) either alone or in combination with other plans and projects.

21 Chapter 1 INTRODUCTION PAGE The Development Sites DPD (scheduled for adoption on 10 December 2013) supports the delivery of the Development Strategy through allocating land for a particular use or type of development. The individual allocations incorporate an appropriate degree of flexibility, in recognition of the changing macro context within which development proposals will be brought forward over the 15 year plan period. Ten sites have been identified in the opportunity area, within or in close proximity to the town centres. SOU1 Southall Market Statutory Development Plans Material considerations National Planning Policy Framework London Plan Southall Opportunity Area Planning Framework SOU2 Iceland and Quality Foods SOU3 Beaconsfield Road/South Road SOU4 Southall Crossrail Station Ealing Local Plan Southall Charter SOU5 Southall West SOU6 Southall East SOU7 Havelock SOU8 The Green Development Strategy Development Management Development Sites Policies Map Adopted SPDs + planning briefs SOU9 St John s Church Hall SOU10 Johnson Street Fig 1.4 Planning document hierarchy

22 PAGE 12 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 1.34 Locally, the OAPF is part of the Southall Big Plan, the other part being the Southall Charter. The Charter is a social agreement between various stakeholders, public agencies, community members and local businesses of Southall. It sets out a commitment to achieve common objectives for the area. The Charter was adopted by Ealing Council in November The shared vision is to work together to renew pride in Southall, building on the ambition of its culturally diverse community, creating a place where the potential of all is truly realised. Key messages during the Big Conversation 1. Southall is proud of its DIVERSITY. Southall is a unique, strong community in which all sections have come together to address community needs and to overcome pressures over decades. 2. Many issues local people faced relate to relatively minor, yet important infringements such as litter dropping, informal parking, spitting and low level antisocial behaviour. There is a need to promote better SOCIAL BEHAVIOUR, and to improve conditions by strong enforcement where necessary. 3. There are too many cases where peoples BASIC NEEDS are not being met. People expressed real concern that there were many people for whom decent shelter, a healthy and secure environment, access to social services and education are not available and this needs to change. 4. The community is ambitious and ENTREPRENEURIAL and Southall is already a place with many examples of self-improvement. Backing local ambition and enterprise is key to the delivery of the Charter. 5. SAFETY and perception of CRIME on Southall s streets and public spaces is of great concern to the local people. The range of issues expressed were antisocial behaviour; exploitation; substance abuse and related crimes; the safety of local businesses against thefts; and the safety of women on the high street during the evening and nights. 6. Southall needs to dramatically improve and widen its VARIETY OF RETAIL to locals and visitors alike. Southall is famous for its shopping experience, attracting visitors from across London, Europe and beyond. However, many felt that Southall s shopping experience has declined in quality and lacks many of the mainstream shops that people expect in a successful town. 7. Southall is MORE THAN ONE PLACE! The plans need to create successful local centres in Southall Green, the Broadway, and in local residential neighbourhoods, as well as promoting the success of the whole town.

23 Chapter 1 INTRODUCTION PAGE Consultation 1.35 Several evidence base studies and specialist reports have informed the preparation of the OAPF. These should be referred to for more detailed information: Highway Transport Studies TfL and LBE, 2013 South(all) at Work Economic Background Paper GLA and LBE, 2012 Property Market Appraisal GVA 2012 Characterisation Study GLA and LBE, 2013 Delivery and Infrastructure Funding Study GLA and LBE, to be completed 2014 Integrated Impact Assessment (IIA) 1.36 The IIA incorporates the statutory requirements for Sustainability Appraisal (SA), Strategic Environmental Assessment (SEA), and Equalities Impact Assessment (EqIA). This approach provides for a comprehensive assessment, seeks to increase consistency and expediency of assessment work and benefits from a shared understanding of policies. How you can make comments 1.37 We would like to have your opinion on the Draft Southall OAPF/SPD including aspects of the plan that you agree or disagree with, or issues that you feel have not been fully addressed Consultation on this document runs for eight weeks from 11 December 2013 to 8 February The document can be viewed online: The Mayor of London s website consultations. London Borough of Ealing website Southall Big Plan website Alternatively you can view printed copies at Southall Town Hall, Southall and Jubilee Gardens libraries and the Customers Services Centre at Perceval House, Ealing. Fig 1.5 Next steps Consultation Southall OAPF and IIA Review - Consultation responses - Development Infrastructure Funding Study Adoption/ Southall OAPF by Mayor of London Adoption/ Southall SPG by Ealing Council Implementation Group

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25 02 SOUTHALL THE PLACE 2.1 Where is Southall 2.2 Historical development 2.3 Southall today 2.4 Challenges and opportunities

26 PAGE 16 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON A4 02 0U xbr idg e Ro ad The borough boundary with Hillingdon forms the western edge of the opportunity area, and the boundary with Hounslow is to the south of the canal. The opportunity area is roughly split eastwest into two parts by the Great Western Mainline, which offers excellent proximity to Heathrow Airport by rail (9 minutes) and direct connections to Paddington (15 minutes) and Reading (45 minutes). It is part of the Western Wedge Growth Corridor, which extends from the Central Activities Zone (CAZ) and includes the Metropolitan Centres of Shepherds Bush, 2.44 The area is divided north-south by the A3005 (Merrick Road), providing connections to the A40 in the north and to the M4 in the south. The upper part is traversed by the A4020 (Uxbridge Road). These locally and regionally important routes concentrate most of the traffic in the area, with the majority through traffic rather than originating in the area. The M25, M40 and M4 form a large triangle around the area, connecting into the greater UK networks. The opportunity area boundary includes all of Southall Broadway and Southall Green wards, and part of Norwood Green and Dormers Wells wards. Around 56,000 people live in the area, with the average household size of 3.5 significantly higher than the borough average of 2.7. Area size: 530 ha Population: 56,000 har bo ur Co ld At a glance: Transport networks: Great Western Mainline; A4020/A3005 Main economy: Industry, town centre Open spaces: Southall Park, Manor House Grounds, Southall Green, Glade Lane Canalside Park, Bixley Fields Water bodies: Grand Union Canal Wal k 2.41 Ealing, Hounslow and Uxbridge as well as the opportunity areas at White City, Paddington and Old Oak Common. The opening of Crossrail in 2018 will bring Southall in line with these areas in terms of linear connectivity to central London. Loo p 2.40 Southall is located in west London, within the London Borough of Ealing. The boundary of the opportunity area covers 530 ha, extending from the Grand Union canal in the south to Carlyle Avenue/ Burns Avenue in the north. It encompasses Southall Major Town Centre, King Street Neighbourhood Centre, the Havelock Estate, former Gas Works, four industrial locations and suburban residential areas. Fig 2.1 London context Lon don 2.39 Lan e 2.1 Where is Southall?

27 Chapter 2 SOUTHALL THE PLACE PAGE 17 Yeading Brook Brookside Grand Union Canal / Paddington branch Lady Margaret Road Dormer s Wells A4127 Greenford Road Industrial sites 1. International Trading Brent Estate Lodge Park 2. Southbridge Way 3. Bridge Road Industrial Estate 4. Great Western Industrial Park West Middlesex Golf Club A4020 The Broadway A312 The Parkway Southall Major Centre The Broadway, South Road, West Southall South Road High Street Southall Park A4020 Uxbridge Road 4 River Crane LONDON BOROUGH OF EALING LONDON BOUGH OF HILLINGDON Minet Country Park 1 LONDON BOROUGH OF HOUNSLOW Grand Union Canal Former Gasworks site King Street Neighbourhood Centre The Green and King Street King Street 2 The Green Manor House Grounds Havelock Cemetery Southall Redundant industrial land Merrick Road Hortus Cemetery Bixley Fields 3 Havelock Estate Grand Union Canal Glade Lane Canalside Park A4127 Tentelow Lane Osterley Sports Ground Major Town Centre Neighbourhood Centre B454 Windmill Lane Capital Ring Walk Strategic Industrial Locations Locally Significant Industrial Sites Warren Farm Public Open Space Sports Complex Sites of Importance for Nature Conservation Metropolitan Open Land London Cycle Network Southall Green Wolf Fields Park Norwood Road Osterley Field Southall Opportunity area Norwood Green North 6 mins 0 200m 500m Fig 2.2 Southall existing context

28 PAGE 18 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 2.2 Historical development Medieval Ages 2.1 Southall was a hamlet forming part of the Chapelry of Norwood in the ancient parish of Hayes, which had existed since the middle ages. 2.2 Southall seems to have been the area later known as Southall Green centred on the Tudor-style Manor House built in The Hamlet of Northcott laid on the main Uxbridge Road around the junction of South Road and High Street. Industrialisation 2.4 The opening of the Grand Union Canal in 1796 isolated the Southall area from the south and west. The arrival of the Great Western Railway in 1838 further split the original villages in two. 2.5 A commercial boom followed with brick factories, flour mills and chemical plants establishing in the area, forming the town s commercial base and steering its development as an industrial town. 2.6 By the 1890s, an increasing number of industrial uses had located along the railway corridor/canal. Large areas of terraced housing sprung up and intensified around the high street in what had previously been brick fields and open spaces. Early 20th century 2.7 A sudden rise in the population at the turn of the century is attributed to the opening of tramways along Uxbridge Road, at the time the main London to Oxford route. As Southall became better connected, industrial uses set up and thrived on increasingly large sites, most notably the Gas Works to the north west of the station and Maypole Margarine to the south east. Maypole Dock, a half mile arm of the canal, was built in 1912 to serve the factory. Pre-War 2.8 Widespread suburban residential development built as commuter housing and also in relation to industrial expansion in the area, started in the late 19th century. By 1914 residential neighbourhoods were well established in the area immediately south of the Broadway, bounded by Beaconsfield Road, and further north in the area between North Road and Dormers Wells.

29 Chapter 2 SOUTHALL THE PLACE PAGE 19 Fig 2.3 Southall, 1870 Fig 2.4 Southall, 1890 Fig 2.5 Southall, 1930 Fig 2.6 Southall, 1960

30 PAGE 20 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Interwar 2.9 In the 1920s and 1930s, Southall was the destination of many Welsh migrants escaping from the harsh economic conditions in Wales Southall Studios, one of the earliest British film studios, was founded in a converted airplane hanger on Gladstone Road in 1924, and played a historic role in filmmaking until its closure in The Quaker Oats Company built their factory south east of the rail station in It continues to operate today as Honey Monster Foods, producing brands such as Sugar Puffs. Post-War 2.12 After the Second World War, development proceeded more slowly. The mid part of the 20th century saw the expansion of the suburban areas outside the historic core with lower density housing. In 1976/77, the Havelock Estate was built on the site of the defunct Martin Brothers pottery factory, which had been world famous. South Asian settlers 2.13 South Asians, predominantly Sikhs, began to settle in the area in the early 1950s, with a Sikh temple present in Southall Green from A larger temple was opened on the site of a converted dairy in 1967 on Havelock Road. In 1997 this moved to a site at the junction of South Road and Park Avenue to allow construction of the Sri Guru Singh Saba Gurdwara on the Havelock Road site. It opened in 2003 and the largest Sikh temple outside of India. New communities 2.14 By the beginning of the 21st century, substantial Somali and Afghan communities had also become established in Southall In 2011 the three most populous ethnic groups in the opportunity area were Indian, Pakistani and African. Heritage assets 2.16 Southall s historical development is evident in its built fabric. The heritage and townscape assets detailed in Figure 2.7 serve as markers of key points in its development from the Tudor period to the present day, set within in the predominant fine grain Victorian/Edwardian character Most notable are: Manor House (1587, Grade II* listed), Red Lion Public House (late 18th century, Grade II listed), Water Tower (1903, Grade II listed) Liberty Cinema/ Himalaya Palace (1912, Grade II listed) Local heritage assets include: Sunrise Radio Building (1894), Southall Town Hall (1897), King s Hall Methodist Church (1911), The Three Horseshoes Public House (1922), St Anselm s Catholic Church (1968), Gurdwara Sri Guru Singh Sabha, (2003).

31 Chapter 2 SOUTHALL THE PLACE PAGE 21 River Crane A312 The Parkway LONDON BOROUGH OF EALING LONDON BOUGH OF HILLINGDON Minet Country Park Grand Union Canal Yeading Brook Brookside Grand Union Canal / Paddington branch 1 4 A4020 The Broadway 21 King Street Manor 9 House Grounds The Green 14 Havelock Cemetery 5 South Road Merrick Road Lady Margaret Road Hortus Cemetery Bixley Fields High Street Southall Park Southall Grand Union Canal Dormer s Wells A4020 Uxbridge Road Glade Lane Canalside Park A4127 Tentelow Lane A4127 Greenford Road Osterley Park Osterley Sports Ground Grade II* listed park and garden Landmarks 1. Gasometer 2. Quaker Oats / Honey Monster Factory Brent Lodge Park 3. Gurdwara Sri Guru Singh Sabha Southall Listed buildings 4. West Church Middlesex of St George / Grade II Golf Club 5. Liberty Cinema / Grade II* 6. Grove House / Grade II 7. Red Lion Public House / Grade II 8. Water Tower / Grade II 9. Southall Manor House / Grade II* Local heritage assets 10. Town Hall 11. Habib House 12. The Three Horseshoes Public House High Street 14. Kings Hall Methodist Church 15. The Arches Business Centre 16. Southall Community Centre 17. Sunrise Radio and Maypole Margarine Works Facade The Green 19. St Anselm s Church 20. Southall Library Regina Road Landmark Warren Farm Sports Complex B454 Windmill Lane Grade II/II* listed building Local heritage asset LONDON BOROUGH OF HOUNSLOW Canalside Conservation Area Southall Green Wolf Fields Park Norwood Road Norwood Green Norwood Green Osterley Field North Conservation area 6 mins 0 200m 500m Fig 2.6 Heritage assets

32 PAGE 22 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 2.3 Southall today Land uses 2.19 The heart of the Southall is formed by two distinct town centres linked together by the South Road bridge over the rail corridor To the north is Southall Major Town Centre organised around The Broadway/South Road, featuring specialist Asian shops with a European wide catchment and a limited range of conventional comparison and convenience retail To the south, the smaller King Street Neighbourhood Centre offers mainly convenience goods to serve the local area Retail uses locate along the T-shaped high street spine stretching from The Green, over the railway, and north to Uxbridge Road. The high street also contains a large number of religious, educational and civic institutions and a good range of smallscale professional services and businesses This density and mix of uses along the high street creates a sense of vitality and activity central to Southall s character Away from this central axis, there remain a mix of industrial sites fulfilling a variety of roles from heavy industrial uses through to small start-up units and cash and carry outlets Intensely used residential neighbourhoods, largely long terraces of low-rise properties that have been much extended and altered, closely bound the town centres and industrial area.

33 Chapter 2 SOUTHALL THE PLACE PAGE 23 Built environment 2.26 The comparative lack of development activity and physical change in Southall since its initial growth in the 20th century has resulted in an area characterised by its lack of diversity in property typologies in both the residential and commercial sectors. The many development opportunity sites reflect this lack of inward investment in the area, with many underoccupied sites Along the high street, the original Victorian character of 2-3 storeys dominates, with modern additions ranging from 4-6 storeys. Taller landmark elements from the area s industrial past remain along the railway, including the Gasometer, Water Tower and Honey Monster Factory. The Gasometer at 91m is tallest by some margin. Homes and wellbeing 2.28 Southall remains relatively affordable in the London context. This partially reflects the generally poor quality of the existing stock although prices for new-build flats are comparable with similarly sized period properties The private rented sector is prevalent. A large proportion of properties have been altered to accommodate additional occupants. A proliferation of illegal back garden development provide a very poor quality living environment Residents benefit from an abundance of social and community infrastructure with over 300 schools, places of worship, community centres and health centres across Southall. However there are few civic or cultural institutions that are nondenominational or non-culturally specific Levels of deprivation in the area, as measured by the Index of Multiple Deprivation, have risen in recent years. About 40 percent on the Lower Super Output Areas (LSOAs) in Southall fall within the 20 percent most deprived in England. A cluster around Merrick Road/ Havelock Estate rank within the five percent most deprived.

34 PAGE 24 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Jobs and economy 2.32 Broadly speaking, Southall earns its keep from three types of employment: town centre economy, industrial and public sector Company formation in Southall, though not employment, has bucked the national trend, suggesting a highly entrepreneurial local environment where people are willing to set up new businesses The town centre economy supports over 4000 jobs. However this has been experiencing a gradual erosion of employment since before the recession began. The high street suffers from a general sense of decline. Local residents increasingly choose to shop elsewhere for better variety. There are few leisure/ entertainment facilities to support linked visits or the evening economy The industrial economy has been relatively robust, with industrial areas supporting more than 5,000 jobs. Half of these are in manufacturing, the other half dominated by quasi-retail (e.g. cash and carry) and retail distribution. Excepting the Middlesex Business Centre, the industrial areas have experienced renewal with a mix of new industrial units close to the town centre Skills levels are lower than the rest of London. Around 50 percent of residents lack any qualifications and higher levels of unemployment are reported. The lack of skills impacts both on the ability of residents to access employment and the ability of local businesses to recruit people with the right skills.

