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Home , Ealing, London Borough of Ealing, Southall

SOUTHALL Opportunity Area Planning Framework

July 2014 Copyright 2014 Project team Greater Authority Council Far more people than is possible to thank Karen Montgomerie individually have contributed to the production Published by Peter O’Brien of the Opportunity Area Planning Authority Steve Barton Framework including landowners, consultants City Hall Eleanor Young and many others. The Queen’s Walk More London Special thanks go to officers and members past London SE1 2AA Tina Jadav and present at Ealing, and Tim Rettler Greater London Authority. Enquiries Martin Scholar 020 7983 4100 Transport for London Photos Minicom Gordon Adam Unless otherwise indicated, photos in this report 020 7983 4458 were taken by Yatwan Hui and Tina Jadav Urban Beings Copies of this report are available: Yatwan Hui This report includes data sourced from: www.london.gov.uk/priorities/planning/ Project sponsors • © Crown Copyright and database right 2013. Ordnance publications/southall-opportunity-area- Survey 100032216 Greater London Authority planning-framework London Borough of Ealing Lucy Taylor • Cities Revealed® Copyright by The Geoinformation Group®, 2010. All Rights Reserved Greater London Authority Colin Wilson • © Landmark Information Group Limited and/or its Data www.ealing.gov.uk/planpol Transport for London Colin Mann Suppliers. All rights reserved 2008 • Copyright © and Database rights Environment Agency 2013. All rights reserved Other contributors Cover photograph , Network Rail This report is printed on fully certified FSC paper made of 100% © Yatwan Hui John McAslan + Partners, Landolt and Brown recycled waste. Revive 100 white offset (FSC SGS-COC-0912) SOUTHALL Opportunity Area Planning Framework

July 2014 Mayor’s Foreword

Southall is one of London’s gems. Home to a I am therefore delighted to publish this Southall large community from that helps OAPF which has been a product of some great create a wonderful, vibrant town centre, it joint work between the GLA and Ealing Council. has a fantastic history of employment that Together with major investment from the public now manifests itself with hundreds of small authorities – I’ve granted over £10 million to the businesses. They even make Sugar Puffs there area from my Regeneration budgets - Southall and I’ve been reliably told that the former Glassy can only be changing for the better. Junction was the first in the UK to accept Indian Rupees as payment.

I’ve known about another Southall institution - the Gasworks - since 2010 - when I granted Boris Johnson 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 when Crossrail opens in 2019. Leader’s Foreword

I am delighted to introduce this new Southall Southall, supported by a programme of events for opportunity area planning framework which sets a ‘Fun Summer’ and opening a new library at the out a co-ordinated approach to regenerating recently upgraded Dominion Centre. Next year Southall for the next 20 years. we will be making further improvements to The Green and the Manor House. This framework builds upon the Southall Big Conversation consultation we carried out in We will expect developers to pay their fair 2012, in which more than 1,400 people took share of the cost of improving Southall as they part. Building on local residents’ and businesses’ benefit from rising land values and property shared ambitions and hopes for Southall, and the sales values in the longer term. We will expect opportunity of Crossrail, we can focus our efforts all new development to contribute to creating a on improving existing streets and spaces, and better and more sustainable environment. We will Councillor Julian Bell creating high quality new ones. We will create also seek the maximum reasonable contribution Leader of Ealing thousands of new homes and job opportunities to affordable housing, as an integral part of for existing and new residents of Southall. our approach to setting up a ‘Housing Zone’ in Southall. We don’t want to build flats that will This means that as families grow up, or residents stand empty as assets for foreign investors. get older, we can provide new homes for them, so that they can stay in the area. It also means new Transforming Southall is a challenge that will be residents will move in – attracted to the existing achieved through involvement from all parts of vibrant and entrepreneurial culture – bringing the community. The Southall Partnership will be their spending power and skills to the area. our key partner in taking forward this challenge and debate. We now need to work to realise the Ealing Council is investing in excess of £7m this vision in this document as part of our shared ‘Big year to upgrade Southall Broadway, improve the Plan’ for Southall. pedestrian environment, and make life easier for road users along the Road. We are also upgrading a series of public spaces in PAGE vi Southall Opportunity Area Planning Framework

