Victoria Road and Old Oak Lane Development Framework Principles LOCAL PLAN SUPPORTING STUDY

June 2018 55. Victoria Road and Old Oak Lane Development Framework Principles

Document Title Victoria Road and Old Oak Lane Development Framework Principles Lead Author Hawkins Brown and We Made That Purpose of the Study To provide a local vision and detailed guidance specific to the Old Oak Lane and Old Oak Common Lane and North Acton and Acton Wells places. Key outputs Identifies a series of principles and site specific guidance for: • Land uses • Public realm and connections • Publicly accessible open spaces and green infrastructure • Mitigating impacts of High Speed 2 construction activities • Local character and heritage • Development capacity • Indicative building heights and massing Key recommendations • Manage the transition between Old Oak and Park Royal by coordinating the mix of uses, built form and different character of the two areas. • Support the functioning of Strategic Industrial Locations (SIL). • Deliver mixed-use development in areas outside of SIL to support the local economy and deliver housing. • Focus active retail, social infrastructure, community and leisure uses in clusters around stations and town centres. • Retain and enhance existing residential areas. • Working positively and proactively with High Speed 2 Limited to address impacts on the public realm, open spaces, movement and residential amenity. • Support north-south movement along Victoria Road and Old Oak Lane through improvements to walking and cycling routes and the carriageway that mitigate impacts during the construction of High Speed 2 and in the longer- term. • Deliver a well-defined street with generous footpaths, segregated cycle lanes on main routes and positive and active frontages across the area. • Coordinate public realm enhancements to North Acton; • Deliver new walking and cycling focused streets in new neighbourhoods. • Deliver a network of multifunctional green infrastructure comprising of new publicly accessible open and street greening. • Conserve and enhance the local character, specifically Old Park Royal, the residential, industrial and canalside character and the Grand Union Canal Conservation Area. • Deliver a high quality built environment that responds to the surrounding sensitive locations and supports local legibility by delivering a range of building heights to provide: »» Increased height, including tall buildings, around stations, in town centres and along railways in appropriate locations; »» lower heights adjacent to sensitive locations of existing residential neighbourhoods and publicly accessible open spaces. Key changes made N/A since Reg 19 (1) Relations to other Outputs cross-relate to Public Realm, Walking and Cycling Strategy, Heritage Strategy, Character Study, Environmen- studies tal Standards Study, Integrated Water Management Strategy, Future Employment Growth Sectors Study and Infra- structure Delivery Plan. Relevant Local Plan • Policy P7 (North Acton and Acton Wells), P8 (Old Oak Lane & Old Oak Common Lane) and P9 (Channel Gate) Policies and Chapters Victoria Road and Old Oak Lane Development Framework

Draft Framework Principles

April 2017 Victoria Road and Old Oak Lane Development Framework Framework Principles Document

Hawkins\ We Made That Peter Brett Westbourne Version Date Description Brown Associates Engagement 3 NOV 2016 Draft Report Unit 21 Tower Workshops 1 159 Saint John Street, 58 Riley Road 16 Brewhouse Yard 17 Carlton House Terrace 2 18 NOV 2016 Draft Report London EC1V 4QJ London SE1 3DG London EC1V 4LJ London SW1Y 5AH

3 23 DEC 2016 Draft Report +44 (0) 020 7336 8030 +44 (0)20 7252 3400 +44 (0) 207 566 8600 +44 (0)203 397 0100 www.hawkinsbrown.com www.wemadethat.co.uk www.peterbrett.com www.westbournecoms.com 4 13 FEB 2017 Framework Principles Document Lead consultant: Public Realm design and Transport and highways Stakeholder engagement 5 12 APR 2017 Framework Principles Masterplanning industrial research advisor Document consultants 6 18 APR 2017 Framework Principles Document Team: Team: Team: Team: · Darryl Chen · Oliver Goodhall · Margaret Theobald · James Garland 7 19 APR 2017 Framework Principles Document · Heike Neurohr · Mat Proctor · Charlie Lusty · Lucy James · Tom Fox · Melissa Meyer · Mikel Azcona · Sam Brown · Andrew Barrington · Michael Riebel

