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Park Royal Opportunity Area Planning Framework Part B

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Park Royal Opportunity Area Planning Framework Part B PAGE106 Mayor of London Chapter 10 Park Royal proposals 10.1 Introduction 10.2 Central Park Royal 10.3 The Northern Gateway and Alperton 10.4 The Western Gateway 10.5 The Southern Gateway 10.6 The Eastern Gateway 10.7 Neighbourhood Centre the Heart of Park Royal PAGE107 10.1 Introduction OBJECTIVE 1 Protect and maintain Park Royal as the largest industrial employment location in London, Park Royal, together with Willesden The OAPF proposes to intensify commercial supporting the clusters of food/drink, Junction, extends to 700 hectares. It development on under utilised sites across Park distribution/logistics and TV/film through accommodates a range of employment Royal. Regeneration must continue to ensure the facilities and services to support growth. estate functions as a prime location for business uses from manufacturing to in London. Some sites have planning guidance; distribution/logistics and TV/film, with others have site-specific allocations in LDFs. OBJECTIVE 6 approximately 2,000 businesses and The OAPF identifies four gateways, and a Improve access to Park Royal at the four Gateways, employing around 40,000 people. Neighbourhood Centre at the heart of Park Royal. Alperton, Old Oak and Kensal Canalside and secure London Plan policy 5F.2 identifies Park These areas have the capacity to accommodate successful redevelopment of major sites to deliver a more intense form of mixed-use development employment-led growth, high quality amenities and Royal as an Opportunity Area with a of approximately 294,849 sq.m. of mix commercial a better environment. target to accommodate 11,000 new jobs and 500 new homes over the next uses and all of the proposed 3,500 residential units. 20 years, and the draft replacement These identified Gateways are key to creating OBJECTIVE 7 London Plan increases these figures to better access into Park Royal and helping to raise Deliver housing where it can enable other benefits 40,000 jobs and 1,500 homes. perceptions of the area. The four Gateways have including affordable housing to meet the highest good underground; rail and road links, whilst the designated Neighbourhood Centre at the Heart access, design and environmental standards. The London Plan seeks to retain Park Royal’s Secure social infrastructure to support new and of Park Royal is an important traffic junction and prominence as a Strategic Industrial Location, existing residents. bus interchange. Development which enables the exploiting its potential to meet modern logistics consolidation of the Neighbourhood Centre and waste management requirements, making will also be encouraged. The process of consolidating good use of its access to Heathrow and the West development in existing industrial areas and OBJECTIVE 8 End, strategic road and rail connections and introducing new mixed use development in the Create a Neighbourhood Centre in the Heart for seeking to develop its potential for water freight Park Royal that is accessible, has a sense of place gateways is discussed in more detail in this chapter. and an improved public realm, and provides A development capacity study has been In addition, the framework also recognises the amenities to support existing and new businesses. undertaken for the area and it is estimated that potential future role of the Old Oak Common area the entire Opportunity Area of Park Royal could as having a significant regeneration role, albeit accommodate in the region of 425,000 square subject to the delivery of a HS2 station / Crossrail metres of commercial and industrial development interchange. As well as the opportunities presented and some 3,500 residential units. by the Kensal Canalside opportunity area. RBKC are promoting a Crossrail station in this opportunity area. PAGE82 Mayor of London Park Royal Opportunity Area Planning Frame- Chapter The Gateways and the Heart 10 10.1.1 Defining employment land London Plan policy states that OAPF’s should be used to review the effectiveness of SIL within Park Royal. The OAPF should distinguish between Preferred Industrial Locations (PILs) and Industrial Business Parks (IBPs). PILs are suitable for firms that London Borough do not place a high premium on environmental of Brent quality, usually B1(c), B2 and B8 Use Classes. They will not normally be suitable for large-scale office development. IBPs are usually for B1 (b), B1(c) and some B2 uses. IBP The Mayor commissioned Halcrow to prepare London Borough London Borough an Employment Land study, which recognises of Ealing of Hammersmith that most of the land in Park Royal consists of a & Fulham mix of activities unique to Park Royal. Precluding particular industrial uses would undermine Park Royal’s competitive advantage