35 Chapter 2 SOUTHALL THE PLACE PAGE 25 Parks and public spaces 2.37 While there are substantial areas of green space on the periphery of the opportunity area, most parts of Southall suffer from a severe open space deficiency. Southall Broadway and Southall Green Wards have some of the lowest public open space provision in the borough at 0.74ha and 0.55ha respectively per 1000 population, as compared to the borough average of 1.95ha per 1000 population The quality of existing open spaces is generally good. However connections to and between spaces are poor and the range of amenities within spaces insufficient to meet demand On a daily basis, Southall s streets are very highly used and the intensity of demand from the various uses/users is well beyond the physical space available. This causes problems in relation to traffic/pedestrian conflict. The quality of the urban environment is poor and lack inviting and usable public spaces along the high street in which to gather and socialise. Transport and movement 2.40 Southall s key movement corridors cause substantial severance in, and form significant barriers to, movement both through and within the area. The South Road bridge is the only rail crossing for some way in both directions along the line. The canal limits the number of access points from the west and south 2.41 A limited rail service operates on the Great Western Mainline/Heathrow Connect route, with four to six trains per hour stopping at Southall station A comprehensive network of buses provides good orbital and liner connectivity to surrounding areas. Stops for east-west services are along the Uxbridge Road, a 10 minute walk from the rail station The predominant traffic movements are along the Uxbridge Road (A4020) and north/south along South Road and Merrick Road (A3005). These are important regional routes, with 60 percent of the overall traffic volume being through traffic Active forms of transport such as walking and cycling are unpleasant due to heavy traffic volumes and poor quality routes/ indirect connections Major congestion hotspots on the Uxbridge Road in both directions and along the length of South Road impact on car as well as bus journey times and further contribute to the unattractiveness of sustainable modes of travel The required level changes to facilitate links across the rail corridor is also a major constraint.

36 PAGE 26 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 2.4 Challenges and opportunities 2.47 The Southall Big Conversation identified a number of diverse challenges and opportunities. The OAPF seeks to respond to these in order to achieve the vision. Lifetime neighbourhoods The homogenous housing stock offers little variety and choice. Local residents move from the area to meet their changing housing needs. Significant areas of underused brownfield land offers potential for high density mixed use and residential developments. The permitted development at West Southall supports market confidence to respond to the untapped demand for a wider range of housing types and styles. Well established community institutions/ social infrastructure create a strong community and cultural draw. Strategic development sites can incorporate this provision from the outset. Pre-feasibility work suggests a district heating network in the core of the area could be technically and financially viable Town centres and high streets A range of town centre experiences are within a 10 minute walk, from the metropolitan bustle of the Broadway to the village-like character of Southall Green. The established specialised retail and restaurant sector has a wide catchment and unique offer, drawing visitors from the UK and Europe for high value goods. The high street experience has declined in quality in recent years and the physical environment needs upgrading. Residents choose to travel to other town centres due to lack of variety and limited presence of national retailers. There is a very small range of leisure, entertainment and evening economy uses within the town centre. The extension of the high street into West Southall and several redevelopment opportunities located along the high street will provide new retail/leisure uses that build on and complement the existing offer. Southall at work Within safeguarded industrial areas, some premises have been operating as quasiretail due to the relative affordability/ flexibility of units, a sub-optimal use. Former industrial areas close to the town centre do not provide the range of facilities in demand for businesses, which operate from run-down premises in unsuitable locations. The opportunity area is well placed in relation to Heathrow, and the majority of industrial areas are well-occupied and experiencing renewal. The local business community s entrepreneurial spirit supports a high rate of new business formation. Retention of a balanced portfolio of safeguarded industrial land supports job retention/creation and continuous upgrading of stock.

37 Chapter 2 SOUTHALL THE PLACE PAGE 27 Getting around The highways network throughout the area is congested, with hotspots on all primary roads and limited resilience in the network. Bus routes are negatively impacted by road congestion. Bus-rail interchange arrangements are sub-optimal. Walking and cycling are difficult as a result of the poor quality of public realm and physical severance of rail/road corridors. Crossrail will dramatically improve the connectivity of Southall, critical in catalysing a radical change in the share of people choosing sustainable modes of travel. West Southall will deliver a wide-ranging package of highways improvements and additional bus services over 20 years. Key development sites can introduce patterns and forms of development that make it more attractive to travel by public transport, walking and cycling. Great streets and spaces There is severe open space deficiency per head of population. Many existing green spaces and the canal are difficult to access and are underused. High quality formal parks are located just off the high street. There are large areas of quality open space on the fringes of the area, such as Osterley Park and Minet Country Park. The Grand Union Canal wraps the opportunity area on its western and southern edge. It offers easy access to the wider Blue Ribbon Network and to the Capital Ring and London Loop walks. Large development sites have the ability to deliver new public open spaces to connect to and strengthen the open space network. They can be used by everyone and will meet the demand generated from new residents. Industrial heritage assets and formal green spaces hint at a Southall vernacular to which new developments can respond. Delivery Comparatively low property values and historically low levels of development activity/renewal skews the market. Fragmented land ownership on key development sites leads to difficulties with phasing and delivery of key infrastructure. Further highway mitigations beyond those delivered by West Southall are required to support additional development in the opportunity area. Funding has been secured by the public sector to bring forward early improvements to the public realm and highways network, and to support land assembly.

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39 03 STRATEGIC POLICIES 3.1 Housing 3.2 Town centres and high streets 3.3 Employment 3.4 Getting around 3.5 Great streets and spaces

40 PAGE 30 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 3.1 Housing: High quality homes and accessible facilities 3.1 Crossrail will open up Southall to a much wider range of potential residents. However a step-change in the quality of residential accommodation offered is necessary to both serve the existing and attract a new residential population. The existing housing stock offers little variety and the state of repair is variable, with underinvestment evident. There has been little new residential development since the suburban expansion of the interwar period. 3.2 Although Southall remains relatively affordable in the London context, for those who do not have particular locational requirements, the lack of diversity in the offer means looking elsewhere to meet changing housing needs. Similarly, there is little interest from in-movers, although when properties are offered for sale on the open market they quickly sell to local buyers. 3.3 The residents of Southall currently benefit from a variety of social infrastructure. However as the population grows there will be a need for new provision of essential services and a strengthening of those institutions/facilities that are non-denominational/culturally specific to support integration of new and existing residents. 3.4 Southall is a unique, strong community but the persistent under-investment in its built environment has led to a physical character that in many places is considered mediocre or poor, and does not reflect the dynamic and entrepreneurial nature of its people. 3.5 In capturing the opportunity afforded by Crossrail and the availability of development land to deliver a substantial number of new homes and jobs, good design rooted in the local context will be essential to the perception of Southall as a desirable place to live, work and visit. Key principles: Development in the opportunity area will deliver a minimum of 6000 new homes over the next 20 years, providing a variety of housing sizes, types and ownership options to meet the needs of existing residents and attract new people to the area. High quality and easily accessible social infrastructure provision will be integrated into neighbourhoods to meet needs for education and healthcare and promote social inclusion and community spirit. The design of new development will build on the positive elements of the urban fabric to introduce new and innovative developments with their own distinctive character, yet which still feel, look and function as part of Southall.

41 e Riv t ren rb Lady Margaret Road Chapter 3 STRATEGIC POLICIES Brookside PAGE 31 Brent Lodge Park Pa d d in Dormer s Wells A4020 The B ro adwa Southall Broadway and South Road 350 new homes Sou th Road The P arkwa y A312 Ca NB ON ORO UGH BOR OU G HO Lan e tel ow Havelock Cemetery nd Gra Bixley Fields OF F HO EAL ING UNS LOW Southall Green Wolf Fields Park ion Un l ana C Warren Farm Sports Complex New publicb open space 45 4W Osterley Sports Ground nd development New residential iled mi l ll an e New mixed use led development Havelock 230 new homes (net) as part of Havelock Estate regeneration d oa dr oo rw No Fig 3.1 Residential and mixed use led development areas Glade Lane Canalside Park A4 12 7T en eg Th Hortus Cemetery East Southall 800 new homes on released industrial land Merrick Road OF LON D Manor House Grounds K ing S treet HIL LIN GD ON The Green 450 new homes DO NB OU GH LO N Cran e River LON DO bridge Road Southall reen n nio A4020 Ux Southall Gateway Southall Park 400 new homes in mixed use development West Southall 3750 new homes on Gasworks site nal U and Gr West Middlesex Golf Club y High Str ee t Minet Country Park reenford Road l/ na Ca ion n U A4127 G Gr an d gt on br an ch Ye ad ing Br oo k New high street Existing high street Osterley Field 6 mins Norwood Green North 0 200m 500m

42 PAGE 32 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA1: New homes A range of housing typologies will be welcomed in the opportunity area. They will be based on design solutions that provide a good standard of living accommodation and are appropriate to the local context. All new homes should aim to achieve the Good Practice in addition to the Baseline standards for residential quality set out in the London Housing Strategy and Housing SPG. The majority of new homes will be delivered within medium and high density schemes on the identified development sites. Growth within the established residential neighbourhoods will be limited to small infill schemes. Higher densities should be focused around the Crossrail station and within the town centres. Outside of the town centres, proposals will be expected to provide for a minimum of 20 percent of units as family accommodation with 3 bedrooms or more, within predominantly residential neighbourhoods. In schemes of 10 or more homes, a variety of unit sizes will be expected within both market and affordable tenures to avoid an over concentration of a single form of provision. Provision of outdoor amenity space will be a key consideration when assessing the quality of proposals. Outside spaces proposed as part of residential schemes should create truly private space for occupants, or be provided as public open space for leisure and recreation purposes. Affordable housing requirements are set out in the London Plan 2011 and in Ealing s Development Strategy Policy 1.2(a). Early engagement with Ealing Council and Registered Providers will be necessary to agree the appropriate unit sizes/tenure mix on a site-by-site basis, within the guidelines of the borough s Housing Strategy and the aspiration to create mixed and balanced communities. Large scale build-to-let developments that cater to the private rented sector will be supported where they provide good quality professionally managed rental accommodation, and include a rental guarantee/covenant that the dwellings will remain as rented accommodation for a minimum of 50 years. The financial return profile of this model of provision will be taken into account when considering scheme viability. Non self-contained residential accommodation including care homes, hostels, foyer accommodation and other forms of assisted living will be supported where there is a demonstrated need. Student accommodation will only be supported when it is linked to a recognised institution.

43 Chapter 3 STRATEGIC POLICIES PAGE 33 How this will be applied 3.6 The substantial areas of brownfield land around the station have the potential to deliver new homes at a scale to meet local as well as pan-london need. The permitted redevelopment of the Gas Works sites will provide up to 3,750 new homes in West Southall. The development capacity study suggests that identified development sites could contribute approximately 2,250 additional homes over the life of the plan. 3.7 In addition to providing more homes, the OAPF also has a clear focus on providing better quality homes. New homes should be high quality and modern, with distinct and exciting design that reflects the aspirational nature of Southall s population. A high standard of residential amenity is considered fundamental to the success of residential proposals. 3.8 Where based on exceptional designs, densities outside the normal range may be supported. However achieving efficient use of land must not compromise the delivery of acceptable levels of privacy/amenity and usable private outdoor space, e.g. the home as a place of retreat. Dwellings that only have windows opening onto the railway or busy roads will not be supported. 3.9 Developers are encouraged to think creatively about design and layout solutions that provide for variety in terms of housing choice, and schemes that strive for the best in residential design will be supported. Careful consideration should be given at the design stage to the local context and constraints, particularly the compatibility of residential with other uses. This will be particularly important where residential abuts safeguarded employment uses. Current evidence does not support live-work units as a viable solution to addressing this constraint It is acknowledged that there is a lack of balance in the housing mix in the opportunity area. However individual developments should not seek to redress this balance to the extent of providing a development which relies on a single type or size of dwelling Although provision of family housing is generally more appropriate within comparatively lower densities, an average household size in Southall of 3.5 supports a proportion of larger units even within flatted schemes Affordable housing levels will be determined through negotiation on a site-by-site basis, balancing Ealing s strategic target with the requirement to deliver physical and other infrastructure improvements to unlock the potential residential capacity. The desirability of providing a variety of tenure and ownership options, including the introduction of managed private rental stock and the relative affordability of the area at the current time, will also be taken into account.

44 PAGE 34 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA2: Social and community infrastructure Proposals for new or improved social infrastructure provision within the town centres will generally be supported. Social infrastructure providers are encouraged to optimise the potential of existing community buildings through refurbishment, upgrading, and co location of complementary uses. All development proposals should consider incorporating provision for social infrastructure into their schemes and engage with providers appropriately. When considered from the outset, uses such as nursery/early years education and health provision can be successfully integrated into residential and mixed use schemes. In addition to the primary and secondary school expansion programme, new primary school provision is required on the West Southall and potentially Southall Gateway and East Southall development sites to cater for the new population. In all cases, education provision should seek to create shared community spaces and facilities. The Town Hall, Dominion Centre and Manor House will be supported as multifunctional buildings accommodating a range of business, community, educational and training uses. Their offer will be complemented by new community hubs at West Southall, the King s Centre (Southall Green) and Havelock.

45 Chapter 3 STRATEGIC POLICIES PAGE 35 How this will be applied 3.13 Successful places provide a range of social and community facilities within easy walking distance, in addition to places to live and work, supporting wellbeing and creating spaces for social interaction. As the population grows, Southall will retain its diversity of social infrastructure with enhanced provision. New and upgraded facilities in easily accessible, central locations will cater for all sectors of the community Identified sites will play an important role in delivering new education provision, including new primary schools at West Southall and potentially Southall Gateway and East Southall. An integrated 4-25 educational campus will be centred on the Beaconsfield Road campus of Ealing, Hammersmith and West London College The need for new healthcare provision will be kept under review during the plan period. Although no localised specific needs have been identified, a general contribution to invest in increasing capacity of local GP surgeries will be sought from residential development. The enhancement of the specialist residential dementia service currently provided at The Limes by the West London Mental Health NHS Trust will be supported. This could be achieved by relocation to a new purpose built facility in the immediate area The inclusion of social infrastructure within the high street, such as libraries, employment services, health centres, places of worship, and rentable community space, makes a substantial positive contribution to the vibrancy of the town centre. They encourage people to spend more time in the area and minimising the need to travel. Providers should therefore seek to locate district level services along or adjacent to the high street network and in close proximity to public transport Where appropriate, new social infrastructure should be provided in multifunctional buildings, and based on shop front style provision that is integrated into the town centres rather than as standalone facilities. Multipurpose facilities that can be used by different groups/agencies at different time can offer advantages in terms of viability and management The Town Hall, Dominion Centre and Manor House will be managed by Ealing Council to ensure that they provide a complementary range of services to the local area. The Town Hall offers serviced units for small businesses as well as conference and meeting rooms. Improvements to the Dominion Centre will finish in Spring 2014, with an extension to make room for a relocated and improved Southall Library and improved venue for community arts, culture and learning. The recent refurbishment of the Manor House will support it to operate as an events and meeting spaces, including training facilities.

46 PAGE 36 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA3: Achieving design excellence Achieving efficient use of land and increased densities should generally rely on mid-rise schemes and mansion block typologies that retain a sense of human scale with welldesigned open spaces and lower height-tospace ratios. Layouts should respond to the traditional grid-based street pattern, linking existing and proposed routes to create walkable street blocks with clear distinctions between public and private space. New building blocks should be designed to be adaptable to changing models of living and doing business. Vertical mixing of uses within single buildings outside the town centres should be based on evidence of demand for the proposed uses, rather than as a means of addressing site constraints. There are existing tall buildings in the area, including the Water Tower, Gasometer and Honey Monster Factory. Planning permission has been granted for taller buildings on the Southall Gas Works site. Indicative building heights for development are set out in Chapter 4 Character areas. These will vary with context from a range of up to 10 stories, with a predominate building height of 4-8 stories, to deliver mansion house typologies. In principle, taller buildings of over 10 stories may be acceptable where the site/area has been identified in the Local Plan or taller elements would act as a local landmark, improving legibility and acting as a focus of routes in the area. Every opportunity should be taken to sustain, enhance or better reveal elements of the historic environment. Careful integration of existing heritage assets is particularly important for schemes on large sites and those isolated from the surrounding urban fabric as a means of relating these new neighbourhoods to the local context. Extensions/alterations within established residential neighbourhoods should retain original features and reflect the original urban grain of the Victorian and interwar period, including retention of rear gardens. Reversion of these properties to single family units is considered appropriate.

47 Chapter 3 STRATEGIC POLICIES PAGE 37 How this will be applied 3.19 The design of new development should be based on a thorough analysis of the local context, including the historic environment, and demonstrably improve the character of the local area by reinforcing and adding to the positive aspects of the built environment and landscape As well as taking account of the guidance specific to each character areas, all proposals will be expected to demonstrate how their design will complement and improve the character of the area through their appearance, materials used, layout and integration with surrounding land uses and buildings Contextual building heights are: 3-6 storeys within Southall Town Centre, 2-4 storeys within Southall Green, 2-3 storeys within the established residential areas. The overall strategy for building heights is for these areas to retain their current character, allowing for taller elements where these would improve local legibility or act as a local landmark on the high street network with small public spaces of their own There are currently three tall buildings which characterise the skyline in Southall organised linearly along the railway track: the Gasometer and Water Tower within West Southall, and the Honey Monster Factory at the eastern boundary of East Southall. The refurbishment of Phoenix House (TRS apartments), although conducted to a high standard, is an example of an existing building which due to its scale and massing does not make a positive contribution to local character The tall buildings strategy retains this linear arrangement of tall buildings which punctuate the skyline at intervals along the railway. Areas to the north and south of the South Road Bridge are identified in the Local Plan as being acceptable in principle for tall buildings Otherwise, on large development sites it is expected that increased densities will be achieved through mid-rise schemes, providing a mix of flats, maisonettes and terraces, largely based on a perimeter block structure with shared open spaces Within this form, the use of landmarks and views is encouraged to direct pedestrians and cyclists to key locations including the Crossrail station, public spaces and the high street network. Heights of 3-4 residential storeys will likely be most appropriate in locations that adjoin existing low rise residential properties Southall s heritage assets form a key part of the area s cultural capital. Proposals that incorporate heritage assets should fully consider the potential of these buildings to host new uses and retain their relevance to the historic environment. As Southall changes, the retention of the historical built form has the potential to play an increasingly important role in adding value and diversity to the regeneration of the area.