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 2 Contents

Framework Principles Document

1 Introduction

2 Context • Location • Understanding the area

3 Vision for Victoria Road and Old Oak Lane

4 Principles 4.1 Managing the transition between Old Oak and Park Royal 4.2 Supporting Thriving Communities 4.3 Land Use 4.4 Public Realm and Connectivity 4.5 Street Frontages 4.6 Delivering Open Spaces and Green Infrastructure 4.7 Managing Heights and Massing 4.8 Character Areas 4.9 Development Sites and Phasing 4.10 Working with HS2

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 1 Introduction

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 4 1 Introduction

Purpose of the Development Framework

The Development Framework has been commissioned to assist the Old Oak and Park Royal Development Corporation (OPDC) to articulate and develop a comprehensive and ambitious spatial framework for the future development of the area. It serves as evidence base for the OPDC Local Plan and future supplementary guidance.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 5 2 Context

650Ha of land in the OPDC Opportunity Area

1:5of London’s Central Activity Zone (CAZ)

OPDC CAZ

2xThe size of the City of London

A matter of scale The OPDC opportunity area consists of Park Royal, acclaimed to be one of Europe’s largest industrial estates and London’s kitchen, and Old Oak, the largest regeneration area in London.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 6 2 Context 2.1 Location

43,100Total estimated jobs within OPDC now 1,700 Total estimated businesses within OPDC

The Victoria Road & Old Oak Lane corridor will be site of the intermixing of two distinctly emerging ecologies at Old Oak Common and Park Royal. It is both a transitional territory in mediating these differences, and has its own identity providing inspiration for wider regeneration.

Areas

Old Oak area Victoria Road and Old Oak Lane Development Framework Area

Park Royal area OPDC Boundary

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 7 2 Context 2.1 Location

An area of “in-betweens” Wembley Victoria Road and Old Oak Lane Central is an area of “in-betweens”. It lies in between London’s biggest Stonebridge industrial powerhouse at Park Royal Park and the city’s largest regeneration opportunity at Old Oak. It is in between Harlesden and North Alperton Acton town centres, criss-crossed by railways, canals and road infrastructure. Harlesden

It is a place in transition between Willesden Junction its industrial past and its bright Hanger future as an integrated mixed use Lane Kensal neighbourhood of the 21st century. Park Royal Centre

Park Old Oak Royal

North Acton Wormwood Scrubs North Ealing West Acton Acton Main Line East Acton White Ealing East White City Ealing Acton City Common

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 8 Willesden Junction Channel Gate Grand Union Canal

Old Oak Lane Conservation Area

Atlas Junction

Oaklands Shaftesbury site Gardens

Midland Old Park Royal Terrace

North Acton Shield site

Wells House Road

Portal Way Victoria Wormwood Estate Scrubs

Jenner Avenue Brunel Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework Quarter 9 2 Context

2.2 Understanding the area 3,800m

Victoria Road and Old Oak

2,400m Lane Development Framework The scale of opportunity 3,200m 1,900m The Victoria Road - Old Oak 1,600m

Lane Development Framework PARK ROYAL area is bigger than King’s Cross development area, as long as 250m OLD OAK Oxford Street and has the same area as Victoria Park. The approach to shaping development must recognise this scale through clear differentiation of different parts of the area and a hierarchy of centres 1,900m of activity as it occurs in other parts 900m of London.

Willesden Euston River Junction Station Lea

Here East & Hackney Wick

British Museum Stratford Station & Westfield North Covent London Stadium Acton Garden 2012

Thames Pudding Mill Lane Station

Victoria Road and Old Oak Lane Central London Queen Elizabeth Olympic Park Development Framework Area Euston to Thames LLDC

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 10 2 Context 2.2 Understanding the area

Historic Urban Evolution The area has grown from three historic villages: Harlesden, (North) Acton and Kensal. Old Oak Lane was a key route, allowing people in Harlesden access to the city. Brought about by the opportunities HARLESDEN of the railway, industry settled in the area and the urban fabric gradually grew closer together. Victoria Road was built to unlock development potential for industry in what is today Park Royal. OLD OAK LANE Residential communities today still PARK ROYAL gravitate around the historic centres KENSAL of Harlesden and North Acton. Gradually the area has evolved into a rich ‘archipelago’ of industry and OLD OAK housing, stretching along Victoria Road and Old Oak Lane.

