Ealing Town centre Spatial Development Framework

Section 6 Illustrative Masterplan

75 6 Illustrative Masterplan

6.1 Bringing it all Together

Based on the various proposals advanced in the previous sections the spatial • The introduction of high quality pedestrian orientated retail circuit linking strategy has the potential to deliver: Ealing Broadway/ Haven Green transport interchange with the various retail destinations throughout this part of the town centre. Land Use • A new open space as part of the Green Man Lane Estate. • A minimum of 3,315 new mixed tenure homes. • The enhancement of the Uxbridge Road. • New shops, restaurants, cafes, leisure, hotel, cinema uses focused on a number of key development sites in both Ealing Broadway and West Ealing. • The enhancement of key north/ south pedestrian links into the Town centre. • A mix of new/ replacement commercial employment floorspace. • The enhancement of the key streets in the town centre. • A comprehensive range of social, education, health and leisure facilities to • An increase in the numbers of street trees. serve the needs of the existing and new populations, including: • Upgrading the quality of the existing green spaces in the vicinity of the town - The refurbishment of the Town Hall to provide a new landmark focus for centre, the introduction of new play/ sports facilities and the introduction of civic, community, learning, small business and crèche activity. better signage from the town centre. - New sports and leisure facilities integrated into the landscape of Ealing • New signage, street furniture, lighting and public art. Common; outdoor sports courts on the roof of Springbridge car park; and sports centres provided as part of new developments brought forward in the town centre. - Two new health facilities, one in West Ealing and one in Ealing Broadway. - Enhancement of existing school facilities.

• The introduction of a new commercial restaurant/ café into Pitzhanger Manor.

Traffic and Transport • An improved bus interchange at Haven Green and the introduction of bus priority measures through the Uxbridge Road Corridor. • Improvements to Ealing Broadway Station in terms of pedestrian capacity and access. • Improved interchange between rail and taxi at Ealing Broadway station. • A new taxi rank at West Ealing Station. • Enhancement of the pedestrian environment of the key streets that comprise the town centre. • The introduction of a series of measures to improve pedestrian/ cycle comfort and safety. • The introduction of a comprehensive signage strategy throughout the town centre. • Promotion of a number of measures to reduce movements by car: Car clubs, Home Delivery Initiative, bike sharing and Shopmobility initiative. • Provision of additional cycle parking at Ealing Broadway and West Ealing Stations, Haven Green, Uxbridge Road (Arcadia, Dickens Yard, Broadway Centre, Office Quarter and West Ealing). • Introduction of measures to enhance cycle access including new routes, cycle priority measures and a barrier-free walking and cycling bridge across the rail corridor. • Introduction of a number of highway improvements to give priority to pedestrians, public transport and cyclists. • Introduction of measures to improve the utilisation, safety and operation of existing car parks. • Rationalisation/ redevelopment of a number of under-utilised car parks. • The introduction of a number inset bays/ on-street loading space to deal with the shortage of on-street loading. • The introduction of a shopmobility facility.

Public Realm and Open Space • Nine new and upgraded urban spaces and places: Station forecourt, Town Square, Dicken’s Yard (three linked spaces), Cinema Square, Dean Square, West Ealing Square, and enhanced links to Broadway Square.

Fig. 6.1: Illustrative Masterplan. 76 Ealing Town centre Spatial Development Framework

Fig. 6.2: Precedent Images.

77 78 Ealing Town centre Spatial Development Framework

Section 7 Development Sites

79 Development Sites

7 Development Sites

7.1 Key Development Opportunities

The spatial strategy identifies a number of key development opportunities that together will transform the town centre and contribute to the intensification of Ealing Metropolitan town centre in accordance with the London Plan.

The development potential of each of these key opportunity sites has been explored though a series of massing studies in order to estimate how much development each site could potentially accommodate.

Figure 7.1 breaks the area down into six areas:

• The Eastern Gateway. • Station Approach. • High Street/ Bond Street/ Dickens Yard. • Business Quarter. • West Ealing Fringe • West Ealing. For areas 1,2,3,4 and 6 the spatial strategy explores in more detail the spatial relationships and design requirements in relation to each site. The West Ealing Fringe sites have or are already being largely developed and are not therefore included in this more detailed analysis.

It is envisaged that this work should be used to develop more detailed guidance for each potential opportunity site.

80 Ealing Town centre Spatial Development Framework

Area 6: Area 5: Area 4: Area 3: Area 2: Area 1: West Ealing West Ealing Fringe Business quarter High Street Station Approach Eastern Gateway

3

4 9 2 8 1 17 13 10 14 5 7 11 6 16 12 28

18 15 20 27 19 26 21 24 23 22 25

Fig. 7.1: Detailed framework principles.

Fig. 7.2: Illustrative Masterplan. 81 Development Sites

7.2 Area 1: The Eastern Gateway

7.2.1 Proposed development The eastern end of the Uxbridge Road currently accommodates small retail uses, estate agents, bars and restaurants and some office uses. This area, has however the potential to be more significant in terms of its role as a gateway into the town centre. This can only be achieved by exploiting a number of development opportunities either side of Northcote Avenue and with some public realm improvements.