Executive summary

Consultation with local residents and businesses accelerated by Crossrail, can be managed to Substantial new investment in infrastructure is through the ‘Southall Big Conversation’ and maximise the potential of the area for the benefit needed to make the most of the opportunities the ‘Southall Charter’ recognises that Southall of existing and new residents and businesses. for new development in Southall. Without this is already a successful area. It is a national and This document identifies key development sites investment the development set out in this international shopping destination for Asian close to the railway station, town centre and high planning framework cannot happen. goods; people like the range of independent streets, road network and the shops, the ethnic diversity and the many which are ideal to support growth. A detailed implementation plan has been treasured local heritage buildings. These prepared to set out what investment is needed, strengths should not be lost. There are five strategic principles to guide both from public authorities and the private the delivery of new homes in lifetime sector, to achieve the scale of change set out However the area also needs to change. Local neighbourhoods, to upgrade the high streets, here. The GLA, TfL and Ealing Council are people and businesses want high quality and to diversify the economy and support SME investing over £15 million towards regenerating affordable new homes in a range of sizes, more businesses, to make it easier to get around the streets, public realm and parks in Southall, mainstream comparison shopping, a stronger Southall on foot, bike and public transport and to to potentially improve the road networks to high street offer through the heart of Southall improve the urban and green public spaces. build stronger links across railways, canals and leading to the railway station, improved walking industrial sites, supporting community facilities and cycling routes and changes to junctions and The development sites fall within six character and developing skills. bridges to improve vehicle access. areas. Southall Gateway covers the area around the Crossrail station, which will stitch the existing The draft Southall OAPF was consulted on from From 2019, Crossrail will make Southall one of neighbourhoods and high streets with the new December 2013 to February 2014 and adopted the best connected places in London. Southall residential-led developments at East Southall by the GLA and Ealing Council in July 2014. It has enough under used land to create more than and West Southall as well as the regenerated will be used to assess proposals to deliver growth 6,000 new homes and 3,000 new jobs over the Havelock Estate. The town centres at Southall in Southall over the next 20 years by building on next twenty years. Broadway and The Green will be improved, with its strong identity to benefit both existing and upgraded public realm and a more diverse retail new residents. The OAPF will be reviewed as part The Southall Opportunity Area Planning offer to improve the resilience of the Southall of the and Ealing Council’s Annual Framework sets out how new development, economy. This Framework sets out the detail on Monitoring Report as well as in the Southall how these areas are expected to change. Partnership and Southall Developers Forum. PAGE vii 

The vision for Southall PAGE viii Southall Opportunity Area Planning Framework

Southall opportunity area PAGE ix 

Content

Foreword by Mayor of London iv Chapter 2: Southall the place 15 Chapter 5: Infrastructure, funding 113 Foreword by Councillor Bell v and delivery 2.1 Where is Southall 16 Executive summary vi 2.2 Historical development 18 5.1 Development Infrastructure 114 2.3 Southall today 22 Funding Study 2.4 Challenges and opportunities 26 5.2 Delivering the vision in partnership 120 5.3 Schemes already underway 122 Chapter 1: Introduction 1 5.4 Opportunities for further 124 Chapter 3: Strategic principles 29 investment 1.1 Why is Southall an opportunity area 2 5.5 Developer contributions 128 1.2 The vision for Southall 6 3.1 Five strategic principles 30 5.6 Monitoring and review 129 1.3 Purpose of this document 8 3.2 Lifetime neighbourhoods 32 1.4 Status /material weight of the 9 3.3 Town centres and high streets 44 document 3.4 Economy 50 Appendix 131 1.5 Policy context 10 3.5 Getting Around 56 3.6 Great Streets and Spaces 66 A1 Evidence base 132 A2 Southall site allocations 134 A3 Ealing Development Strategy 136 Chapter 4: Character areas 73 policies

4.1 Six character areas 74 4.2 Southall Gateway 76 4.3 East Southall 82 4.4 Havelock 88 4.5 West Southall 94 4.6 Southall Broadway and South Road 100 4.7 The Green 106