VICTORIA Key ROAD

Wider urban Grand Union Canal neighbourhoods ACTON Residential Communities Development Framework within Victoria Road and Boundary Old Oak Lane

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 11 2 Context 2.2 Understanding the area

Movement & Connectivity Victoria Road and Old Oak Lane form the principal movement routes in the area, taking people and vehicles from north to south and vice versa. The reliance on this single spine route has brought HARLESDEN about conflicts arising from the Harlesden differing requirements of the users of this key route. It must provide the capacity for vehicle access to large Willesden industrial areas in Park Royal, Junction access for logistics vehicles in relation to major construction PARK ROYAL activity in the area, regular bus

Old Oak Lane services and it is the only Hythe Road Station continuous route available to Chandos Road pedestrians and cyclists to move d OLD OAK A40 a

Ro through the area. The intensity of e d Park Royal s a a o Old Oak vehicle flows has resulted in a Station North O a R Common Lane Ch Acton i l r d o Station t O Old Oak Common vehicle-dominated public realm c i ak HS2 Railway Station V

where walking and cycling is A40 Co unpleasant. East-west routes are mmon

L limited to the canal towpath, Old a n Oak Common Lane and Chandos e

Road due to the barriers posed by ACTON railways. Crossing points of the heavy infrastructure are few and far Key in between. Wider urban Existing areas in Existing Links Existing Railways Development neighbourhoods OPDC Framework Boundary

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 12 2 Context 2.2 Understanding the area

Land Use The area is characterised by the intermixing of two distinct urban areas: the Strategic Industrial Location of Park Royal and the future mixed urban quarter of Old Oak. Both urban typologies meet HARLESDEN along Victoria Road and Old Oak Harlesden Lane, with existing low-density residential communities nestled in between. The different uses currently sit uncomfortably side- Willesden PARK Junction by-side which is evident from the ROYAL large number of fences, buffers and blank frontages that characterise the area. Hythe Road Station

OLD OAK

Park Royal Station North Old Oak Acton Common Lane Station Old Oak Common HS2 Railway Station Key

Wormwood Scrubs Industry and Employment Strategic Industrial Locations (SIL)

Mixed use locations including Grand Union Canal residential and town-centre ACTON uses Existing residential Wider urban neighbourhoods neighbourhoods

Development Framework Existing Railways Boundary

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 13 2 Context 1 3 2 2.2 Understanding the area 4 7 5 6 8 9 10 Character and Heritage 1. Willesden Junction 2. Old Oak Lane Conservation Area 3. Channel Gate 4. Atlas Junction Victoria Road and Old Oak Lane is an area of surprising diversity. It is characterised by a unique patch- work of different building stock and uses: heritage railway cottages, manufacturing, food factories, co- living estates, workshops, terraced housing and high street shops.

The area boasts a number of 5. Shaftesbury Gardens, Wells House Road and Midland Terrace 7. Old Park Royal remarkable buildings such as the Europa Studios building, the Planta- genet Building, the railway cottages in the Island Triangle conservation area, art-deco buildings on Brunel Road, the original Elizabeth Arden perfume factory, historic pubs and railway bridges.

However, the identity of the 6. Acton Wells East 8. North Acton 9. Victoria Estate 10. Brunel Quarter area also stems from a strong sense of use and building clusters, where individual buildings may not be of particular interest but are linked by a common industry sector or activity which gives the cluster an intriguing buzz. One such example is the cluster of Mediterranean and Middle-Eastern food outlets along School Road which form a local food destination.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 14 2 Context 2.2 Understanding the area

HS2 Construction Sites The arrival of the High Speed 2, Elizabeth Line and National Rail station in Old Oak Common will necessarily affect the surrounding areas, many of which will need to be cleared and become temporary construction sites until 2026. This period coincides with the first phase of development coming forward in the area.

Most of these construction and logistics sites are located around Victoria Road and Old Oak PARK ROYAL Lane, within the Development Hythe Road Framework area. The vehicle flow Station along some of the main roads will be significantly impacted during OLD OAK this period by heavy and frequent construction traffic. Old Oak Common HS2 Railway Station

Key Construction traffic routes

HS2 Construction sites Main routes in Development Grand Union Canal Framework area

Land potentially required Existing Railways Development Framework during construction Boundary

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 15 3 Vision for Victoria Road and Old Oak Lane

Victoria Road and Old Oak Lane will be an area where the industrial economy of Park Royal mixes with the existing and future communities of Old Oak in a well-connected piece of city.

