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Southall Design Statement

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Southall Design Statement Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 2 The Site Page 7 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 2:1. Site context The site Surrounding area The site The site is roughly triangular in shape The immediate surroundings to the site and runs from just to the west of include the following: Southall Railway Station for a mile Rich habitat along the main railway line from The gas holders: The retained Paddington to the South West. The site Transco area contains three gas boundary is marked on Figure 2.. holders. The largest of these is a The site has had a variety of ridged waterless holder, 90m high. industrial uses in the past including (equivalent to a 32 storey building). the manufacture and storage of The other gas holders are telescopic gas. All structures except the gas - the western holder rises to 65m infrastructure on the land retained by and the middle holder rises within a Transco have been demolished. This ridged frame to 35m. These holders has left a flat site that is subject to dominate the surrounding area and contamination in parts. There are also can be seen from miles around. a number of gas pipes crossing the The remainder of the Transco site. The majority of the site is used land is occupied by pipework and for surface parking including long- associated equipment. stay parking for Heathrow Airport as well as new car storage. The western The water tower: At the eastern end part of the site was formerly a cricket of the site is a former water tower pitch and allotments that have become that has been converted into flats. overgrown and subject to scrub This is a listed structure, around encroachment. 30m high and sits on a triangular site outside SecondSite Property's ownership. It includes a pair of former water workers' homes in the grounds. The railway line: To the south of the site runs the main line into Paddington Station. This carries Figure 2. suburban services (with stations at Page 8 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement Hayes and Southall), the Heathrow Football Club and the Guru Nanak Express as well as Intercity services Sikh College. The college has and goods trains. This is a well used planning consent for expansion line and the tracks are on a low including the development of a embankment and are therefore a primary school and playing fields. source of noise. Yeading Football Club wish to redevelop the football ground, The canal: The western boundary of including relocation of the pitch the Main Site is created by the Grand approx 20m to the south. Union Canal Paddington Branch. This is a historic waterway that Housing areas: To the north of the is used for leisure boating. It is a site is a residential area on a series wide canal and supports residential of north/south streets running down moorings just to the south of the from the Uxbridge Road. This area site. is predominantly two-storey with some three storey elements on Yeading Brook Corridor: To the Beaconsfield Road. At the western west of the canal is a large area of end of Beaconsfield Road is the Blair open space totalling 5 hectares Peach school and at the eastern (30 acres). This stretches from the end is Ealing College on the fringe Hayes Bypass eastwards across of Southall Town Centre. There are the valley of the Yeading Brook to a small number of corner shops on the canal. The area is designated Beaconsfield Road. To the south of as Green Belt in Hillingdon’s UDP. the railway is a mixed residential and The area to the west of the brook industrial area. This area is more has been developed by Hillingdon suburban in character with a mixture as Minet Country Park with active of semi-detached units and short and informal recreation to the north terraces. To the west is an industrial and grassland with some mature area which is well occupied and tree cover to the south. The area includes a number of airport related between the Yeading Brook and and food processing businesses. the canal has been tipped in the past and has regenerated naturally. The area also includes the Yeading Page 9 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 2:2. Access to the site Transport issues relating to the storage depot in the northern part Access masterplan are dealt with in the Trans- of the site. There are also two port Assessment by Capital Symonds. other points where access may be possible from Beaconsfield Road. It Road access is also possible to take access from the southern end of Lewis Road, Access to the site is very restricted, Hanson Gardens and Randolph which is the main reason why it has Road, although none exists at not been developed in the past. Coal present. arrived at the gas works by canal and gas was delivered by pipe so that An outline planning consent exists there was no need for significant road for a link road onto the site from the access. There are currently only three Pump Lane Interchange of the Hayes points of vehicle access: Bypass. The Crescent: Access from the west Pedestrian access is via The Crescent from the South Road traffic lights. The Crescent There is limited pedestrian access to passes small scale residential the site. There is no access between properties and the converted water the towpath and the main site. There tower to link to The Straight. This is a subway under the railway line at private access runs along the the end of Dudley Road - originally an railway to the Transco depot. access for workers on the site. Brent Road: The access for the current airport car parking is from Brent Road to the south. This passes through a tunnel with restricted headroom. Beaconsfield Road: There is an access from the north to a secure Page 20 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 2:3. Site analysis The assessment of environmental with pressure reduction equipment. Constraints issues is covered in detail in the From this area high pressure pipes run Impact Assessment as presented in east and west along The Straight and the Environmental Statement. This there is a transformer just to the west should be referred to for the details of of the converted water tower. There is the assessments that have taken place a further medium-pressure gas main and the mitigation proposed. Here we running north to Beaconsfield Road. In review the main issues as they affect addition there are proposals for a new the Illustrative Masterplan. large gas pipe connecting to the Main Noise Site across the canal. This new main is subject to The site is subject to noise from a a 2m easement on either site of number of sources including aircraft the main (24m in total). The other approaching Heathrow Airport, the high-pressure gas pipes have 6m railway line and road traffic. easements while the medium-pressure The site falls outside the ‘Worst main has an easement of 4m. This Mode One Day Noise Contour’ for gas infrastructure has been treated aircraft noise so that aircraft noise is as a fixed constraint as part of the not a major constraint on development. Parameter Plans. The exception being The elevation of the railway and the the potential to alter the route of the flat nature of the site mean that railway medium pressure main. noise will affect land adjacent to the The gas holders are subject to a railway. development exclusion zone of 8m Noise from the gas infrastructure around the holders. This affects very is low level and is not a constraint on little of the Main Site. There is also a development. There is currently no noise consultation zone of 60m. Within this disturbance from existing roads. area development is subject to the Gas Infrastructure ‘Control of Industrial Major Accident Hazard (COMAH) Regulations’. This The gas infrastructure is described in means that the Heath and Safety the Utilities and Drainage Report. The Executive must be consulted on new central part of the site includes three development. However generally the gas holders - two telescopic holders gas holders are not a major hazard nor and a ridged waterless holder along are they a constraint on development. Page 2 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement Contamination Ground conditions Flooding and drainage The site consists largely of ‘made Ground water levels are at about 29.8m ground’ as a result of the excavation AOD, .5m below the predominant and subsequent filling of brick pits. The surface level of the site. The ground natural geology is however of brick water flows northwards and eastwards earth over Taplow Terrace Gravel which towards the Yeading Brook. These in turn overlays London Clay and the groundwater levels affect the potential Woolwich and Reading Beds. This for basement parking. should provide no real constraints to Yeading Brook flows through a development and, with piling, there are flood plain. However the 00 year flood no ground condition constraints to the level does not extend eastwards of the development. brook because the canal is at a higher Water level. Flooding is therefore not a major Contamination constraint on the Main Site.
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