48 PAGE 38 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA4: Energy All new developments will be expected to investigate the feasibility of connecting to a district heating network. They will be required to make provision for the right to connect to a future network. Proposals which are of sufficient size to require on-site provision of CHP will be expected to explore opportunities to connect beyond land ownership boundaries to neighbouring sites or those within close proximity that are likely to have a significant energy demand. How this will be applied 3.27 New developments within the opportunity area should be designed as exemplar low carbon communities that meet the highest possible environmental standard and reduce their impact on climate change Ealing s borough- wide Heat Mapping Study (2010) identified the opportunity for an initial district energy system in Southall centred on the Gas Works. A pre-feasibility study assessed the potential to establish an area-wide district heating (DH) network to serve new residential and commercial development and existing buildings in the opportunity area to provide cost competitive, low-carbon heat and hot water The study indicated that a core scheme based around a combined heat and power engine capacity of 1.1MWe could be technically and financially viable with relatively low new-build connection changes, based on the potential layout of a district heating network shown in the figure opposite This is based on the assumption that the Energy Centre for the network is located in West Southall. A phased build out of the network could start generating heat as early as 2017, with phased expansion up to 2032 as new residential developments come on line. The Mayor of London and Ealing Council are currently developing a business case to assess the potential commercial challenges of delivering the core scheme.

49 Chapter 3 STRATEGIC POLICIES PAGE 39 Yeading Brook Brookside Grand Union Canal / Paddington branch Lady Margaret Road Dormer s Wells A4127 Greenford Road West Middlesex Golf Club Brent Lodge Park A4020 The Broadway River Crane A312 The Parkway LONDON BOROUGH OF EALING LONDON BOUGH OF HILLINGDON Minet Country Park LONDON BOROUGH OF HOUNSLOW Grand Union Canal Southall Sports Centre, Ealing, Hammersmith and West London College West Southall Featherstone, Phoenix House and The Green King Street The Green Manor House Grounds Havelock Cemetery South Road Southall Merrick Road High Street Southall Park Iceland & Quality Foods Southall Crossrail station East Southall Hortus Cemetery Bixley Fields Grand Union Canal A4020 Uxbridge Road Glade Lane Canalside Park A4127 Tentelow Lane Osterley Sports Ground Heat load Character areas Warren Farm Sports Complex B454 Windmill Lane Core heat network Southall Green Wolf Fields Park Norwood Road Osterley Field Southall Opportunity area Norwood Green North 6 mins 0 200m 500m Fig 3.2 Indicative district heating network route

50 PAGE 40 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 3.2 Town centres and high streets: Enhancing the experience for locals and visitors 3.31 The opportunity area encompasses two town centres: Southall Major Centre, which includes the planned retail development within West Southall; and King Street Neighbourhood Centre. The high street network connecting the town centres extends from the High Street/Broadway, down South Road across the railway to The Green and King Street, and creates a sense of vitality and activity that is central to Southall s character The town centres are characterised by a unique mix of shops and services not readily available elsewhere in London. Southall Broadway area attract shoppers regionally, national and internationally for its specialist Asian offer of clothes, jewellery and food, including specialist provision for weddings and banquets. The high street network is also the axis of community life, with retail uses sitting alongside a large number of religious, educational and civic institutions and a good range of small-scale professional services and businesses Within this mix of uses, however, there are critical gaps. There is a lack of variety in the retail offer and a notable absence of national retailers. Local residents often go elsewhere to meet their day-to-day and mainstream comparison shopping needs. The range of cultural and leisure uses is insufficient to generate an evening economy. The amount/quality of visitor accommodation does not capitalise on the specialist retail offer Perception of the shopping environment in both town centres is generally poor, and the high street experience suffers from a number of large gaps in active frontage, most notably around Southall Station. Many units have been sub-divided to accommodate multiple tenants, and trading space spills onto the already crowded public footway. Although new development at West Southall will respond to some of the challenges, supporting the existing areas to better fulfill their roles as major and neighbourhood centres is critical to the success of the whole town. Key Principles The retail offer is the main visitor attraction, giving Southall much of its character. Improvement of the retail offer will attract local residents back to the town centres and cater for the new residents, and promote the attractiveness and competitiveness of the major centre as a specialist destination. Building on the 6 million investment in physical improvements to the high street funded by the Mayor of London and Ealing Council. The existing integration of community uses with shopping, Southall s high street network will be revitalised with a vibrant mix of uses and services that appeal to all segments of the community and links together the main town centre areas.

51 e Riv t ren rb Lady Margaret Road Chapter 3 STRATEGIC POLICIES Brookside PAGE 41 Brent Lodge Park Pa d d in A4020 The Broa dway Sou th Road West Southall New retail floorspace (24,000-32,000 sqm) of mainstream comparison retailn Canal nio Glade Lane Canalside Park ON Hortus Cemetery UGH BOR OU G HO Lan e K ing S treet ORO Havelock Cemetery Merrick Road Th e DO N HIL LIN G Manor House Grounds OF LON D NB nd Gra Bixley Fields OF F HO ion Un ING UNS LOW Wolf Fields Park Warren Farm Sports Complex B4 54 W Osterley Sports Ground New high streetindmil Existing high street ll an e Mayor Town Centre Neighbourhood Centre Osterley Field d oa dr oo rw No Fig 3.3 High street network Southall Green C l ana Southall Gateway Continue high street with active retail frontage and links to East and West Southall EAL King Street Neighbourhood Centre Maintain vibrant balance of convenience shopping and services bridge Road Southall DO NB OU GH LO N Cran e River LON DO A4020 Ux Southall Park Gree n U and Gr West Middlesex Golf Club tel ow A312 The P arkwa y High Str ee t Minet Country Park reenford Road Dormer s Wells A4127 G l/ na Ca ion n U A4 12 7T en Southall Major Centre Promote and protect specialist Asian retail offer Improve mainstream comparison shopping Gr an d gt on br an ch Ye ad ing Br oo k 6 mins Norwood Green North 0 200m 500m

52 PAGE 42 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA5: Retail Southall Major Town Centre will be the focus for the growth and improvement of mainstream convenience and comparison retailing, with the potential for up to 24,000-32,000sqm of new retail floorspace. The majority of this will be provided within the West Southall development and on identified development sites. The specialist Asian retail offer concentrated around the Broadway/High Street will be protected and promoted as a unique visitor destination offering a high quality mix of alternative and independent shopping, cafes and restaurants. King Street Neighbourhood Centre will cater for local residents surrounding The Green, with a focus on maintaining a vibrant balance of convenience shopping, services, amenities and community facilities that minimises the need for travel to meet day-to-day needs. Small shops will be supported outside of the town centres where it can be demonstrated as necessary to provide residents with easily accessible walk-to convenience facilities. Proposals for new retail development, including refurbishments, should: Contribute to the provision of a range of retail uses and unit sizes, as appropriate to the role and function of the town centre set out above, which positively adds to the existing shopping offer. The over concentration of a particular type of use or unit will be resisted where it is considered detrimental to the character and vibrancy of the town centre. Consider from the design stage the potential for and appropriateness of forecourt trading and the requirement for any additional security measures that may be required for high value products. Large retail developments of over 1000sqm should provide a mix of unit sizes, including larger units suitable for mainstream/national retailers. The reconfiguration/amalgamation of smaller and previously subdivided units is supported, and planning conditions will generally be applied to prevent future subdivision of units.

53 Chapter 3 STRATEGIC POLICIES PAGE 43 How this will be applied 3.35 The retail strategy seeks to expand the amount and type of shopping space available to improve choice for residents and support shopping locally, while retaining and building on Southall s status as a niche retail centre. Throughout the opportunity area, retail development will be concentrated in the town centres and along the high street spine that connects the town centres. Sufficient capacity to accommodate the projected growth in retail needs has been identified in the town centres The provision of a significant quantum of new retail and other mixed-used floorspace space focused on West Southall and around the Crossrail station is necessary to provide the step-change in Southall s retail offer necessary for it to fulfill its role as a major centre and appropriately cater for its catchment. These sites have the potential to introduce large anchor tenants and promote a wider mix of retail uses Otherwise, the nature and quantum of proposed retail uses must be appropriately related to the catchment of the town centre, and seek to complement and improve rather than compete with the existing specialist offer. New retail development should not have a detrimental impact on the retention of a critical mass of independent businesses that cater for the ethnic/specialist market as a key attractor to the area. The King Street Neighbourhood Centre will not be a focus for new retail provision, except that which is necessary to meet the needs of local communities Retail and quasi-retail uses, such as cash and carry, outside of town centres are considered to undermine the viability and sustainability of town centres. Because Ealing s designated shopping frontages already provide good access to walkable facilities, there is a general presumption against retail uses outside the town centres and existing designated frontages While bazaar-type retail units are a distinctive feature of Southall s retail environment and can contribute to a finegrained and interesting town centre, there are also inherent problems associated with this form of provision. Both town centres are currently dominated by small shop units, and therefore new retail provision should focus on diversifying the offer to better provide for a full range of retail occupiers. Where larger units are possible, these should be provided at a standard to meet modern occupier requirements, including generous floor-to-ceiling heights.

54 PAGE 44 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA6: High streets Retail uses will be prioritised in the designated shopping frontages as identified in Ealing Council s Adopted Policies Map. Outside of the designated shopping frontages, the high street should provide for a range of services and amenities as appropriate to the scale of the centre. Priority uses include professional services (A2); leisure, entertainment and evening economy uses (A3/A4 and D2); business space suitable for the local employment market (B1a); and community/cultural uses (Dl). New hotels will also be supported. Ground floor uses should provide for active frontages within high quality shop fronts that address the street. Where buildings located on the high street network currently provide active uses on the ground floor, redevelopment should retain the ground floor in active use, even if outside the town centre boundary. The use of upper floors within buildings along the high street network should be optimised, including the provision of residential uses to increase footfall in the town centres and support a diversity of uses. Street trading, including pavement cafes and market stalls, will be supported throughout the high street network where there is sufficient space provided. These uses should not create a barrier to pedestrian movement. Temporary and meanwhile uses will be supported in vacant shops and other gaps along the high street, for example cleared sites and those created by phased development, as a means of maintaining economic activity in these areas.

55 Chapter 3 STRATEGIC POLICIES PAGE 45 How this will be applied 3.40 The revitalisation of the high street network will be achieved by encouraging a wider diversity of uses, particularly social and leisure uses, to generate activity throughout the day and into the evening. The mix of uses will be carefully managed to ensure a balanced offer with a multigenerational appeal to workers, residents and visitors. Increased footfall to support a wider variety of uses will come through the introduction of residential uses to the town centres While the identified development sites undoubtedly have a major role to play in improving the high street network, smaller developments/refurbishments and existing uses will also contribute to achieving a high street network that is resilient to macrolevel changes to shopping habits, such as a shift to online retailing. The design of shop fronts, for example, is a major factor influencing the overall character of town centres, and seemingly minor considerations therefore have a role to play in enhancing the vitality of the high street network The retention of cultural, religious, educational and civic institutions within the high street network is strongly supported. Provision for new and/or improved social infrastructure within this highly accessible location will be welcomed Proposals for new arts, cultural, leisure and entertainment uses will be assessed against their overall contribution to the town centre. Consideration will be given to their economic benefit; appeal to a wide segment of the population; potential safety/security concerns; and compatibility with surrounding uses Where there is a delay in establishing permanent uses on vacant sites or within vacant premises, meanwhile and/or temporary uses are encouraged to avoid creation of a gap in the high street. Such uses have the added benefit of allowing small businesses and other organisations to pilot their offer without a substantial capital outlay, and are particularly valuable in creating a sense of vibrancy and optimism in areas undergoing substantial physical changes.

56 PAGE 46 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 3.3 Employment: Supporting local businesses and widening opportunities 3.45 The industrial economy in Southall has been relatively robust, anchored by well-established businesses that have strong connections to the local area. The importance of industrial uses to Southall s economy is reflected in the significant quantum of industrial land designated as either Strategic Industrial Locations (SIL) or Locally Significant Industrial Sites (LSIS) Outside of the Middlesex Business Centre and surrounds, which has been released from its historical SIL designation, Southall s industrial estates are welloccupied and experiencing renewal, with new industrial units having been developed in recent years. Businesses within these areas also benefit from the close proximity to Heathrow Airport, the M4 and the A However the proliferation of quasiretail/commercial uses as of late is an acknowledged problem to the integrity of these estates and their ability to both operate effectively and provide affordable space in which small and medium enterprises (SMEs) and other businesses can grow and develop, in turn widening the job choices and opportunities available in the area Southall exhibits high levels of new business formation in the micro SME sector, yet there are no purpose-built facilities to support this high level of start-ups. There is a need to provide for a variety of accommodation that allows these businesses to expand, contract and collaborate. Key principles: The designated industrial areas will be managed to a balanced portfolio of strategic and local industrial sites to retain existing high-value occupiers, giving landowners the long-term certainty and the confidence to invest in their premises. LSIS will be the main focus for consolidation and regularisation to introduce a greater concentration of premises for SMEs. Strategic Industrial Locations 48.6ha Great Western Industrial Park Locally Significant Industrial Sites 36.3ha International Trading Estate (19.7ha), Southbridge Way (4.0ha), Bridge Road (12.6ha) Total industrial Land 84.9ha

57 e Riv t ren rb Lady Margaret Road Chapter 3 STRATEGIC POLICIES Brookside PAGE 47 Brent Lodge Park Pa d d in Dormer s Wells reenford Road l/ na Ca ion n U AA TThhe Brrooaa ddwwaay y A312 SSoou uth Rooaad d The P arkwa y HHiigghh S trreeeett West Southall Retail, services and managed workspaces opportunities anal C Southall River Cran e LO N LON D NB ON ORO UGH BOR OU G HO Bridge Road Industrial Estate LSIS 12.6 ha Havelock Cemetery Hortus Cemetery Lan e Manor House Grounds nd Gra Bixley Fields OF F HO ion Un EAL ING UNS LOW Fig 3.4 Designated employment land New high street C l ana Warren Farm Sports Complex Existing high street B 45 4W Osterley Sports Ground nd New mixed use idevelopment mi l Charles House Upgraded to manage industrial-residential transition ll an e Flexible employment (B1) uses Strategic Industrial Locations Locally Significant Industrial Sites Wolf Fields Park Osterley Field d oa dr oo rw No Johnson Street Upgraded to manage industrial-residential transition Southall Green Glade Lane Canalside Park tel ow DO NB OU GH OF KKiinngg Strreee ett HIL LIN GD ON Southbridge Way LSIS 4.0 ha International Trading Estate LSIS 19.7 ha LON DO Potential Heathrow Express depot location A4 12 7T en n nio bridge Road Great Western Industrial Park SIL 48.6 ha Merrick Road U and Gr A4020 Ux Southall Gateway Southall Park Retail, services and managed workspaces opportunities TThh ee G reeeenn Minet Country Park West Middlesex Golf Club A4127 G Gr an d gt on br an ch Ye ad ing Br oo k 6 mins Norwood Green North 0 200m 500m

58 PAGE 48 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA7: Business and industry The Great Western Industrial Estate SIL will be managed as set out in the London Plan, supporting B1c (light industrial), B2 (general industrial) and B8 (storage or distribution) uses. Within the three LSIS, new and upgraded B1c and B2 uses will be supported; B8 uses may be supported where it can be demonstrated that such uses would not have a detrimental impact on the road network. Where possible and appropriate, premises within LSIS should offer a range of unit types and sizes to attract a variety of occupiers and allow businesses to grow and develop while remaining in the local area. Proposals within LSIS should seek to improve the operation, appearance and amenity of these areas, both to make them convenient and attractive places to do business and reduce the environmental impact of activities on the surrounding residential areas. Opportunities should be sought that support collaboration between related sectors/businesses and encourage higher value added activities, such as start-up premises linked to established manufacturing operations or workshops for designer-makers that link to the specialist retail offer. Provision for affordable managed and unmanaged workspace for micro SMEs and SMEs is encouraged within LSIS, particularly within locations that are easy walking distance to Southall station.