A new and improved street network will connect new areas of industrial development with mixed use neighbourhoods centred on two new neighbourhood town centres.

Early development will help to shape the identity of the wider area providing new open spaces and a high quality public realm that celebrate local heritage in their design and use.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 16 3 Vision for Victoria Road and Old Oak Lane 3.1 Key Diagram Harlesden Town Centre Harlesden Grand Union Canal

Wesley Recreation Ground

Willesden PARK ROYAL Junction Key

Mixed Use Areas

Existing Residential areas OLD OAK North Old Oak Clusters Acton Common Lane North Acton Old Oak High Street Strategic Industrial Cemetery Locations (SIL) Old Oak Common Existing green spaces A40 HS2 Railway Station

New green spaces

New public open spaces Wormwood North Acton Scrubs Main Routes Playing Fields

Pedestrian & Cycling Routes

Stations

Development Framework Boundary

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 17 4 Victoria Road and Old Oak Lane Principles

Development should successfully coordinate the mixing of the industrial uses of Park Royal with the diverse range of uses within Old Oak to deliver a well-connected and distinctive part of London. Harlesden

HARLESDEN The neighbouring locations of industrial Park Royal and the new Willesden city quarter of Old Oak provides the Junction areas along Victoria Road and Old Oak Lane with the opportunity to PARK ROYAL deliver a successful mix of vibrant

Old Oak Lane uses that complement each other. Hythe Road To deliver this, development will Station need to provide and/or contribute OLD OAK to the enhancement and creation of A40 d Park Royal a o Old Oak new high quality movement routes, Station North ia R Common Lane Acton r o mixed use development with green Station t Old Oak Common ic HS2 Railway Station and social infrastructure. V A40 Wormwood Scrubs

Key

Industry and Employment Mixed use locations including WEST residential and town-centre ACTON uses East Acton Existing residential Grand Union Canal neighbourhoods

Development Framework Main routes in Development Boundary Framework area

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 20 These precedents illustrate how different elements can work together to coordinate the built environment in transitional areas

New typologies (Unite Students Accomodation, Camden, London) Complex buildings (Kunsthal Rotterdam). Spaces that serve different communities (Here East, London). The integration of employment and residential uses can be mediated Transitions between different environments require complex buildings Buildings and space can create common functional and spatial through new typology approaches that support both uses. which address different uses, changes in landscape and a range of relationships between different environments and communities. buildings.

Area identity (Blackhorse Lane, London) Way finding (HereEast) Areas to move through (Luchtsingel, Rotterdam) Supporting local identity projects such as signage can help define an Encouraging pedestrian movement between areas through wayfinding New links with identities of their own can create areas that are mutually area and showcase its diversity. can support local legibility and identity. benefitial, and encourage communities to use and access different areas.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 21 4 Victoria Road and Old Oak Lane Principles 4.2 Supporting Thriving Communities

Development should improve The existing area is formed of life chances and day-to-day clusters of different uses and life for existing and future types of development. Rather communities by providing a than eroding this local character range of new homes, local job by blending development across and training opportunities, the area, each cluster should be social infrastructure, strengthened by additional, mutually open spaces and a well- supportive uses. This allows all the designed and connected uses currently found in the area - built environment. New and residential, employment, industrial- existing communities should to continue to thrive locally. Taken be supported by social together, these clusters form a infrastructure located within sustainble urban district where residential areas and along key people live, work and visit. movement routes. Local communities, residents and Some provision of social and workers, need to be supported by community facilities should social infrastructure to ensure a be made for the working healthy and balanced population. population of Old Park Royal All social infrastructure and and Channel Gate. Local community facilities must be business communities should located in areas of high footfall benefit from the delivery and visibility to ensure they are of additional employment used efficiently and are financially floorspace and increased viable. Locating these uses in opportunities to access new clusters and town centres will make markets. them accessible to the widest range of users and contribute to wider placemaking. It is likely that development within Victoria Road,

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 22 Old Oak Lane and Old Oak will need to work together to secure sufficient social infrastructure provision.

Proposals within Victoria Road and Old Oak Lane will be expected to deliver a range of housing tenures, including affordable housing and family accommodation, and contribute to delivering social infrastructure.

Community facilities (The Green Community Centre, London) Variety of employment spaces (Navy Yards, New York). The OPDC Local Plan will provide Community facilities can become the heart of existing and new New employment spaces can offer varied, flexible and accessible work strategic policies for securing neighbourhoods. space. affordable housing and social infrastructure.