The development should:

• Provide a new ‘gateway’ for Ealing Broadway from the East. 2 • Have an improved frontage onto the Broadway. 1 • Be of a scale that respects the existing historic buildings.

7.2.2 Uses and Massing • Ground floor active uses such as retail and restaurants onto The Mall • Residential development at upper floors and to the rear of the sites • Opportunity for a small mid - high quality Town centre style hotel use.

7.3.3 Areas Fig. 7.3: Plan extract.

Site ref. Address/location Site Site Status Existing uses Existing areas Preferred Uses Development Quantum Development Quantum size (approx) - proposed - NET GAIN OS: 1 49 The Mall 0.35ha Opportunity Retail/mixed commercial 405m2 Retail (new/replacement) Up to 490m2 85m2

Garages 2000m2 Residential above and to rear Up to 100 units 100 units OS: 2 51-53 The Mall 0.28ha UDP designated Mixed use GF 800m2 Retail, Up to 845m2 45m2 site 54 1-9 Northcote Office space above Not known Residential/Hotel use above and to Up to 60 residential 60 residential Apartments rear units/130 hotel rooms units/130 hotel rooms

82 Ealing Town centre Spatial Development Framework

Potential for new ‘gateway’ space in front of refurbished Council/ office buildings Environmental improvements to signify the entrance to the Town centre

New development Key active edges Other active edges Landmark opportunities Potential vehicular access Pedestrian crossing points Road surface change New public squares Soft landscaped courts Trees/landscape works Key junction improvement Key pedestrian links

Fig. 7.4: Detailed framework principles.

Opportunity for taller elements within the blocks

TTheh Ma e Development to respect M l a al llll e M TTheh Mall the scale of the adjacent Victorian terrace

Fig. 7.5a: 3D massing studies. Fig. 7.5b: 3D massing studies.

Fig. 7.6: Precedent images.

83 Development Sites

7.3 Area 2: The Station Approach

7.3.1 Proposed development: The station area, Haven Green, the Arcadia shopping centre and the Broadway Centre form the heart and focus of arrival and retail/ commercial activity within the town centre. It will be a busy and active place throughout the day and the evening. It will require an effective and efficient transport interchange and consideration will need to be given to how people and vehicles move through the area. As part of any redevelopment the public realm should be upgraded 3 and visual integration improved. Haven Green should be better integrated to the 4 town centre by a new pedestrian link through OS4.

General development opportunities include:

• New/improved station building, access and new station square. • Provision of new high density mixed development associated with rebuilding the station. • New urban block with links and connections to the existing Broadway centre to the south of The Mall. 7 • Bridging over the railway to provide links and a frontage to Haven Green. • Refurbishment/modernisation of Broadway Centre and introduction of new mixed development. • Better integration of Broadway Centre into surrounding residential streets to the south. • Reducing the impact of rear servicing on streets to the south. • Introduction of retail to meet the needs of modern occupiers. • Introduction of new residential development.

• The upgrading of Haven Green and the provision of improved interchange Fig. 7.7: Plan extract. between public transport modes.

7.3.2 Uses and Massing • Ground floor retail and restaurant uses. • Office uses. • Leisure facilities. In view of the significance of this area to the future development of Ealing • Residential development above. Town Centre the Council has commissioned further more detailed work to • Opportunity for tallest city scale buildings around the station area. look at the redevelopment potential of the area and to address the issue of interchange and access into and through the area. The output from this • High street scale buildings onto the Mall. process will be incorporated into the Framework in due course. • Opportunities to introduce taller buildings in the centre of the Broadway Site.

7.3.3 Areas

Site ref. Address/location Site Site Status Existing uses Existing areas Preferred Uses Development Quantum Development size (approx) - proposed Quantum - NET GAIN OS: 3 Ealing Broadway 0.35ha UDP designated Station, retail, offices Not known Replacement and Improvement of Approx 120 residential 120 residential units Station, The Broadway site 64 existing facilities units OS: 4 Arcadia site bounded 2ha UDP designated Mixed use retail 15,587m2 Retail (new/replacement) Up to 21,490m2 5903m2 by The Broadway, site 63 and PA site Springbridge Road and Parking 85 spaces Commercial Up to 884m2 884m2 the railway Ancillary facilities Residential Up to 700 units 700 units

Health and Fitness Up to 2245m2 2245m2

Parking Up to 400 spaces 315 spaces (from current planning application - final areas tp be confirmed) OS: 7 Broadway Centre 2.5ha Already Mixed use retail 37,000m2 (approx) Additional uses as a result of Replacement retail constructed. redevelopment works Potential for Office 14,.490m2 Car parking as existing refurbishment Car Parking 800 spaces 2,500m2 additional office 2,500m2

Ancillary facilities 2020 150 residential units 150 residential units

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