59 Chapter 3 STRATEGIC POLICIES PAGE 49 How this will be applied 3.49 The OAPF does not promote the release of additional SIL/LSIS beyond that which has been released through Ealing s Local Plan at the Middlesex Business Centre and surrounds, an area of underused and unsuitable SIL in close proximity to the Crossrail Station. The Local Plan also re-designated the Bridge Road Industrial Estate as a LSIS, as it was considered to provide industrial capacity that was of importance at a borough rather than pan- London scale Proactive management of the opportunity area s designated employment land should deliver a supply of premises capable of meeting the needs of modern industrial occupiers, both of local businesses and attracting in new, high value added occupiers who can capitalise on the area s strategic links to Heathrow and central London LSIS have a key role to play in supporting entrepreneurship and local start-ups businesses, with the capacity to capitalise on the high rate of new business formation in the local area. Within the LSIS, the focus is on promoting consolidation and regularisation to support the introduction of modern accommodation for local SMEs in addition to the retention and/ or refurbishment of older stock with lower rents SMEs typically require facilities of sqm, although smaller units currently exist and are occupied in Southall. Proposals for new business space catering to the SME market should therefore be designed to incorporate a range of unit sizes. Large floorplate layouts will generally be unsuitable for SME provision as they are difficult to subdivide while retaining natural light. It may also be appropriate to include additional shared facilities in designs for managed premises, such as meeting rooms and technical infrastructure There is a presumption that businesses within LSIS can operate round the clock. However certain forms of provision such as managed workspace can be more similar to conventional offices than traditional light industrial/industrial uses as they tend to offer self-contained facilities. In managing the mix of uses within LSIS, managed workspace will be encouraged where it is easily accessible by active modes of transport and its provision is considered particularly appropriate when LSIS boundaries abut residential uses Where B class uses exist outside of the designated SIL and LSIS, their release will be managed according to Local Plan policies. These smaller sites make a valuable contribution to the local economy. However as the surrounding context changes, existing employment uses may choose to relocate to LSIS or the town centre, for reasons of greater accessibility or reduced conflict with neighbouring uses Business uses along the canal will be reconfigured in the medium to long term to allow residential development to benefit from this waterside location. The already permitted redevelopment of Salisbury Depot will achieve this in the short term.

60 PAGE 50 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 3.4 Getting around: Reconnecting to London and improving local routes 3.56 The key constraint to future growth is transport capacity, specifically the ability of the road network to accommodate the identified development capacity. All the main roads are approaching congestion, with a volume to capacity ratio of over 80%. Additionally, the majority of road traffic (60%) is through traffic, not trips originating locally Public transport, pedestrian and cycle mode share is significantly lower than London/Ealing average. This is likely due to the levels of road congestion and lack of alternative routes, which makes active modes of travel unpleasant, as well as the perceived status of driving. While PTAL levels are good within the town centres, they rapidly decrease within residential areas. The high levels of road traffic negatively impact on bus journey times Crossrail will introduce a step-change in the linear connectivity of Southall to central London. However the area is already congested, so intensifying land uses with provision of new homes and new jobs must also be supported by a significant increase in the proportion of people choosing sustainable modes of travel. Achievement of a fundamental change in how people travel, alongside a package of highways interventions including those already committed as part of the West Southall development, is critical to realise the development potential The transport capacity, accessibility and connectivity improvements identified in the Highway Transport Studies represent the most appropriate interventions to be taken forward, ensuring that development and transport are fully integrated. The package of measures has been tested through a qualitative assessment framework against the objectives identified in the study, and required mitigation measures are set out Transport for London, the Mayor of London and Ealing Council will continue to work with key stakeholders to facilitate the timely provision of the infrastructure necessary to support the proposed level of development and mitigate any adverse effects on the existing transport network. Key principles: A package of improvements across all modes of travel will ensure that development and transport are fully integrated and the most appropriate interventions are taken forward. Southall station will be improved for Crossrail to accommodate greatly increased passenger numbers and support better interchange with enhanced bus services. Improved connectivity of the opportunity area with the rest of London and at a local level will be delivered through a focus on improved accessibility to public transport, walking and cycling. Patterns/forms of development that make it as easy as possible to move around without a car will be supported. Measures that discourage high levels of car use will be a priority.

61 e Riv t ren rb Lady Margaret Road Chapter 3 STRATEGIC POLICIES Brookside PAGE 51 Brent Lodge Park Pa d d in Dormer s Wells A4020 The Broa dway A312 Sou th Road The P arkwa y High Str ee t Glade Lane Canalside Park NB ON ORO UGH BOR OU G HO Havelock Cemetery F HO ion Un C l ana Canal walk AspirationalB canal link 45 4W Osterley Sports Ground ind Potential new link mroad il ll EAL Southall Green East Southall New primary street connecting to Havelock and potential bus routeosterley Field Wolf Fields Park d oa dr oo rw No Fig 3.5 Movement framework Warren Farm Sports Complex an e Strategic walking routes ING UNS LOW London Cycle Network Crossrail 6 mins Norwood Green lk Green walking and cycling routes Lan e nd Gra Bixley Fields OF R in g Wa Primary routes Merrick Road K ing S treet ILL I Manor House Grounds Ca p New pedestrian/cycleitabridge l Hortus Cemetery Th e NG DO N LON D n Southall DO NB OU GH LO N Cran e R i v er LON DO bridge Road do al Lon Centr Potential Heathrow Express depot location l OF H Heathrow West Middlesex Golf Club tel ow na Ca Southall Park Gree n and Gr i on Un A4020 Ux A4 12 7T en West Southall Minet New primarycountry street and buspark route reenford Road l/ na Ca ion n U A4127 G Gr an d gt on br an ch Ye ad ing Br oo k North 0 200m 500m

62 PAGE 52 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA8: Public transport The new Crossrail station will be fully integrated into the building line along South Road. The pavements will be widened sufficiently to accommodate the projected increase in passenger numbers. In addition, there will be a disabled drop off point, step free access to platforms, secure cycle parking within a cycle hub, re-located bus stops and a direct street-level crossing to West Southall. Bus services will be improved with new routes and improved frequencies serving West Southall and Southall East/Havelock. Where feasible extended bus priority lanes will improve journey times and increase reliability. New streets within large development sites will be expected to retain the option of future bus access through the provision of a sufficient road width. How this will be applied 3.61 Maximising the benefits of Crossrail is a fundamental policy objective for the opportunity area. Journey times to central London will be halved, with frequencies increased from four to ten hourly services. Southall will not only be even better connected to Heathrow, but also emerging areas of change including Old Oak Common and Paddington Redevelopment of the station will deliver an enhanced arrival experience and improved interchange arrangement, as well as supporting complementary development. Due to the large quantity of brownfield land adjacent to the station area, ensuring the design of the station is suitable to support high density, transitorientated development is critical The Great Western Main Line railway running east-west through the heart of Southall is, and will be expected to remain the main rail freight and passenger route. There is also an existing freight only line to Brentford running south-east from a junction at Southall. It is currently used by a low frequency freight service In accordance with the findings of the transport studies for this OAPF, it is highly desirable that the sustainable transport use of the Brentford branch railway corridor is maintained or enhanced. The policies in this OAPF are intended to support its ongoing role in reducing highway traffic demand in the area The development of established bus and new public transport corridors will

63 Chapter 3 STRATEGIC POLICIES PAGE 53 emerge to support changes in the area. Bus passenger numbers are projected to increase as a result of new development. The highest levels of demand will continue to be around the town centres and station Increases are expected in the new residential areas of West Southall and East Southall. The focus will be on securing additional bus capacity to meet this growth This will be implemented through TfL s established bus route tendering programme and through negotiations with developers as part of the planning application process, and through continued partnership working with key stakeholders in terms of particular projects to improve the overall bus network Contributions to improve bus services will be actively sought from developers. Where appropriate, development will be expected to safeguard land for transport so that links or services can be provided in the future as demand increases.

64 PAGE 54 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA9: Walking and cycling All developments will be expected to promote sustainable modes of travel and contribute towards enhanced provision for pedestrians and cyclists, including incorporation of the new and enhanced walking/cycling routes shown in Fig 3.5. Where new streets are required within large development sites, these should be designed to prioritise pedestrian and cycle movement, providing safe, convenient and comfortable routes with a good level of permeability, and segregated or part segregated routes for cycling where possible. Two new pedestrian bridges will be provided over the Grand Union Canal to link West Southall to Minet Country Park. Existing intermittent cycle routes along main roads and the canal should be joined up to provide safe, convenient, and continuous cycle routes connecting to wider destinations. Wayfinding will be improved through delivery of a signage strategy following Legible London. The existing closed pedestrian bridge over the railway will be upgraded to be accessible, facilitate north-south movement for pedestrians/cyclists, and reduce the severance caused by the railway.

65 Chapter 3 STRATEGIC POLICIES PAGE 55 How this will be applied 3.69 Delivery of an enhanced pedestrian and cycle movement framework is integral to achieving positive change in Southall. It is necessary to unlock the identified residential capacity, create sustainable neighbourhoods and support the town centre economy and local businesses. Walking and cycling will be supported as the mode of choice for journeys in the local area and to access public transport, with a web of safe and attractive routes connecting all areas of Southall Maximising the number of people who walk, and ensuring that walking is regarded as a first choice, requires a network of high quality and safe pedestrian routes which take people to places they need to go. An enhanced pedestrian environment will be delivered by the creation of a network for local walking trips as set out in Fig 3.5, delivering increased connectivity east-west and north-south High quality and convenient cycling routes are considered essential as an integral part of new development. Delivering a high mode share for cycling will rely on four types of interventions: 1. Provision of focused infrastructure, such as cycle routes between key locations. 2. The introduction of new and innovative measures to promote cycling, such as cycle hubs. 3. Promotional campaigns and events such as school and workplace travel planning, and cycling safety training. 4. Providing safe, secure and convenient cycle facilities parking at both ends of cycle trips, including home cycle parking facilities In addition, to encourage new and existing residents and workers to cycle, new developments and public realm must be designed with good access to cycle facilities as set out in the London Plan All new developments will be expected to make a contribution to upgrading existing pedestrian and cycle links, and where appropriate introduce/support the introduction of new direct routes that follow desire lines and improve permeability. The linkages from Havelock through East Southall and to the Crossrail station are particularly important to secure Facilitating north-south movement through the area is necessary to allow better access to public transport connections, including the station and bus stops along High Street/Broadway. Upgrading of the currently closed pedestrian footbridge across the railway to the east of the station will provide a convenient and pleasant alternative to the South Road bridge crossing for pedestrians and cyclists, and can be delivered in advance of the road bridge widening New streets should be designed to be pedestrian orientated, while taking into account safety and the need for vehicle movement. Where new streets join existing roads, junctions must be designed to ensure a pedestrian friendly crossing environment.

66 PAGE 56 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA10: Road network and travel demand management Key highways interventions identified in the Transport Study, including the agreed mitigation measures for the West Southall development, will be implemented by the relevant parties. Where possible, funding will be sought to bring these interventions forward in the earlier phases of the plan period. Transport Assessments and Travel Plans will be required for all new developments that trigger the criteria set out in Ealing Council s Sustainable Transport for New Development SPD,the form of which will be determined by Ealing in consultation with TfL. Larger developments will be expected to undertake appropriate modelling, and should use the relevant VISSIM model for the area to support assessments where this is considered relevant. Road design and vehicle access to plots/ buildings should be assessed at the early stages of design development, with vehicular management integrated with landscape design. Provision for commercial servicing and deliveries should be off-street wherever possible. Within a 400m radius of the Crossrail station, car parking should be minimised, with residential development providing a maximum of 0.3 spaces per unit. Car free developments that provide only the minimum required disabled and car club parking spaces are encouraged. In general, car clubs should be pursued as a means of reducing the need to own a car. How this will be applied 3.76 The base case scenario in the Transport Study, which included the committed improvements at West Southall, shows that there will be increased levels of traffic across the opportunity area, with the largest increase on the major roads. This will have a negative impact on journey time reliability for all road uses, as well as bus journey times. Improvements are therefore needed to ensure an acceptable level of performance is maintained, with the aim of achieving nil detriment to the highway network Transport Assessments accompanying development proposals will need to identify the impact of the individual proposal in detail, within the context of the challenges and impacts for the area identified in the Transport Study, and address the requirements set out in TfL guidance. In addition, new developments will also need to be supported by Construction Logistics Plans (CLPs), Delivery and Servicing Plans (DSPs) and travel plans.

67 Chapter 3 STRATEGIC POLICIES PAGE The highways interventions agreed as part of the West Southall development will minimise the impact of this development on the road network, particularly as the main access will be to the west rather than on to South Road. Overall, however, the network improvements to support the West Southall development help to mitigate the impacts of this development only The highway network could continue to function with the additional projected development. Delays are expected to worsen if no further mitigation measures are implemented. Recommended highway improvements to key routes and junctions are set out in the Transport Study, alongside the requirement to constrain new demand The Transport Study sensitivity tests concluded that the most significant improvement by far was achieved through development forms which did not generate new traffic. Travel demand management is necessary to reduce dependence on the private car and ensure that congestion levels on the road network within and surrounding the opportunity area are managed for efficient operation If the development potential of Southall is to be realised, new developments coming forward will need to actively discourage private car use. This can be achieved through a combination of reduced parking levels and design measures that make sustainable modes the most attractive option. New developments will be required to include provision for car clubs, and may be required to contribute to controlling levels of on- street car parking through establishment of controlled parking zones (CPZs) The town centre currently has satisfactory public car parking provision to support demand. New commercial developments will be encouraged to rely on these existing car parks instead of providing for an uplift in levels of on-site parking with redevelopment Delivery and service plans will be required to define and agree HGV routes to and from industrial and retail development that avoid existing streets that are no longer suitable for large vehicles Public sector partners will continue to manage demand on the network, and to seek funding for long-term interventions. This includes a potential new road bridge over the railway which would allow through traffic to bypass the town centre and Three Bridges by diverting from Merrick Road and through the Great Western Industrial Park via Armstrong Way.

68 PAGE 58 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 3.5 Great streets and spaces: Cleaner, greener and designed for everyone 3.85 Southall has a reasonably porous urban grain, with good access around the commercial streets and fair access from surrounding residential and light industrial streets. The notable exception is the south-east of the opportunity area which suffers from a lack of connectivity with the rest of the area. The key connectivity issue in Southall is generated by the railway corridor However, the quality of the public realm is variable with dirty and poorly maintained streets and pavements, creating an unpleasant environment for pedestrians and cyclists and discouraging people from partaking in all but necessary activities in the town centres. Trees, where present, are well maintained but there are many sites where the greater presence of mature street trees would provide a better environment, shelter and biodiversity Much of the public realm in Southall is not designed to encourage people to linger and socialise. The interconnectivity of the public spaces network is poor, with public spaces not relating well to the main areas of pedestrian movement. While there are a number of green spaces close to the town centre, the nature of some of these spaces, which includes cemeteries, means that they cannot all be used by the wider community for recreational purposes Southall Broadway and Southall Green wards, which form the majority of the opportunity area and will accommodate a substantial amount of the new residential population, have some of the lowest public open space provision in the borough. The area has both a district and local park deficiency, meaning that the parks that do exist in the local area are particularly important and the quality needs to be high with a range of facilities. Key principles: The opportunity area will have a universally high quality public realm, characterised by a hierarchy of different types of streets and spaces that provide for a variety of activities to be accommodated as part of Southall s public life. An enhanced network of open spaces and green routes will provide access to high quality green spaces within walking distance of residential areas that provide a variety of recreational and leisure activities and easy access to nature.

69 Chapter 3 STRATEGIC POLICIES River River Brent Brent PAGE 59 Brook Yeading Brookside / Canal Union Paddington Paddington branch branch Grand Grand A4020 The Broadway A4020 The Broadway Lady Margaret Road Dormer s Wells A4127 Greenford Road A4127 Greenford Road West Middlesex Golf Club Brent Lodge Park A312 The Parkway A312 The Parkway South Road South Road High Street High Street Southall Park A4020 Uxbridge Road A4020 Uxbridge Road River Crane LONDON BOROUGH OF EALING LONDON BOUGH OF HILLINGDON Minet Country Park LONDON BOROUGH OF HOUNSLOW Grand Union Canal West Southall Park Southall Green King Street King Street The Green The Green Manor House Grounds Havelock Cemetery Southall Merrick Road East Southall Park Bixley Fields Hortus Cemetery Wolf Fields Park Havelock Central Park Grand Union Canal Glade Lane Canalside Park Osterley Sports Ground Osterley Field A4127 Tentelow Lane A4127 Tentelow Lane B454 Windmill Lane Capital Ring Walk Connecting to green spaces Connecting to canal Warren Farm High street network Sports Complex New public open space Public Open Space Sites of Importance for Nature Conservation Metropolitan Open Land Norwood Road Norwood Road Norwood Green North 6 mins 0 200m 500m Fig 3.6 Public realm and green spaces network

70 PAGE 60 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA11: Public realm All new development should contribute to the incremental improvement of the public realm, with reference to the Southall Great Streets programme included in Chapter 5.2 and Fig 5.1. Along the high street network, proposals should consider the appropriateness of providing new hard landscaped places for people to stop and sit, and ensure that there is an appropriate interface between the public footway and the private realm of buildings. New streets should be designed to accommodate movement by all modes of transport as well as the social activity of users, such as meeting others and informal play, particularly in predominantly residential areas. The layout of new development should seek to accommodate key views to reinforce connections to existing and new public spaces, considering the enhanced routes to these spaces. The provision of smaller hard landscaped public spaces, as set out in Fig 5.1, will provide improved legibility and way finding at nodal points where key pedestrian/cycle routes converge and at public transport arrival points.