Range of housing (Nomade housing for the Elderly, France). Reuse existing built form and heritage buildings The provision of housing should be diverse to accomodate a wide Continunity of local character can be achieved through the adaptation variety of needs. of existing built fabric.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 23 4 Victoria Road and Old Oak Lane Principles 4.3 Land Use

A. Strategic Industrial and increasing industrial and B. Mixed Use Areas should be made for purpose-built Locations employment uses on these sites. Within non-SIL designated employment space. Generic or Within Strategic Industrial areas high density mixed use overly flexible employment space Locations, a mix of SIL The local economy revolves development with employment should be avoided if it does not compliant industrial and around clusters of industry sub- uses on ground and lower cater to the specific needs of employment uses should be sectors. Any development on SIL floors and residential uses light industrial businesses. It is delivered. In locations where designated sites must recognise, above should be delivered. envisaged that a variety of flexible SIL sites front onto Victoria protect and strenghten these Away from key movement office space will come forward as Road, Old Oak Lane, Grand employment clusters. routes, ground floor housing part of the Old Oak regeneration Union Canal, Atlas Road and may be appropriate. and office uses related to industrial streets within Old Park Royal Where SIL sites are located activities in Park Royal should be these uses should provide adjacent to other uses such as The construction of HS2 requires prioritised in the study area. positive frontages to the public residential or public realm areas, multiple sites in the area to be realm. This could be in the form the interface must be considered cleared for construction logistics Where new development of ancilliary uses that animate to mitigate conflicts and nuisance sites. Existing business space on abuts railways or heavy road the public realm. between different uses. Positive these sites should be re-provided infrastructure, employment uses on frontages and public-facing locally to protect the local economy ground and lower floor can be used Park Royal and parts of the study activities such as trade counters, and minimise business migration to buffer and protect residential area form London’s largest pool of showcases or sales areas should out of the area. uses above. In quieter locations protected industrial employment be oriented to soften the edges of along secondary and tertiary land which is vital to the capital’s industrial development. Access and Therefore new development routes, residential development on economy. With the rapid release servicing requirements must also should provide space for new ground floors may be appropriate. of industrial land across London, be considered and integrated with and re-located employment uses. protected SIL areas must adjoining non-industrial uses. Provision of employment space C. Clusters maximise their efficiency and must adhere to adequate spatial Town centre and community innovate through new models of typologies to enable light industrial, uses should be focused in intensified development. Therefore manufacturing and creative uses to clusters in highly accessible SIL designated sites within the operate efficiently in these locations. locations such as public study area must protect existing Adequate provision for access, transport nodes or crossings of businesses while enhancing servicing, plant and ventilation key routes.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 24 A mix of retail, leisure, • Old Oak Common Lane Co-locating retail, leisure and HARLESDEN community and employment Station: A high quality business uses reinforces the best Willesden uses at ground floor and transport interchange fully practice principle of walkable Junction residential above should be integrated with Old Oak High neighbourhoods by giving residents provided in these locations. Street as a primary route and easy access to local amenities. Existing clusters of activity major town centre. Active town PARK ROYAL should be enhanced with centre uses frame the new D. Existing residential areas: further mix of uses. station square. Existing residential areas of 3 • Atlas Junction: A new Wells House Road, Midland OLD OAK Within each character area existing Terrace, Shaftesbury Gardens neighbourhood town centre 2 and future development forms providing local services for and the Island Triangle should North Acton Old Oak places of increased activity. At the businesses and residents, be retained and integrated with Old Oak Common Common Lane intersection of different character including canal side spaces surrounding new development. 1 areas and routes, clusters emerge framed by active town centre Wormwood Scrubs reflecting an increased mix of uses and community uses. Pockets of residential have existed and density. These clusters occur in the area for a long time and around existing town centres, Retail and community uses must have fostered strongly rooted local transport hubs or crossing of be located in areas of high footfall, communities. These areas should Key strategic routes. visibility and public transport be protected and their successful accessibility to ensure they are integration into neighbouring Strategic Industrial These clusters are: used efficiently and are financially development sites should be a Locations (SIL) viable. Clustering these uses is priority. This approach will ensure Existing residential • North Acton Town Centre: mutually beneficial to shops and social coherence and continuity neighbourhoods A high density neighbourhood community facilities and offers the between existing and new Mixed use locations including town centre focused around an opportunity to shape the public populations. Existing residential residential and town-centre enhanced North Acton Station, realm around them into characterful areas will contribute to the mix of uses open spaces public realm and places. housing typologies in the area and Grand Union Canal new connections. create choice. Clusters with higher density and mixed use integration