and flexibility. As such, the majority of SIL will be retained. London Borough of Kensington Old Oak Common has a concentration of heavy and Chelsea activities (metal, building and recycling). This area is currently designated as PIL. The government has recently identified part of this area at Old Oak o 1km Common and North Pole Depot as capable of The Park Royal estate is principally designated accommodating a new High Speed 2 station. Should as SIL, affording the land the highest level of Figure 35 - Designated Employment Locations this materialise, there will be a need to review the protection from development for alternative PIL designation for this entire area to optimise purposes. These designations will be retained Employment Location development opportunities and public transport throughout the life of the Framework. The PERFUME Opportunity Area accessibility. This would also require consideration Preferred Industrial Location (PIL) Factory is an exception, as well as Old Oak and SIL of the relationships with the Kensal Canalside Kensal CTRL area subject to emerging HS2 and Locally Signicant Industrial Sites opportunity area. The potential for an additional Crossrail plans. Borough Boundaries Crossrail station at Kensal Canalside is being promoted by Kensington and Chelsea Council. 0 1km PAGE83 PAGE110 Mayor of London Chapter 10 10.2 Central Park Royal 10.2.1 Potential Employment Capacity PAGE111 10.2 Central Park Royal 10.2.1 Potential new employment capacity there has been a steady decline in vacant industrial Elsewhere land will be protected for employment land of approximately 38% in this ten year period. uses. The figures in the table are based on 130,150 sq.m. information about numbers of jobs and estimates have potential new Section 106 contributions London Plan benchmark figure for the release been calculated assuming one job per 19 sq.m. of B1 of industrial land in west London is 55 hectares and one job per 50 sq.m. of B2 to B8. £3.253m between 2006 and 2026. The URS study found that Potential new employees by 2010 approximately 76 hectares of industrial Park Royal is a key component of London’s industrial app. 5,200 people land in west London had already been released. make up. It has long been the home to numerous world-class blue chip companies as well as In this regard, whilst current market conditions many hundreds of Small and Medium Enterprises may be impacting on short term demand for (SME’s). 38% of the land is used for storage and industrial land, the long term release of industrial distribution, 14% for industrial, 5% for business and land in west London, including Brent, Ealing and 8% for motor trade, with a number of businesses The London Plan indicative target is to achieve Hammersmith and Fulham Council’s should be operating as multi use businesses. 11,000 new jobs over the plan period. This carefully managed so as not to release excessive should be achievable given existing and known amounts of industrial land. Significant loss of SIL The London Plan Supplementary Planning employment development, as illustrated in within Park Royal would compromise the ability of Guidance on ‘Industrial Capacity’ indicates that Figure 32. The table opposite shows that recently the estate to sustain employment and generate the area has limited scope for the net release completed schemes and current planning new jobs in the future. of industrial land and that any release should be applications could potentially deliver the indicative carefully managed to ensure a continued supply of 11,000 target before other sites are taken into Mixed-use development, including housing, must industrial land. consideration. therefore, be restricted to identified sites at the four Gateways and the Neighbourhood Centre in the Heart Within this Central Park Royal area this In 2010 the GLA commissioned URS to review the of Park Royal as set out in Chapter 10. Opportunity Area Planning Framework seeks to supply of industrial land across London. This report maintain this industrial employment base and concluded that between 2006 and 2008 London’s There may be opportunity to review the future role to allow its continued day-to-day operation. In industrial land fell from 9,033 hectares to 8,200 of Old Oak Common, however, such a review must addition to this identified base, the framework hectares, representing a 9% fall in the provision of be based on the resolution of feasbility, land use also highlights the need to support the growth industrial land. and delivery issues relating to the High Speed 2 and of a number of business clusters, including; food Crossrail interchange in this area. A review of the Old production, television and media and distribution The URS study also examined vacant land across Oak area must also consider the relationship between and logistics. London and found that between
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