71 Chapter 3 STRATEGIC POLICIES PAGE 61 How this will be applied 3.89 Safe, well-maintained, attractive and usable public spaces play a crucial role in creating an area s identity and sense of place. An interconnected network of public spaces, where the routes between the spaces are equally high quality to the spaces, is necessary to improve the environmental quality of Southall and create pride in the local area There are a number of areas within the opportunity area with the potential for improvements to the public realm and the creation of new links and public spaces either as focal points of activity or places to linger and relax. New public spaces should be provided on well-used routes and at nodes of activity to provide for improved public transport interchange and wayfinding, and incidental places of respite from the high street Several of these have committed funding through the Southall Great Streets programme Phases 1 and 2. However all new development coming forward will be expected to contribute to an improved public realm and consider the potential for the creation of new incidental public spaces to support street life in the locality Delivery of a high quality public realm network will be achieved through close collaboration between the public sector, service providers and developers. Each party will be expected to contribute to the process as appropriate.

72 PAGE 62 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA12: Green Space Network All new development should maximise the potential for enhancing the quality and accessibility of existing protected and proposed open spaces, thereby contribute to the delivery of a wider network of green infrastructure, linked by the green routes shown in Fig 3.6. All new development should contribute to the overall greening of Southall through high quality landscaping schemes, use of living walls/green roofs and appropriate street tree planting. Three new areas of public open space will be created to meet the demands generated by the new population, increasing the range and quantity of open space in the opportunity area as follows: 1. A local park within West Southall, including cricket pitches and sports pavilion as well as children s play space. 2. A small local park within East Southall, including areas for relaxation/ leisure and children s play space. 3. A multifunctional linear green space ( Central Park ) with distinct character areas at Havelock, linking to a canalside park, with nature conservation value and natural play areas, and canalside square, as well as upgraded youth play provision at Bixley Fields. Perceived and actual accessibility of the large areas of open land on the fringes of the opportunity area, including Minet Country Park, Glade Lane Canalside Park, and Osterley Park, will be improved by providing pedestrian access over the canal and ensuring that surrounding development provides clear and direct routes to these areas, including sightlines where possible.

73 Chapter 3 STRATEGIC POLICIES PAGE 63 How this will be applied 3.93 Due to the high levels of open space deficiency in the opportunity area, the borough s Green Space Strategy focuses on improving access to existing areas of open space through improved connections and green routes. It will ensure that new public open space (POS) provision on strategic development sites will generate a new residential population of sufficient size to require on-site provision New green spaces will be provided to meet the needs of the growing population, linked to existing spaces by green routes that provide quiet alternative routes for pedestrians and cyclists The large areas of existing quality green spaces on the fringes of the opportunity area, including Minet Country Park and Glade Lane Canalside Park, will be stitched into Southall s urban fabric with enhanced and improved links, including new canal footbridges. Reference should be made to the All London Green Grid to ensure that appropriate connections to the wider network of green spaces/areas are achieved All new developments will be expected to consider how they can contribute to the overall greening of Southall and improved routes to and from existing and proposed green spaces, including the canal, to better stitch these areas into Southall s urban fabric All opportunities should be taken to enhance the biodiversity/nature conservation value of sites. Where residential development requires provision of children s play space, the play strategy should seek to provide access to a variety of quality outdoor amenity spaces. This may be achieved through a combination of new play space and upgrades to existing space where this is in sufficient proximity Three new areas of POS provision have been identified to come forward with new residential developments at West Southall, East Southall and Havelock. The design of the new open spaces provided as part of the West Southall and Havelock have been agreed through the planning application process to provide for a variety of activities and easy accessibility for residents Similarly, the new small local park at East Southall will need to provide for a variety of appropriate activities, including provision for children s play space. An open space of approximately 0.8-1ha would be sufficient to comfortably accommodate the range of activities that would be expected in this location. Careful design will be necessary to ensure that the space is accessible to the wider residential area and function as genuine public open space and not a semi-private space linked to a particular development block The canal is an important natural feature within the opportunity area. However there are limited access points to the canal and the quality of the canal towpath itself is generally poor. The role of the canal as a catalyst for development is recognised, and proposals in close proximity to the canal should seek to realise this potential. Where appropriate, new developments will be expected to contribute to improving the towpath as a sustainable walking and cycling link, and to support improved access to the canal as a recreational/leisure destination.

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75 04 CHARACTER AREAS 4.1 Southall neighbourhoods 4.2 Southall Gateway 4.3 East Southall 4.4 Havelock 4.5 West Southall 4.6 Southall Broadway and South Road The Green 98

76 PAGE 66 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 4.1 Southall Neighbourhoods 1. Southall Gateway Connecting all of Southall to Crossrail 3. Havelock Regeneration of the Havelock Estate 5. Broadway and South Road Strengthened specialist Asian retail area 2. East Southall New residential neighbourhood and SME space 4. West Southall New homes and mainstream town centre area 6. The Green Local shops, services and community facilities

77 Chapter 4 CHARACTER AREAS PAGE 67 Yeading Brook Brookside Grand Union Canal / Paddington branch Lady Margaret Road Southall Broadway and South Road 350 new homes 5,750 sqm retail/commercial Dormer s Wells A4127 Greenford Road West Middlesex Golf Club Brent Lodge Park A4020 The Broadway West Southall 3,750 new homes 20,050 sqm retail 6,450 sqm cinema/cafes 3,500 sqm B1 business space 3,690 sqm community (primary school, GP surgery) A312 The Parkway Minet Country Park Grand Union Canal South Road Southall High Street Southall Park A4020 Uxbridge Road Southall Gateway 400 new homes 5,500 sqm retail 4,000 sqm B1 managed workspaces 2250 sqm community A potential new school River Crane LONDON BOROUGH OF EALING LONDON BOUGH OF HILLINGDON LONDON BOROUGH OF HOUNSLOW The Green 450 new homes 1,500 sqm retail 3,500 sqm B1 business space Southall Green King Street The Green Manor House Grounds Havelock Cemetery Merrick Road Hortus Cemetery Bixley Fields Wolf Fields Park Norwood Road Grand Union Canal Norwood Green Glade Lane Canalside Park A4127 Tentelow Lane Osterley Field Osterley Sports Ground East Southall 800 new homes 900 sqm retail/commercial/community 8,500 sqm B1 managed workspace A potential primary school Havelock 230 new homes (net) North Character areas Warren Farm Sports Complex B454 Windmill Lane Southall Opportunity area 6 mins 0 200m 500m Fig 4.1 Character areas

78 PAGE 68 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 4.2 Southall Gateway Character 4.1 Southall station sits on the cusp of the South Road bridge, which due to the level change provides almost panoramic views of the opportunity area. The severance caused by the railway line and road infrastructure at this important arrival point to the opportunity area is exacerbated by the low density of development, traffic bottleneck and weak public realm. 4.2 Immediately to the north of the station, almost hidden due to the substantial level change, the Gurdwara Sri Singh Sabah, a key cultural and community asset, is housed in a nondescript former industrial shed. Despite the poor quality of the existing building, the Gurdwara occupies a pivotal location in the townscape and together with the station results in high levels of activity in the area. 4.3 To the south and west of the station, road infrastructure dominates and pedestrian access to The Green is difficult, with the pedestrian underpass blocked and inconvenient surface level crossings. Opportunities 4.4 Redevelopment of Southall station for Crossrail will play a critical role in defining Southall, supporting the creation of a gateway focused around the transport hub to connect all elements of Southall and create an appropriate transition to the surrounding areas, as well as introducing high density mixed use development. 4.5 Integration of a surface crossing to The Crescent will provide a direct east-west route over South Road in close proximity to the station and acting as a long-term gateway to the Gas Works as Southall s most significant development site. 4.6 Reconnection of the pedestrian-only railway crossing, with legible and fully accessible access for pedestrians and cyclists will open up pleasant routes from the new residential neighbourhoods at Havelock and East Southall to the town centre. Widening of the South Road bridge and corresponding junction improvements will support improved linkages with The Green. Key principles: Creation of a continuous high street by reinforcing South Road as the primary retail frontage, with commercial and townscape connectivity between the Gateway area, Southall Broadway and The Green. Stitching Southall together with an arrival/interchange facility which allows space for high footfalls at the front door to the station and accommodates direct desire lines to the north and south, with capacity for interchange with buses and cycles and facilities for the mobility impaired. Retention of the Gurdwara as an international religious destination and a symbol of Southall s culture. Indicative Capacities 400 homes, 5500sqm retail, 4000sqm B1, 2250sqm community, a potential school

79 Chapter 4 CHARACTER AREAS PAGE 69 Southall Broadway Southall Park North of railway Large scale retail/cafe/restaurant and residential Improve east-west traffic flows and enhanced direct pedestrian crossings Park Avenue New Crossrail station, forecourt with bus interchance and cycle and improved surface crossing Primary route Green / walking and cycling route Service road New pedestrian/cycle bridge across railway with hard landscaped public spaces to the north and south Southall West Southall New pedestrian/cycle bridge Road juntion improvement Public realm improvement South Road bridge widening The Arches Active frontage Local heritage asset Sunrise Radio Merrick Road and South Road junction improvement Highly visible junction ideal for retail. Potential tall building The Green Fig 4.2 Southall Gateway key principles New residential led development East Southall Park South of railway Managed workspace for SMEs, commercial and residential uses New mxed use development Flexible employment use (B1) East Southall and Havelock Strategic Industrial Location Locally Significant Industrial Site 1.2 mins North 0 40m 100m

80 PAGE 70 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA13: Southall Gateway Land uses Retention of the Gurdwara in situ or satisfactory relocation within the boundary of the site allocation to the north of the railway. North of the railway will have mixed use development incorporating larger scale retail and cafe/restaurant facilities at street level with residential accommodation above. This could be a potential location for a new school. South of the railway will have mixed use development with managed workspace for SMEs and complementary commercial uses at lower levels and residential above, and retention of the railway Memorial Garden. How this will be applied 4.7 Proposals which include building a new Gurdwara within the Gateway area would be welcome. This would not necessarily require retention of the building in its current location if a suitable and adjacent location can be identified. Through the options testing carried out as part of the Southall Gateway Masterplan, a new Gurdwara located to the east of the existing pedestrian footbridge was considered to deliver the most regenerative benefits to the area and was identified as the preferred alternative. 4.8 Following a technical review of the implications of extending development over the railway station, or integrating the station within a larger development block, over site development above the station was not considered to add commercial value and was not seen as a key townscape objective. Such development also raised practical difficulties in aligning with the delivery strategy for the Crossrail station. 4.9 The continuation and strengthening of active frontage along South Road from the Broadway to The Green is a primary objective, helping to secure the town centre economy and reinforcing a sense of place. The primary retail frontage should be along South Road, with street-level frontages to the south of the station accommodating larger scale retail units likely to attract natural retailers and cafe/ restaurant activities that will capture passing trade from the station The Park Avenue frontage is also considered an appropriate location for retail, and may suit smaller-scale operators, particularly towards the eastern end where the railway footbridge will land. Frontage activity which supports and/or relates to the Gurdwara will be supported, including community uses. Longer term, the land east of the footbridge may accommodate either residential or community use as set out in site allocation SOU The highly visible junction of Merrick Road and South Road is an ideal location for retail, helping to strengthen the continuity of the high street network on a prominent corner location. Merrick Road itself, while suitable for commercial uses on its northern side within the retained railway arches, is not appropriate for conventional retail. Entrances and reception/sales area linking to the managed workspace is desirable.

81 Chapter 4 CHARACTER AREAS PAGE 71 Policy SOA14: Southall Gateway Built environment Buildings along the South Road frontage should have an urban scale of 5-6 residential storeys above ground floor commercial units with a minimum ceiling height of four metres. Buildings along Park Avenue should create an appropriate transition between the urban scale of South Road and the low rise residential properties to the east. Buildings at the junction of Merrick Road and South Road should create an active frontage at street level, regardless of overall height. Retention of the Arches historic frontage would support 2 floors of commercial space with 6-7 residential storeys above. There may be scope for taller buildings within the Gateway given its highly accessible location. How this will be applied 4.12 The integration of the new Crossrail station into Southall s urban fabric is dependent on the coordinated and complementary development of the substantial areas of underutilised land surrounding the Crossrail station, retaining key elements which reference the industrial heritage of the area Successful realisation of the area s gateway function will be supported by a renewed Gurdwara in a strong civic setting that reflects its importance to the local area, and also by the introduction of new building blocks with a mix of uses to appropriately define and enclose the streets and enhanced routes and public spaces The gateway area has the potential to deliver a significant number of new homes, especially high density units suited to younger individuals and families in a strong urban setting. Based on the general block arrangement identified, a range of courtyard typologies could deliver a range of suitable housing types Frontages that are not in retail/commercial uses should be designed to aid passive surveillance. Residential typologies which encourage multiple front doors onto the street will be supported. Blank frontages to service and parking areas where these face the public realm or internal amenity spaces are not appropriate To the south of the railway, the layout should provide for a visual connection from South Road to the railway arches and Sunrise Radio beyond to improve the legibility of the area. Retention of the Arches is supported both due to its identified heritage value and also in the interests of retaining a generous public realm to Merrick Road. The creation of an improved public realm is necessary to provide the context for an increased scale of development There is a potential for a taller, slender building at the junction of Merrick Road and South Road and other locations. These will be subject to a detailed townscape assessment and a building of particularly high design quality.

82 PAGE 72 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA15: Southall Gateway Movement A Crossrail station with a frontage alignment coordinated with the alignment of the main South Road block frontage, and a degree of visual prominence to afford good wayfinding. Widening South Road bridge will provide primary north-south route for traffic and an enhanced pedestrian/ cycle experience. Junctions of South Road with Beaconsfield Road/Park Road and Merrick Road will be upgraded to improve east-west traffic flows and enhanced pedestrian experience including direct crossings. A new pedestrian and cycle only railway crossing, following the route of the existing closed footbridge, will provide a critical connection to minimise the severance cause by road and rail infrastructure. How this will be applied 4.18 The new Crossrail station will be set within a robust, generous space for interchange and high footfall retail, with building frontages following the gradient of South Road Bridge and minimal steps, ramps or graded thresholds. It will provide for coordinated integration of the surface crossing to West Southall, fully accessible drop-off point, bus stop and cycle hub. The demolition of the old station building will allow for improved pedestrian flows to the south Formation of a new north-south pedestrian and cycle only connection is seen as one of the most significant benefits of redevelopment around the station. This would entail re-commissioning and potentially widening the existing pedestrian footbridge bridge which crosses the tracks to the east of the station but is currently closed due to the poor state of repair A range of engineering and sequencing options have been considered, as have accessibility considerations, that minimises land take but still provide an acceptable and pleasant landing point for the pedestrian/cycle bridge. Frontages of buildings which enclose the landing points should provide for passive surveillance to these hard landscaped public spaces A coordinated approach to building servicing and parking will be required to ensure that these activities do not conflict with Network Rail s access to the railway. This should be achieved by a new service road along the north side of the railway, which will allow access from the east of the area to service and parking provision for new development Service roads should take full account of street security and be designed to discourage street crime and antisocial behaviour. Active management of these roads may be required to achieve this Due to the excellent accessibility of this area, new development should have minimal car parking provision, and seek to promote sustainable modes of travel through provision of ample cycle parking and car club parking spaces.