Development Framework Boundary

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 25 4 Victoria Road and Old Oak Lane Principles 4.4 Public Realm and Connectivity

A. Movement Hierarchy: The area is currently significantly as well as vehicles, and improve improve East-West connections, Connectivity across Victoria severed through railways, canals connectivity with its surroundings; provide secondary routes within Road and Old Oak Lane should and infrastructure barriers. particularly during High Speed identified development sites and be improved by: Wayfinding and orientation in the 2 construction works. In doing successfully traverse the area’s –– Creating well-connected new area is poor with a lack of clear so, proposals should promote railways and infrastructure. New neighbourhoods sight lines, an undefined hierarchy accessible and inclusive design. routes to be developed are: –– Contributing to the delivery of streets and a high number The study area contains many of carriageway and footpath of dead end routes. As such, historic assets, local landmarks – Channel Gate: connecting Old improvements as shown in B. addressing the severance and and distinctive uses which help Oak Lane with Park Royal. Carriage Way Proposals illegibility created by road and rail orientate people and foster a sense – Atlas Junction: providing a new –– Contributing to the delivery infrastructure is vital to the success of place. Distinct identities should link to Channel Gate. of street types as set out in C. of the area. be identified, protected, enhanced – Acton Wells East: unlocking key Street Network and formed to act effectively as a east-west links from Old Oak –– Facilitating vehicle traffic Improving connectivity and ‘front door’ to both Old Oak and Common, along Old Oak High related to employment uses, coherence should be seen as Park Royal for existing and new Street, and north-south through construction activities and bus a design and place-making communities. the Victoria Estate. routes. opportunity in its own right. The – Acton Wells West: connecting –– Providing a safe and ability of both new and existing The public realm should make North Acton Station with Acton pleasant pedestrian and cycle streets and connections to help significant contributions towards Wells East along the high street environment with segregated to direct and orientate people achieving a sustainable place. and to Old Park Royal along routes where needed. should be embraced. A number This includes mitigating surface Portal Way. –– Providing alternative routes of strategic connections have water flooding, using planting to – Portal Way: connecting North for pedestrian and cyclists. the potential to radically improve improve air and noise quality and Acton Playing Fields through –– Linking up dead-end routes connectivity if new bridges or to reduce heat island effect, as well North Acton to Old Park Royal. and creating secondary routes underpass infrastructure can be as encouraging walking and cycling within new development areas delivered. for short and medium distance – Victoria Link: exploring the –– Delivering new links journeys. possibility to access Wormwood across railways as part of Strategies and projects should be Scrubs from North Acton. new development wherever identified to improve the public A number of transformational possible. realm for pedestrians and cyclists, links have the capacity to radically

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 26 Harlesden Harlesden Town Centre

Grand Union Canal

Willesden Junction Wesley Recreation Ground Channel Gate

PARK ROYAL Old Oak Lane

Atlas Junction

Chandos Park Road

d a Road Grand UnionOLD OAK

Ro Street

e s Old Park

ha Royal

Acton C Road Cemetery a Old Oak High Street ri Acton Wells o O t West ld Vic Old Oak Common Old Oak O North a HS2 Railway Station Acton Common k Acton Wells Lane C o East m

m A40 y on L Key Wa l an

orta d e Enhanced routes shared by P a Wormwood o Scrubs vehicles, pedestrian and cycle R rm a Brunel Enhanced dedicated pedestrian F & cycle routes s Quarter le

Wa New routes shared by vehicles, pedestrian and cycle

New dedicated pedestrian & cycle routes

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 27 Harlesden Harlesden Town Centre