83 Chapter 4 CHARACTER AREAS PAGE 73 The story so far Crossrail Urban Integration Study completed 2012 Broadway and South Road Southall Gateway Masterplan completed 2013 Funding secured from the Growing Places Fund in 2013 to accelerate junction improvements (South Road with Uxbridge Road, Beaconsfield Road and Merrick Road) and help assemble key sites around the Crossrail station. Crossrail station construction Crossrail operational December 2018 West Southall East Southall The Green &855( $/6 %$6(' 21 7+( :,11,1* 67$*( 68%0,66,21 ([WHQVLYH IXUWKHU UHILQHPHQW RI WKH 6WDJH OD\RXW KDV Fig 4.3 Southall Gateway RFFXUUHG RYHU WKH ODVW \HDU LQFOXGLQJ WKH IROORZLQJ current proposals VLJQLILFDQW FKDQJHV &XO GH VDFV UHSODFHG ZLWK FRQQHFWLQJ URDGV LQ DOO EXW 1.2 mins North 0 40m 100m Source: Landolt and Brown

84 PAGE 74 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 4.3 East Southall Character 4.24 Extending east from The Arches, low rise industrial units are interspersed with areas of undeveloped brownfield land. Activity is concentrated at the edges of the area, with a petrol station and car showroom facing Merrick Road and a range of local businesses accommodated in the smaller industrial units within Charles House and along Bridge Road; larger food manufacturers are clustered around the canal spur to stitch this area of Southall together Several local heritage assets remain as an important indicator of the area s industrial past, including the Sunrise Radio Building and associated decorative brick façade, as well as the active Honey Monster Factory. The purpose-built industrial units at the Middlesex Business Centre have never been fully occupied as intended. The resultant areas of dead space create a barrier between the town centre and the open spaces/canal to the far east of the site as well the Havelock area. Opportunities 4.26 The arrival of Crossrail and regeneration of the Havelock Estate will significantly change the surrounding area. While there is a need to safeguard the existing and well-occupied industrial space, the underdeveloped areas of brownfield land close to the station offer the potential to establish a new residential neighbourhood and to stitch this area of Southall together Release of the area closest to the station from its designation as Strategic Industrial Location supports both the development of a new residential neighbourhood and the consolidation and improvement of the retained industrial areas. It will introduce new, purpose built accommodation, such as managed workspace, for Southall s flourishing SME sectors. A better balance of uses in the area will support an uplift in both the number of homes and jobs of real value to London Key principles: A mix of residential types and sizes on a series of pedestrian orientated routes and a small local park, with clear connections to the pedestrian footbridge over the railway and the canal/open spaces to south and east. Rationalised vehicle access with a new residential street connecting from Merrick Road to Havelock. Bridge Road will serve the LSIS. Consolidation and upgrading of the business environment within the Bridge Road Industrial Estate. Charles House upgraded to manage the transition between residential and employment uses. Indicative Capacities 800 homes, 900sqm retail/commercial/ community, 8500sqm B1, potential primary school location

85 Chapter 4 CHARACTER AREAS Southall Broadway PAGE 75 Southall Park Southall Park Great Western Industrial Park Southall Gateway New pedestrian/cyclist footbridge Potential Heathrow Express depot location Potential new link from Merrick Road to Armstrong Way Southall Flexible employment (B1) and other uses as industrial/residential buffer The Arches Sunrise Radio to fully integrate with new development Sunrise Radio Honey Monster Factory East Southall Park Primary route Green / walking and cycling route Aspirational canal link New pedestrian/cycle bridge Road juntion improvement New local park on green route Public realm improvement Toplocks Depot Mix of dwelling types and sizes in a pedestrian oriented layout New residential led development New primary street to Havelock Hortus Cemetery Improve environment for pedestrians and cyclists on Merrick Road and Avenue Road Fig 4.4 East Southall key principles Local heritage asset Bridge Road Industrial Estate Improved SME provisions managed flexible workspace(b1) New mxed use development Glade Lane Canalside Park Flexible employment use (B1) Strategic Industrial Location Locally Significant Industrial Site 1.5 mins Havelock North 0 50m 125m

86 PAGE 76 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA16: East Southall Land uses Delivering new homes is the priority in the SIL release between Merrick Road and Charles House, subject to an appropriate buffer provided with the LSIS. This may be achieved through the integration of SME space compatible with residential uses along this boundary. Improved provision for SMEs and light industrial uses within the Bridge Road LSIS, supported by the expansion of Charles House to provide managed workspace appropriate for flexible B1 uses. Commercial/community uses to serve the new population, such as a small convenience store, cafe or crèche may be appropriate at nodes of activity. New small local park and potential primary school location. How this will be applied 4.28 The proximity of the area to Southall station, the high street network and local employment opportunities supports the development of a new urban residential neighbourhood, including a large proportion of flats as well as larger family homes With both the local neighbourhood centre and the major town centre within walking distance, the western part of East Southall supports the creation of quiet and green residential area with easy access to services and amenities The potential inclusion of a primary school and new local park, designated as public open space and located along the main route from Havelock to the station, will support the area to function as a highly accessible and liveable place with easy access to job opportunities in the immediate area and central London Some provision for small shops/services, of a size that has no restrictions on their trading hours, may be appropriate to serve the new residential population as set out in site allocation SOU6 Southall East. These should be located along the main route and to also cater to those passing through the Havelock character area Supporting business development and jobs growth is also fundamental to the successful realisation of the full potential of this area. New employment provision in the east of the character area should be targeted to the SME sector, and be located to take advantage of the potential synergies that could be achieved with the established employment uses in the LSIS. The creation of an enterprise and innovation centre that provides training and support for start-ups and expansion of existing businesses would be appropriate in this area.

87 Chapter 4 CHARACTER AREAS PAGE 77 Policy SOA17: East Southall Built environment Development blocks should appropriately define the key spaces throughout the sites. The public realm should unify and manage the transition to surrounding character areas. Buildings located around the southern landing point of the footbridge will need to respond positively to the node of activity created at this location, with ground floor frontages that appropriately define and overlook the edges of the public space/street. Buildings along the Merrick Road and Bridge Road frontage should have an urban scale of four storeys minimum, set behind a soft landscaped boundary treatment with tree planting. The Sunrise Radio building and the decorative façade of the former margarine factory should be fully integrated into new development with a clear and coherent response design to these historical markers of the area. How this will be applied 4.33 The majority of the residential area will be within 400m of the Crossrail station. It can support development with relatively high densities achieved through mid-rise (4-8 stories) flatted development. This approach supports human-scale streets and will create an appropriate transition to the suburban character of the Havelock area, and the industrial area with its mixture of building styles Interest in skyline should be achieved by varying roof lines within and between development blocks to create appropriate focal points, within the context of the existing landmarks in the vicinity including the Water Tower, Sunrise Radio Building and the Honey Monster Factory to the east. As such, there may be scope for taller buildings in some locations to create variety in the skyline and legibility To create an appropriate landing area for the railway footbridge, taller and lower elements within building blocks will likely be necessary as a means of mediating between the varying context. This includes the low rise residential properties and events venue to the south-west; the midrise development proposed above the railway arches to the west; and the need to appropriately integrate the 5 storey Sunrise Radio Building and 2 storey decorative brick façade of The Arches This should be achieved within a built form that supports and emphasises the legibility and hierarchy of the network of routes and spaces in the area. For example, buildings along the main route could be generally taller and have a more direct relationship with the street to help with wayfinding. Those along secondary residential roads could be lower in height The scale of development along the edges of the new public open space should create a pleasant and proportionate green space capable of housing a variety of uses throughout the year. The local park should be incorporated into the network of green spaces linked by green routes that extends from Southall Park, over the railway footbridge, to the east of Hortus Cemetery and through Havelock s Central Park to the canal The landscaping treatment of buildings fronting Merrick Road/Bridge Road

88 PAGE 78 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON should contribute to the greening of these routes for an improved pedestrian/ cycle experience. Proposals for residential properties along Bridge Road will need to provide a minimum front garden depth of 3m from edge of the pavement to buffer habitable rooms from industrial traffic Consideration should be given to the potential of linking into a future waterside route along the canal spur and into Glade Lane Canalside Park, and the landscaping design should give cues to the proximity of the waterway Although the area has a largely nondescript character, the heritage assets give clues to the area s past as one of the largest margarine manufacturing plants in the world, with its own railway sidings and canal spur. Design approaches which acknowledge and build on the industrial character will be supported over those which seek to replicate the suburban character of the nearby residential areas In design of elevations facing the railway, consideration should be given to the relationship with the surrounding heritage assets; industrial uses would have been designed with their principal elevations facing the railway. The trackside elevations will also be visible from key points south of the railway and the footbridge. They will therefore contribute to establishing the identity of the character area Residential developments facing the railway will have a northern elevation. Dual aspect residential units with suitable noise mitigation such as the provision of winter gardens are likely to provide the best solution for flatted accommodation. Policy SOA18: East Southall Movement A new public transport orientated eastwest street will connect Merrick Road to the northern access of Havelock, with a series of secondary routes off this main spine to access development blocks. New pedestrian/cycle routes through the area and enhanced pedestrian/ cycle routes along existing roads will provide direct and pleasant connections north to the railway footbridge, south to the Havelock area and the canal beyond. Bridge Road will be retained as the primary access route for traffic relating to the Bridge Road LSIS. Low levels of residential car parking will minimise new traffic generation from the area. This should be supported by ample cycle parking and car club provision.

89 Chapter 4 CHARACTER AREAS PAGE 79 How this will be applied 4.43 A hierarchy of routes through the area is necessary to ensure that vehicle movement is directed to the appropriate routes both within and beyond the area to minimise any potential detrimental impact on residential amenity. Bridge Road will continue to be the primary access routes for vehicles to the industrial areas. In the future, it may serve to divert through traffic over a new railway bridge should this be technically and financially feasible and desirable. The Transport Study concluded that some benefits may be experienced through the provision of a new north-south link to Armstrong Way. However further work would be necessary to take this forward Within the new residential area, all routes should be linked to allow the natural movement of residents through these streets making them safer places to live and play in. For development to succeed, the existing connections at the edges of the area will also need to be enhanced and supplemented to ensure both successful integration with the surroundings and effective transportation links Providing a new street that links from the northern access to Havelock through Merrick Road and to the Crossrail station beyond, passing to the north of Sunrise Radio, is a critical outcome of a successful movement framework. All proposals within the area must demonstrate how they will ensure this link is achieved. The preferred route runs north of Charles House, as shown in Fig 3.5. It is designed as a public transport/pedestrian/cycle priority route that discourages private car use, except for access by local residents This primary street has been designed to minimise land take and support cooperation between individual landowners. It is considered necessary to create a rational and legible hierarchy of secondary routes that supports retention of heritage assets and maximises the developable area, avoiding duplication of routes and unnecessary access roads Pedestrian/cycle routes will also need to align with the upgraded route to the eastern boundary of Hortus Cemetery and the railway footbridge. Careful design of the public space associated with the railway footbridge will be required to comfortably accommodate the variety of uses and users who will use this area on a daily basis The majority of the residential area is within a short walk of the Crossrail station. Proposals should therefore rely on minimal parking levels. Car free developments will be supported where they incorporate clear and direct walkable routes to public transport and local amenities.

90 PAGE 80 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 4.4 Havelock Character 4.49 The Havelock character area is centred on the Havelock Estate, a municipal housing estate consisting largely of 2-3 storey houses with generous rear gardens and some apartment blocks which are of poor quality. The layout of the estate and surroundings isolate it from the residential area east of the canal spur and the rest of the opportunity area The wider area has many natural assets including the canal and the large open spaces of Glade Lane Canalside Park. These areas are poorly used due to their perceived isolation, despite being within 800m of the Crossrail station The industrial uses in the Bridge Road LSIS to the north of the area contribute to the severance from the town centre, with poorly overlooked and isolated pedestrian connections. Bridge Road terminates rather than continuing into the estate The small triangle of land Toplocks Depot is part of the LSIS area and has remained vacant due to its proximity to residential properties. It has been identified as a local Site of Importance for Nature Conservation. A footbridge with limited usage times connects to the high quality residential areas and open spaces south of the canal. Opportunities 4.53 The Havelock Estate has been identified as a Major Intervention Estate requiring selective demolition of poor quality housing. Rebuilding at higher residential density while retaining the suburban setting will increase the quality and quantity of public open space, enhance links from the area to the town centre, upgrade the canalside as a destination, and improve the accessibility of Glade Lane Canalside Park The masterplan for the site is set out in planning application P/2013/3241, submitted to Ealing Council in Summer Key principles: Demolition of poor quality dwellings replaced with a new high quality residential area that successfully integrate with the retained homes. Street network aligned to allow future connection with Bridge Road and the upgraded pedestrian/cycle network in the surrounding area. Increase in the quantity and quality of public open space provision, including improved accessibility to the canal, canal spur and Glade Lane Canalside Park as important natural assets in the opportunity area. Indicative Capacities 230 homes (net)

91 Chapter 4 CHARACTER AREAS PAGE 81 Southall Broadway Southall Park West Southall Potential new link from Merrick Road to Armstrong Way Southall Gateway Southall Great Western Industrial Park East Southall Honey Monster Factory East Southall Park Hortus Cemetery Bridge Road Industrial Estate Toplocks Depot Glade Lane Canalside Park Primary route Green / walking and cycling route ion Mid rise dwellings with mproved acess to station n du al Can Aspirational canal link n Gra New pedestrian/cycle bridge Road juntion improvement Osterley Park Havelock Central Park Public realm improvement New residential led development Retained dwellings New central park with a variety of open spaces to connect East Southall to Grand Union Canal The Green Improved access to recreational provision Bixley Fields New mxed use development Flexible employment use (B1) Strategic Industrial Location Central Canalside Hub Flats, elderly accommodation, community and local shops Locally Significant Industrial Site Retained dwellings integrated into new streets 3 mins North 0 Fig 4.5 Havelock key principles 100m 250m

92 PAGE 82 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA19: Havelock Land uses Residential uses based on a layout with the character of traditional streets and homes to provide a variety of unit types and sizes. Central Canalside Hub with an increased intensity of use, including flats, active elderly accommodation, community uses and local shops. Rationalised provision of green spaces to provide for a variety of functions and activities, including nature conservation. Provision of a suitable transition at the northern edge of the area with the protected business uses, the eastern edges with the neighbouring residential areas and natural assets. How this will be applied 4.55 The local context is principally suburban, with low density terraced and semi - -detached properties to the west, south and east of the area. Outside of the replacement commercial and community floorspace, the site is appropriate for residential use only. Further residential moorings on the canal spur may be supported subject to amenity considerations Reorganisation and consolidation of the existing green space is necessary to deliver a net uplift in public open space provision to serve the new population, and will create a series of high quality, usable interlinked spaces The northern boundary is formed partly by Hortus Cemetery and partly by the Bridge Road LSIS. To the north-east the LSIS encompasses the triangular piece of land know as Toplocks Depot. This parcel of land, originally intended to buffer the residential uses to the south from any detrimental impacts arising from industrial activities, has developed nature conservation value over time and is identified as a local SINC Toplocks Depot therefore serves to form a relatively unbroken green link from the east of the canal spur to Glade Lane Canalside Park. The provision of a footbridge over the canal could create a new pedestrian/ cycle link between the Havelock and the Canalside Park, greatly improving accessibility of this substantial area of open space for existing and new residents Notwithstanding the LSIS designation, the achievement of this objective may be dependent on and enabled by a limited amount of residential development on the Toplocks Depot site. Any such development would be required to demonstrate no detrimental impact on the functioning of the wider LSIS, as well as of delivery of both a legible, overlooked route between existing green spaces and improvements to the quality of the SINC.

93 Chapter 4 CHARACTER AREAS PAGE 83 Policy SOA20: Havelock Built environment The massing and scale of development should be varied across the area to reflect the varying character of the edges, within a predominately low-rise area. The appearance and detailed design of new development should enhance the townscape and open spaces of the area, successfully integrating the retained properties into the new neighbourhood. How this will be applied 4.60 The design of new development should enhance the character, appearance and perception of the Havelock area as a place to live Mid-rise elements of 4-8 stories are considered appropriate to create a variety in the skyline to give emphasis to key locations such as the Canalside Hub. There may be scope for some taller buildings at northern entry points to the area, subject to detail design considerations. Residential uses adjacent to the canal should create a positive relationship between the canal and new housing to preserve or enhance the setting of the Canalside Conservation Area.

94 PAGE 84 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA21: Havelock Movement All new road, pedestrian and cycle routes should provide clear and direct connections into the surrounding route network, with reference to Fig 3.5. Improved pedestrian and cycle access over the canal and canal spur to provide better connections with surrounding residential neighbourhoods and areas of open space is supported. Street layouts should allow for natural extensions into the surrounding areas, avoiding culde-sacs and ensuring that main routes are of sufficient width to accommodate buses. How this will be applied 4.62 The Havelock area is isolated from the wider opportunity area. It has a single road connection and poor quality pedestrian routes through narrow alleys. New cycle and pedestrian routes need to connect to key desire lines and destination and be of sufficient quality and segregation (where possible) as well as tackling barriers to movement to be attractive A key objective of redevelopment is improved access into and through the area, particularly as it sits between what will become a substantial new residential neighbourhood and the attractive open spaces of the canal and Canalside Park Should enabling development be necessary to deliver a new pedestrian/cycle link over the canal spur via Toplocks Depot, any new residential dwellings should be accessed via extension of McNair Road. Existing pedestrian/cycle routes along the eastern edge of Hortus Cemetery and towards The Green should also be strengthened. The story so far Catalyst selected as preferred development partner 2012 Outline Masterplan (P/2013/3241) for the site and Phase 1 full application (P/2013/3242) submitted 2013 Start on site expected in 2014 with four main phases of work and full completion in 10 to 12 years

95 Chapter 4 CHARACTER AREAS PAGE 85 Broadway and South Road Southall East Southall Southall Gateway &855( $/6 %$6(' 21 7+( :,11,1* 67$*( 68%0,66,21 ([WHQVLYH IXUWKHU UHILQHPHQW RI WKH 6WDJH OD\RXW KDV RFFXUUHG RYHU WKH ODVW \HDU LQFOXGLQJ WKH IROORZLQJ VLJQLILFDQW FKDQJHV & XO GH VDFV UHSODFHG ZLWK FRQQHFWLQJ URDGV LQ DOO EXW WZR VKRUW PHZV W\SH VWUHHWV The Green, PSURYHG DFFHVV WR 0D\SROH 'RFN FDQDO EDVLQ 7KLV has been in consultation with canal boat residents. 5 HDOLJQPHQW RI QRUWK HDVW VWUHHWV WR DGGUHVV WKH new park and permit clearer linkages to the VXUURXQGLQJ DUHDV 7KLV IROORZHG FRPPHQWV IURP WKH GLA at review stage. 4 2 B C A $ PRUH GHYHORSHG FDQDO IURQWDJH 7KH GHVLJQ IRU WKH FDQDO KDV EHHQ GHYHORSHG LQ FORVH FRQVXOWDWLRQ ZLWK /% (DOLQJ 3ODQQHUV &DWDO\VW +RXVLQJ DQG ZLWK LQSXW IURP WKH &DQDOV 5LYHUV 7UXVW IRUPHUO\ %ULWLVK :DWHUZD\V 2 D 1 1 F E.(< 1 Retained Streets New Streets Community and Commercial Hub Maypole Dock Canalside Houses Gateway Building 6 3/$< $5($6 A West Green B West Gardens C Central Play Area D East Gardens E F G H G 3 H 2 5 G South Green Park Homezone Canalside Park Canalside Square 3 mins HAVELOCK REGENERATION // MASTERPLAN DESIGN & ACCESS STATEMENT Pollard Thomas & Edwards Limited North 0 Fig 4.6 Havelock current proposals 100m 250m Source: Pollard Thomas and Edwards Limited

96 PAGE 86 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 4.5 West Southall Character 4.65 West Southall is a substantial wedge of brownfield land currently used by Heathrow Airport for long stay car parking. It extends from the north of the railway to the rear of residential properties on Beaconsfield Road. The Grand Union Canal with Minet Country Park beyond forms the western boundary. Industrial and transportation facilities once filled the site, resulting in significant levels of ground contamination The Grade II listed Water Tower, now in residential use, is located in the southeastern corner of the area and visible from Southall station. Together with the retained operational Gas Works compound, located approximately mid-way along the southern boundary, these prominent industrial structures are key landmarks in the Southall skyline. Opportunities 4.67 Redevelopment of the former Gas Works site will bring substantial benefits to the area, with a scale of development sufficient to change perception of the area as a place to live. The number and variety of new homes will help to capture the flow of residents who currently leave Southall due to a lack of choice in the housing stock, particularly young people and families The extension of the high street network will introduce new uses that the area currently lacks and help strengthen the town centre as a whole. Links through the site will create a series of new connected public spaces, including a town square and local park, that are equally accessible to the new and existing communities The masterplan for the site is set out in P/2008/3981, approved by the Mayor of London in Key principles: Up to 3750 new homes, offering a mix of apartments, maisonettes and townhouses to complement the existing terraced and semi-detached. Flexible and resilient ground floor space along the extended high street network to accommodate a variety of fine grain uses, and provide modern space for multiple retailers. New high quality public spaces will generate character areas within the development, including a public park and recreational facilities, civic spaces alongside new streets, and developing the canal frontage as a destination. Indicative Capacities 3750 homes, primary school, GP Surgery 20,050sqm retail, 6,450sqm cinema/ cafes, 12,650sqm hotel/conference, 500sqm B1

97 Chapter 4 CHARACTER AREAS PAGE 87 Southall Broadway Access for new and existing communities The canal as a destination Water Tower Grade II listed Minet Country Park Southall Primary route Enhanced junction at Pump Lane to A312 The Parkway West Southall Park Retain operational Gas Works compound Predominately mid-rise residential buildings with taller elements to define public streets and spaces, and oriented to maximise views and solar gain Green / walking and cycling route Canal walk Southbridge Way LSIS Extension of high street Mix of town centre uses (retail, cafes, restaurants, leisure, hotel, cinema) with a series of connected high quality public spaces New pedestrian/cycle bridge Road juntion improvement Public realm improvement Local heritage asset New residential led development The Green New mxed use development Flexible employment use (B1) Strategic Industrial Location Locally Significant Industrial Site International Trading Estate LSIS 3 mins North 0 Fig 4.7 West Southall key principles 100m 250m

98 PAGE 88 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA22: West Southall Land uses Extended high street linked to South Road, accommodating multiple retailers of various sizes, as well as cafes/restaurants, leisure, hotel and small office uses. New primary school and health centre. Limited non-residential ground floor uses, such as cafes/restaurants, fronting the canal to create a waterfront destination. Interlinked network of new public open and green spaces, connecting to the natural open spaces of the Minet Country Park. Interim and meanwhile uses are encouraged. How this will be applied 4.70 The scheme sets out the acceptable mix of uses and their arrangement on the site, based on maximum allowable floorspace. This includes provision of a new two form entry primary school, preschool, playground/playing fields that will be designed to provide dual use facilities for the community, and a health centre accommodating eight GPs The extension of the high street network into the site should provide for a range of uses that complement the existing strengths of the major town centre and strengthen the town centre as a whole. As the scheme progresses, it may be appropriate to review the mix and relative proportion non-residential uses in light of plans for nearby development sites, including those within the opportunity area and also in nearby town centre such as the Vinyl Factory development at Hayes A range of residential dwelling types and unit sizes should be delivered both within residential development blocks and across the site as a whole. Residential uses along the canal should be designed to make the most of the waterfront, and contribute to intensified use of the canal for leisure and recreation purposes The detailed specification for the energy centre should consider the potential to serve a wider decentralized heating network covering the core of the opportunity area.

99 Chapter 4 CHARACTER AREAS PAGE 89 Policy SOA23: West Southall Built environment The potential to have a ground floor access to the Crossrail station to east of the site should be explored. Buildings adjacent to the railway should incorporate measures to reduce noise from the railway. Development blocks should provide a clear hierarchy of streets and spaces, with the massing of buildings related to the scale of the street and a strong building line with active frontages at street level. The Water Tower should provide a key focus in views through the Masterplan layout. The canal towpath should be well overlooked and the scheme designed to ensure the privacy of residents and the security of pedestrians is promoted. How this will be applied 4.74 The scale of West Southall provides a unique opportunity to bring forward a high quality neighbourhood with its own distinctive character, taking cues from the canal and expansive green spaces to the western boundary, while capitalising on the location of the Crossrail station to extend the high street network into the site To ensure good integration with the existing residential area to the northern boundary, new residential properties along this edge should be low-rise with an appropriate transition to predominately mid-rise buildings of 4-10 storeys. Taller elements will be supported where these are necessary to appropriately define public spaces/streets, improve legibility, or provide variety and interest to the skyline Where residential uses are provided within mixed use areas, either vertically within buildings or horizontally within larger development blocks, detailed designs will need to demonstrate a successful response to the dual high street/residential setting, avoiding conflicts between uses and an acceptable standard of amenity for residential occupiers North facing single aspect units are not acceptable and the proportion of dual aspect units should be optimised. Residential units facing the railway will require suitable noise mitigation provision such as winter gardens Dwellings should have access to a suitable private area/or communal garden space. Both balconies and communal garden space will be expected in flatted scheme; communal garden space may be provided above ground level in the form of courtyards or roof gardens. If communal garden space is proposed, this must offer an acceptable level of privacy for users of this space and receive adequate sunlight for a reasonable period of the day Residential buildings should be orientated to maximise views and solar orientation. Communal amenity spaces for residents should be designed to be private, attractive, functional and safe, and receive adequate sunlight.

100 PAGE 90 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA24: West Southall Movement Principal vehicular connection to existing road network via new access road from Hayes-by-Pass to the western edge of the site, including enhanced junction with Pump Lane. Secondary vehicular connections to existing road network via new eastern access connecting to South Road, and three northern access points connecting to Beaconsfield Road. Internal street layout providing routes for buses and cyclists that maximise opportunities to link within existing networks outside the site. Widening of the South Road bridge to accommodate increased traffic movements and bus priority, and enhance pedestrian and cycle environment. How this will be applied 4.80 The extension of the high street network is aligned to connect directly to the Crossrail station. Detailed designs must ensure good connectivity of West Southall into the high street network through provision of legible and direct routes from South Road that successfully address the level change and setting of the Water Tower Pedestrian routes should link to the existing network to the north of the site, to ensure accessibility of the new public spaces, waterfront area and community facilities from the existing residential area Crossrail has been confirmed in the time period since the outline permission was granted. In light of the enhanced public transport provision, it would be considered appropriate to reduce overall levels of car parking on the site, particularly nonresidential parking spaces Detailed design of the eastern access road will need to ensure that it integrates appropriately with the Crossrail station. In particular the proposed changes to the South Road environment to allow direct and convenient access to the station. The story so far Outline permission for redevelopment of the site (P/2008/3891; 54814/ APP/2009/430 - GLA) and full permission for access points granted 2010 St James selected as preferred development partner 2013 Ongoing negotiations with Hillingdon regarding western access points expected to conclude 2014 Development of detailed proposals expected to begin early 2014

101 Chapter 4 CHARACTER AREAS PAGE 91 Broadway and South Road Southall East Southall Southall Gateway &855( $/6 %$6(' 21 7+( :,11,1* 67$*( 68%0,66,21 ([WHQVLYH IXUWKHU UHILQHPHQW RI WKH 6WDJH OD\RXW KDV RFFXUUHG RYHU WKH ODVW \HDU LQFOXGLQJ WKH IROORZLQJ VLJQLILFDQW FKDQJHV & XO GH VDFV UHSODFHG ZLWK FRQQHFWLQJ URDGV LQ DOO EXW WZR VKRUW PHZV W\SH VWUHHWV The Green, PSURYHG DFFHVV WR 0D\SROH 'RFN FDQDO EDVLQ 7KLV has been in consultation with canal boat residents. 5 HDOLJQPHQW RI QRUWK HDVW VWUHHWV WR DGGUHVV WKH new park and permit clearer linkages to the VXUURXQGLQJ DUHDV 7KLV IROORZHG FRPPHQWV IURP WKH GLA at review stage. 2 A $ PRUH GHYHORSHG FDQDO IURQWDJH 7KH GHVLJQ IRU WKH FDQDO KDV EHHQ GHYHORSHG LQ FORVH FRQVXOWDWLRQ ZLWK /% (DOLQJ 3ODQQHUV &DWDO\VW +RXVLQJ DQG ZLWK LQSXW IURP WKH &DQDOV 5LYHUV 7UXVW IRUPHUO\ %ULWLVK :DWHUZD\V 1 Havelock.(< 1 Retained Streets 2 New Streets 3 Community and Commercial Hub 4 Maypole Dock 6 5 Canalside Houses 6 Gateway Building 3/$< $5($6 A West Green B West Gardens C Central Play Area 3 mins 2 5 North 0 100m 250m D East Gardens Fig 4.8 West Southall current proposals E South Green F Park Homezone G Canalside Park Source: MAKE Architects H Canalside Square HAVELOCK REGENERATION // MASTERPLAN DESIGN & ACCESS STATEMENT Pollard Thomas & Edwards Limited G

102 PAGE 92 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 4.6 Southall Broadway and South Road Character 4.84 Southall Broadway, High Street and South Road together form the core of the Major Town Centre. It is characterised by a concentration of speciality Asian shops that attract visitors from all over London, the UK and the continent The vacancy rate is low, with many shop units subdivided and exuberant displays of goods spilling onto the narrow pavements. The limited presence of multiple retailers catering for everyday needs is noticeable. High levels of activity along the Broadway and around Lidl/Southall Market and Quality Foods contrast with significant gaps in the urban grain, arising from vacant sites and forecourt parking Arriving onto South Road from the station gives no indication of the vibrancy just a few hundred metres to the north. Elements of good character are often overlooked in a street scene dominated by traffic, a cluttered public realm and poorly maintained buildings insensitive to the local context. Opportunities 4.87 This area is established in specialist retail. Early investment in the public realm including bespoke granite footways and the Broadway Boulevard scheme sets a high standard for the area Much of the historic built form is intact, including several listed buildings and structuring elements such as decorative chamfered corners, with more recent places of worship adding variety and interest. Southall Park offers a high quality and easily accessible green space as a counter to the bustling high street Key development sites will act as a catalyst for wider incremental change, offering the opportunity to introduce larger, purpose built retail units as well as additional leisure and evening economy uses. Widening the retail offer and range of services/ activities will encourage people to come to and spend more time in the area, capture additional spend for the town centre economy. Introducing residential uses will further increase footfall. Key principles: Greater variety of retail, services and amenities, including leisure and evening economy uses, to complement the specialist retail offer and capture additional spend. Improved market and rationalised approach to street trading to add vibrancy at key locations. Upgraded public realm with incidental public spaces to minimise the dominance of road traffic and create a pleasant shopping environment that encourages people to spend more time in the area. Enhancement of the many heritage and townscape assets and redevelopment of vacant/redundant buildings to create a cohesive street scene. Indicative Capacity 350 homes, 5,750 sqm (gross) retail/ commercial

103 Chapter 4 CHARACTER AREAS PAGE 93 Listed buildings 1. Church of St George / Grade II 2. Grove House / Grade II 3. Town Hall 4. Habib House 5. Liberty Cinema (Himalayan Palace) / Grade II* 6. The Three Horseshoes Public House High Street 8. Red Lion Public House / Grade II 9. Kings Hall Methodist Church Southall Major Town Centre Promoting Asian specialist and mainstream retail offer, small offices, community facilities with generous and active frontages 2 Cana l 1 Grand Union South Road/ Uxbridge Road 5 Southall Park entrances 3 Broadway Boulevard Southall Great Streets Phase 1 Substantial public realm improvements to enhance pedestrian experience and traffic movement Old Odeon forecourt South Road/ High Street Southall Great Streets Phase III Access for new and existing communities Primary route Southall Park South Road/ Beaconsfield Road Concentration of education and community uses Opportunity for large retail units, leisure and evening economy uses Green / walking and cycling route New pedestrian/cycle bridge Road juntion improvement 9 Southall Great Streets spaces Phase II Active frontage Local heritage asset New residential led development South Road/The Crescent Access to West Southall Southall Gateway New mxed use development Flexible employment use (B1) West Southall extension of high street and Major Town Centre Southall West Southall Park East Southall Park Southbridge Way LSIS Fig 4.9 Southall Broadway and South Road key principles East Southall The Green Strategic Industrial Location Bridge Road Industrial Estate Locally Significant Industrial Site 0.6 mins 0 10m 50m

104 PAGE 94 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA25: Southall Broadway and South Road Land Uses Main streets should accommodate a range of town centre uses with active frontages at street level. Outside of designated retail frontages, the focus should be on providing uses which are complementary to the specialist retail function. Use of upper floors should be maximised to provide additional town centre uses, such as small offices and community facilities, and residential where a good level of amenity can be achieved. The identified sites at Southall Market and Quality Foods (SOUl and SOU2) currently accommodate large foodstores which should be retained as anchor tenants. Proposals which include or improve educational and community spaces will be supported, particularly those which strengthen the existing concentration at South Road/Beaconsfield Road. How this will be applied 4.90 The mix of land uses will be managed to strengthen the area s role as a Major Town Centre, within the context of ensuring a critical mass of independent and specialist retailers is maintained to support the unique character and extended catchment Southall Broadway and High Street should retain a concentration of specialist retail, including increased prominence and activity around Southall Market. The focus will be on the retention and introduction of new high-value retailers in quality premises South Road is currently dominated by eating establishments and professional services. The mix of uses along this stretch of road needs to be strengthened to provide an appropriate indication of and transition to the specialist zone along Southall Broadway/High Street Additional leisure and evening economy uses will be supported, particularly along South Road and High Street Upper floors throughout the area offer significant potential to introduce residential uses to the town centre, both within the identified development sites (SOU1, SOU2 and SOU3) and through high quality conversions of existing spaces above shops New development will be expected to capitalise on the existing strengths and characteristics of the character area to contribute to a more coherent townscape. For example, selective merging of previously sub-divided shops will be important in contributing to a wider variety of unit sizes while retaining positive aspects of the built environment The Edwardian semi-detached houses with deep forecourts at the southern end of South Road create a poor urban environment and contributes to the perceived severance between the station and The Broadway. Redevelopment in this area should introduce a built form with a more direct and appropriate relationship to the street.

105 Chapter 4 CHARACTER AREAS PAGE 95 Policy SOA26: Southall Broadway and South Road Built environment The established building line should be maintained, except where pavements are narrow and an increased set back would support ease of pedestrian movement. Layouts should result in a built up area within blocks that is in character with the prevailing fine grain. Scale and massing of new development should respond positively to the dominant context of 3-6 storeys. Limited additional height on main routes may be appropriate to define nodes of activity or a more generous public realm/street width. Proposals in close proximity to listed buildings should be of a scale and appearance that does not compete with the prominence of these buildings in the street scene. Local heritage and townscape assets should be retained and enhanced, including sympathetic conversion if necessary to accommodate new uses. How this will be applied 4.97 Layouts should result in a built up areas within blocks that is in character with the prevailing fine grain of the high street network. Where possible, this should include provision of generous footways to ease pedestrian movement. The use of chamfered corners on buildings at junctions is a distinct feature of the area. New buildings should consider this approach The many and varied heritage assets in the area, from the imposing formal façade of the King s Hall to the ornate detailing of the Himalaya Palace, make a significant positive contribution to the character of the area. The design of new development should be of a quality that reflects and enhances this character, making use of robust and durable materials and consider responding to characteristic features such as decorative roof lines in their detailing The Southall Great Streets Phase 1 Broadway Boulevard scheme will deliver substantial improvements to the public realm and pedestrian experience in the town centre, while retaining good traffic movement along the Strategic Road Network. This represents the desired approach to be implemented throughout the character area Proposals should consider their potential impact on the public realm its quality, how it will be used, and opportunities for investment and respond appropriately to contribute to the creation of a pedestrian focused, pleasant town centre environment.

106 PAGE 96 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA27: Southall Broadway and South Road Movement Development should help facilitate the extension of the Boulevard approach, and seek opportunities to reduce the dominance of road traffic on the pedestrian experience. Proposals close to main junctions will need to accommodate proposed junction improvements, and consider any potential impacts arising from extension of bus priority routes. How this will be applied Improvements to the public realm are particularly important where they will support ease of movement through the area to access public transport or the borough s cycle network The planned improvements to the bus interchange area in front of Lidl and the entrances to Southall Park (Fig 4.11) as part of the Southall Great Streets Phase 2 scheme sets a good example of how this can be achieved. Opportunities to improve pedestrian and cycle routes should consider the provision of secondary routes off the main high street. Provision of additional car parking to serve new commercial developments will be resisted, unless it can be demonstrated that existing public car parks have insufficient capacity or are located a substantial distance away.

107 Chapter 4 CHARACTER AREAS PAGE 97 The story so far New surface level car park adjacent to Southall Market opened 2013 Southall Great Streets Phase 1 (Broadway Boulevard) on-site November 2013 Southall Great Streets Phase 2 (upgrade of Lidl supermarket forecourt to public event/ market space; improvement of entrance to Southall Park) on-site early 2014 Fig 4.10 Southall Great Streets, Phase II: Old Odeon forecourt Fig 4.11 Southall Great Streets, Phase II: Southall Park entrances Sources: Ealing Council

108 PAGE 98 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 4.7 The Green Character The Green is an attractive neighbourhood centre, containing many of Southall s cultural and faith assets, including the Manor House, the Dominion Arts Centre, Southall Library and large Gurdwara The urban grain is characterised as a series of routes radiating from the high street that lead to the principal crossing point of the railway The area has relatively green streets and benefits from the high quality Manor House Gardens. However the town centre feels worn with a declining quality evident in local shops and significant problems with back alleys/dead ends and antisocial behaviour The industrial uses between Southbridge Way and Gladstone Road create a large impenetrable block between residential area to the west and the railway. Opportunities The Green has a village character providing a positive counterbalance to the busy high street environment of The Broadway The recent conversion of Phoenix House to residential use and the strengthening of the Dominion Centre as a multifunctional community hub with new library, will contribute to the reinvigoration of the neighbourhood centre There are a number of smaller development sites that offer the opportunity to build on the shop front and public realm improvements funded by the Mayor s Regeneration Fund. There are also two key site allocations in the town centre, encompassing the large areas of back land between The Green and the Southbridge Way LSIS, and the public open space at the corner of King Street and Western Road. Key principles: New development will build on The Green s heritage assets, village character and prominence of key institutions on the high street. The Dominion Centre, Manor House/ Grounds and proposed King s Centre will be promoted as multifunctional facilities at the heart of The Green. Smaller-scale infill development and limited intensification will introduce additional residential use to the town centre. Provision for local businesses should be upgraded to create affordable places to do business on/near the high street. Indicative Capacities 450 homes, 1,500sqm retail, 3,500sqm B1

109 Chapter 4 CHARACTER AREAS PAGE 99 Local heritage assets Minet Country Park 1. Water Tower / Grade II 2. The Arches Business Centre 3. Southall Community Centre 4. Sunrise Radio The Green 6. St Anselms Church 7. Southall Libary 8. Manor House / Grade II* 9. HSBC, 1 Regina Road Southall Gateway West Southall West Southall Park Southall 1 2 Enhance cycle and pedestrian link to Crossrail station and improved road junction Gasometer 3 5 Southbridge Way LSIS The Green Southall Great Streets Phase II International Trading Estate LSIS 4 East Southall Park East Southall St Anselms Church Dominion Corner Hortus Cemetery Manor House environs Primary route Green / walking and cycling route Aspirational canal link Western Road Reconfigured public space and proposed location of King s Centre community venue Havelock Cemetery New pedestrian/cycle bridge Road juntion improvement Southall Great Streets spaces Phase II Active frontage Gurdwara Sri Guru Singh Sabha Southall King Street Southall Great Streets Phase IV Norwood Road Local heritage asset Havelock New residential led development New mxed use development 9 Neighbourhood centre Locally Significant Industrial Site Southall Green Fig 4.12 The Green key principles King Street Neighbourhood Centre Active frontage with a range of town centre uses on ground floor 0.6 mins North 0 10m 50m

110 PAGE 100 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA28: The Green Land uses Proposals should provide for a range of town centre uses at street level on the high street network as appropriate to The Green s role as a neighbourhood centre. Additional residential uses will be supported on upper floors and at ground level, where not on main roads. Existing community facilities and business space should be retained and upgraded. Proposals for new provision will be supported. Within the Southbridge Way LSIS, enhanced provision for existing and future SMEs is encouraged. How this will be applied The high street will be supported to provide a mixture of retail, commercial and community uses as appropriate to the function of the area as a neighbourhood centre. There is also scope to introduce more residential use into the area, to support the continued viability of the local centre and as appropriate to proximity of the Crossrail station Building on the refurbishment of Phoenix House for residential uses and the extension of the Dominion Centre to include Southall Library, the Manor House and St John s Church Hall should be brought back into full use as community assets that offer a range of services The Western Road public open space adjacent to St John s Church Hall, although poor quality, is one of the only public spaces in the vicinity. Proposals in this area will need to support delivery of a significantly upgraded public space in this area, as set out in site allocation SOU9, that opens up access to the contemplative spaces of the old burial ground surrounding the hall The Southbridge Way LSIS accommodates a wide range of light industrial and related uses, including the important local employer TRS Suterwalla. There is significant potential to consolidate the LSIS and upgrade the quality of business space, as well as introduce new uses that create an appropriate transition between the high street and the LSIS, as set out in site allocation SOU Rationalisation of this area should introduce upgraded provision for business uses, and where possible seek to provide active frontages and improved pedestrian and cycle access from the surrounding residential areas to the high street network and Crossrail station. Proposals should capitalise on the town centre location and the Crossrail station to provide affordable, visible units for SMEs that maximize the locational advantages of the LSIS.

111 Chapter 4 CHARACTER AREAS PAGE 101 Policy SOA29: The Green Built environment Protect and build on the existing townscape and character of The Green, relating to existing building heights which are predominantly 2-4 storeys. Retain and enhance local heritage assets which make a positive contribution to the village-like character of the area. Infill developments should maintain the established rhythm and proportion of frontages and building entrances, including historic plot width. Shop front improvements to the existing units along the high street network are supported. How this will be applied Much of The Green s history can still be seen in the present day town centre. The retention and enhancement of the area s heritage assets is considered critical to supporting the revitalisation of the area as the centre of choice for local residents Existing heritage assets that are vacant or underused, including the Manor House, St John s Church Hall and the Old Barclays Bank building at the corner of Merrick Road and South Road, should be brought back into full use to support their function as prominent landmarks in the area Where existing buildings in close proximity to heritage assets are reaching the end of their useful life, such as the Penny Sangham Day Hospital on Osterley Park Road, careful design will be required to ensure that new development complements and enhances the positive elements of the area In general, building heights should relate to the surrounding context. There may be an opportunity for heights to culminate in locations that would enhance the legibility of the area. However limited intensification that reflects the existing context is likely to be the most appropriate response in the majority of circumstances Where residential uses are proposed in close proximity to existing business uses, the arrangement of land uses, orientation and design of buildings must be carefully considered to ensure that an acceptable standard of amenity is achieved without detrimental impact on the continued operation of protected business uses.

112 PAGE 102 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON Policy SOA30: The Green Movement Development should help facilitate an improved public realm in the area, with a high quality pedestrian environment linked to the public and green spaces along the high street network. Opportunities to improve pedestrian and cycle routes should focus on enhancing links from the surrounding residential areas and onwards to the Crossrail station. Access and servicing for retail and other uses along the high street should be off-street, and from the rear where possible. How this will be applied As common to the wider high street network, road traffic can dominate the town centre environment, with The Green and King Street being heavily trafficked. The pedestrian environment is further degraded in areas by narrow pavements. Phase Two of the Southall Great Streets project will upgrade key areas along the high street network. New developments will be expected to contribute to further enhancements to the pedestrian environment in the area Funded projects in Phase Two will deliver: An improved setting for the Manor House which addresses access issues into the park, An improved junction in front of the Dominion Centre, Relocation of the Western Road public open space to the front of St John s Church Hall and opening up of the burial ground as a publicly accessible memorial garden; and Minor upgrades to the King Street/ Norwood Road junction which will allow for substantial restructuring of adjacent junctions subject to funding Adjacent landowners are encouraged to work together to develop shared access arrangements and servicing plans to minimise the land take required for these activities and disruption to the flow of traffic on main roads The area currently has an oversupply of surface public car parking facilities. The Featherstone Road car park is poorly used as it is located off the high street network and poorly overlooked. The redevelopment of this car park for alternative uses will support an improved block structure and layout between the LSIS and the town centre, improving pedestrian and cycle connections in this area.

113 Chapter 4 CHARACTER AREAS PAGE 103 The story so far Improvements to the Dominion Centre to make room for a relocated and improved Southall Library and to provide a better venue for community arts, culture and learning to complete April 2014 Southall Great Streets Phase 2 on site in early 2014, including: Upgrading of the entrance to Manor House/Grounds Improvements to the parade of shops opposite the Manor House Improvements to the area in front of St Anselm s Church Transformation of the Western Road public open space to create a new community venue/memorial garden and public space to the front of St John s Church Hall Fig 4.13 Southall Great Streets, Phase II: View of Manor House and The Green 1 Source: Ealing Council Fig 4.14 Southall Great Streets, Phase II: View of Manor House and The Green 2 Source: Ealing Council

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115 05 INFRASTRUCTURE, FUNDING AND DELIVERY 5.1 Development Infrastructure Funding Study 5.2 Southall Great Streets Programme

116 PAGE 106 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 5.1 Development Infrastructure Funding Study Study objectives and scope 5.1 The GLA and Ealing Council will commission a Development Infrastructure Funding Study (DIFS). The DIFS will seek to determine the optimal balance between overall viability and securing the delivery of the required infrastructure. It will separate what can be expected as reasonable development costs for each of the key sites from those infrastructure costs which should be shared by all developers in the opportunity area. 5.2 This approach will ensure that sufficient contributions are secured to deliver the infrastructure necessary to support development at each phase. Equally, it will ensure that no one development is unduly burdened with delivering infrastructure which is required to mitigate the cumulative impact of development across the opportunity area. 5.3 It will identify the scale of the potential funding gap and set the funding sources and delivery models available to close this gap and ensure viability in the long term. 5.4 The DIFS will consider five key areas. It will: 1. Assess, identify and quantify the strategic infrastructure requirements for the level of growth forecast in the OAPF. 2. Set out the overall cost of this strategic infrastructure. 3. Assess the delivery and investment plans of landowners, agencies and infrastructure providers. 4. Provide a commentary on the prioritisation of projects and where funding would be most beneficially spent, 5. Provide a high-level viability assessment for the potential development of a S106/CIL to support the delivery of strategic infrastructure within the opportunity area. 5.5 In carrying out the DIFS, the forecast level of growth and phasing assumptions will be taken from the draft OAPF, augmented by stakeholder data sets and knowledge. Development capacity and timing 5.6 The London Plan sets out a baseline target for the Southall opportunity area to deliver a minimum of 4,000 new homes and 2,000 new jobs. However these figures did not account for release of Strategic Industrial Location and the identification of ten major residential-led development sites within Ealing s Development Sites DPD. 5.7 The Development Capacity Study used a 3D model to test the spatial capacity of the area to determine the optimal level of growth in terms of residential and commercial/employment floorspace that could realistically be accommodated within the opportunity area. 5.8 The model applied standard assumptions across all development sites, excluding West Southall where the permitted capacities were used. These included reliance on London Plan Density Matrix and space standards assumptions for all sites (incorporating children s play and open space provision):

117 Chapter 5 INFRASTRUCTURE, FUNDING AND DELIVERY PAGE sqm per job for B class employment uses; A mixed use split of 80 percent residential and 20 percent commercial/employment within a mid-rise typology. 5.9 To ensure compliance with Ealing s Site Allocations document, gross site areas input into the model were adjusted to reflect the developable site area. For example, the safeguarded industrial areas and community facilities were excluded from the calculations for SOU8 The Green, and a 1ha allowance was made for provision of public open space on SOU6 Southall East, as required by Ealing s Open Space Policy 7D, in addition to excluding Charles House Further refinement of the initial results of the development capacity study were necessary to develop accurate assumptions regarding the trip generation and trip distribution associated with each development site for input into the Transport Study This involved specifying policy compliant uses on each site for the commercial/ employment quantum, for example the proportion of retail (A1) as opposed to employment (B1) floorspace In the case of SOU4 Southall Crossrail station, the conclusions from the Southall Gateway Masterplan were used. Also, in acknowledgement of their proximity to Crossrail, a 25 percent uplift in capacity was allowed above the development capacity results for SOU4 and SOU5 Southall East Phasing assumptions have been based on the most up-to-date information available, gained through liaison with landowners A summary of the agreed capacity assumptions can be found in Ealing Council s Transport Study. Overall, the identified capacity of the opportunity area is approximately 2,000 additional homes and 1,000 jobs above the London Plan minimum target, to deliver a total of 6,000 new homes and 3,000 new jobs. Initial Infrastructure Requirements 5.15 Ealing s Infrastructure Delivery Plan (IDP) is based on the projected growth as set out in the Local Plan. Because the OAPF has identified that the area is capable of accommodating significantly more growth, subject to the mitigation measures identified in the Transport Studies, it is necessary to update the infrastructure requirements based on the higher level of growth The potential population uplift from an additional 2,000 homes is estimated to be between 5,400 and 7,000 people In addition to mitigation measures identified in the Transport Studies, such as enhancements to the railway footbridge, it will therefore be necessary to review and refine the full range of infrastructure requirements arising from this additional development, including education, healthcare and open space.

118 PAGE 108 Draft Southall Opportunity Area Planning Framework MAYOR OF LONDON 5.2 Southall Great Streets Programme 5.18 A major component of the Southall Big Plan is a programme to upgrade Southall s streets, called Southall Great Streets (SGS). The programme is split into six phases, the first two have secured public funding for delivery. It will complement the public realm and highways improvements to be delivered in conjunction with the new Crossrail station and as part of the West Southall development Key design elements of the SGS projects that should be applied through the opportunity area include; provision of informal pedestrian crossing points, rhythm in street through placement of furniture, and small stopping places/seating. There is also a need for parallel quiet routes for pedestrians and cyclists that offer an alternative to the busy main streets. SGS Phase I (2013) 5.20 The Broadway Boulevard scheme started in November 2013, and will include: widening and repaving footpaths; resurfacing carriageways; installing new lights and CCTV cameras; improving drainage; planting trees; upgrading benches and cycle stands. It will also include delivery of improvements to the Uxbridge Road/South Road Junction. SGS Phase II (2014) 5.21 Improvements to parts of High Street, The Green and King Street including upgrading public spaces and shop fronts. It will also include delivery of improvements to the South Road/Beaconsfield Road junction SGS Phase III ( ) 5.22 Proposed improvements to South Road and High Street to extend the Boulevard approach. The Council will fund improvements to South Road, and is seeking funding from TfL Major Schemes for High Street. SGS Phase IV ( ) 5.23 General upgrades to King Street, with the majority of funding sought from TfL though the borough s Local Implementation Plan (LIP). Subject to funding, this phase will be undertaken in conjunction with construction of the Crossrail station and the corresponding improvements to South Road bridge to potentially include widening it. SGS Phase V ( ) 5.24 Enhancement of the currently closed pedestrian footbridge over the railway, to be fully accessible for pedestrians and cyclists. This will include upgrading of the public realm at the landing points, and improving the environment for pedestrians and cyclists along Merrick Road and Avenue Road. Delivery will likely be secured through a combination of developer contributions and public sector funding. SGS Phase VI (TBD) 5.25 Enhancement of the junctions at either end of the new primary route through the East Southall development site, including extension of the route from the site boundary to the Havelock northern access Delivery will likely be secured through a combination of developer contributions and public sector funding.

119 Chapter 5 INFRASTRUCTURE, FUNDING AND DELIVERY PAGE 109 A312 The Parkway Yeading Brook Brookside Grand Union Canal / Paddington branch A4020 The Broadway SGS Phase I The Broadway South Road Lady Margaret Road 8 High Street 1 2 SGS Phase III South Road and High Street Southall Park Dormer s Wells A4020 Uxbridge Road A4127 Greenford Road Southall Great Streets spaces 1. SGS II: Old Odeon Brent forecourt Lodge Park 2. SGS II: Southall Park entrances 3. SGS II: St Anselms Church 4. SGS II: Manor House environs West Middlesex 5. SGS Golf Club II: Dominion Corner 6. SGS II: Western Road 7. SGS II: Norwood Road Road junction improvements 8. Phase I Uxbridge Road 9. Phase II: Beaconsfield Road 10. Phase II: Merrick Road River Crane LONDON BOROUGH OF EALING LONDON BOUGH OF HILLINGDON Minet Country Park West Southall Pump Lane access LONDON BOROUGH OF HOUNSLOW West Southall Eastern access Crossrail station Station approach, station demolition, bridge widening Grand Union Canal SGS Phase II The Green SGS Phase IV King Street 6 5 King Street 7 3 The Green 4 Manor House Grounds Havelock Cemetery 10 9 Southall Merrick Road Hortus Cemetery SGS Phase V Avenue Road to Merrick Road Bixley Fields SGS Phase V Railway footbridge enhancement SGS Phase VI Grand Union Avenue Grand Union Canal Glade Lane Canalside Park A4127 Tentelow Lane Osterley Sports Ground Warren Farm Sports Complex B454 Windmill Lane SGS Spaces / Funded Road junction / Funded Southall Great Streets / Funded Southall Green Wolf Fields Park Norwood Road Osterley Field Southall Great Streets / Unfunded Norwood Green North 6 mins 0 200m 500m 5.26 Fig 5.1 Southall Great Streets: Funded and unfunded highways and public realm projects

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121 A APPENDIX A1 Evidence base A2 OAPF policies A3 Ealing Local Plan policies