Grand Union Canal B. Carriageway Proposals public transport, construction Willesden The main movement spin of Old traffic, pedestrians and cyclists. Junction Oak Lane and Victoria Road As construction traffic is due to should be improved to create increase, the corridor comes under better pedestrian and cycling increasing pressure to cater for the environments and mitigate the need of all users. impact of HS2 construction PARK ROYAL traffic. Road improvements High Speed 2 now benefits from Old Oak Lane should generally comprise: Royal Ascent. Proposals include –– 7m wide two-way increasing road capacity in certain carriageway locations which these proposals will ad –– A minimum of 2m wide be coordinated with. o R a footpaths ri o OLD OAK ct –– 2m wide segregated cycle The existing highway corridor Vi lane on both north and south is restricted in limited locations, carriageway lanes particularly at the Old Oak Lane –– Where segregated cycle Conservation Area. Neither on- lanes are not deliverable, on- street new car parking, cycle tracks Old Oak Common carriageway provision for nor lanes should be provided here. Old Oak HS2 Railway Station North Common cyclists should be enhanced Instead, it is proposed to enhance Acton Lane through markings and signage the on-carriageway provision for to encourage cyclists to adopt cyclists (markings, signage) and a primary riding position. ensure suitable driving lane widths d of 3.5m to encourage cyclists to a o R Victoria Road and Old Oak Lane adopt a primary riding position. m ar form the only continuous north- F s south route through the area. le

Wa The route is heavily used by Key private residential and business- related traffic, in addition to Carriage way proposals Challenges to proposals Further modelling required easily achieved

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 28 C. Street Network The area is currently defined by Public realm and streetscape be required. Further consideration The creation of new mixed use the main movement corridor of improvements should therefore should be given to the surrounding neighbourhoods should extend Old Oak Lane and Victoria Road. seek to cater more specifically connectivity, strategic capacity the existing movement network Secondary and tertiary routes are for the needs of uses that line considerations, and managing and provide a fine grain of often not continuous and do not particular streets. phases of transformation. different street types. Street reflect their context. Many streets types should be delivered are congested due to inadequate Given the particular and diverse based on the expected vehicle space and management of nature of the area, the TfL flows, access requirements of business-related traffic and Roads Task Force Guidance has adjoining uses as well as place- deliveries as well as inefficient been used as a starting point, making principles. parking and servicing provision. together with additional definition Traffic-dominated roads do not and terminology to support create an attractive setting for the overarching Development residential and town centre uses, Framework aims. pedestrians and cyclists. It should be recognised that further technical modelling and decision-making processes will

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 29 Harlesden Harlesden Town Centre

Grand Union Canal

Relationship to Street Type Description TfL Task ForceX Willesden Junction Arterial Road A road with a high movement function such as the High Road Wesley A40. Limited opportunity to enhance the public realm Recreation or place function. Important to enable pedestrian Ground crossing opportunities. Commercial High An active high street with a fine grain supporting High Road / Street commercial and civic uses, providing a strong focus Connector for community life. An urban-scale street, with a mix of uses, providing PARK ROYAL City Street High Road / Old Oak Lane a pedestrian friendly environment whilst ensuring Connector connections with the wider transport network Neighbourhood Quiet, safe and desirable residential streets where Local Road / Street public realm and architecture are closely integrated Connector City Space Spaces of strategic importance which support the - identity of a place and provide a place for people to gather

d Local Working Intensified industrial and employment uses require Local Road / a OLD OAK

Street a robust street type which is both adaptable in Connector Ro

accommodating a range of uses and can afford e s possibilities for complementary uses ha

Working Laneways Laneways offer opportunities for dense-grain Local Road Acton C Cemetery Road employment and yards to contribute to public realm a Old Oak High Street

ri O character and a ‘right to roam’ o t ld

Paths and Linkages - Old Oak Common Paths link green space, railway sidings and canals. Vic Old Oak O North a HS2 Railway Station Acton Common k Lane C o

m A40 y on L Wa l an

orta d e a Wormwood P o R Scrubs m ar F s

Development Framework Boundary

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 30 Improve carriageway width (Newington Butts, London) Segregated cycle lanes (Tavistock Place, London) New underpasses (Underpass, Utrecht, NL) A rebalancing of the relationship between vehicles, cycles and The provision of segregated cycleways encourages local and wider New links can be created via new underpasses, stitching together an pedestrians can improve conntectivity. circulation via cycling. area divided by rail infrastructure.

New bridges (Lek van Delden Bridge, Amsterdam NL) New public spaces (Barking Town Square, London) Community spaces (Old Oak Lane, London) Pedestrian and cycle links can be created by bridges that themselves New public spaces create spaces to gather and animate routes Existing community managed urban spaces should be nurtured and act as public spaces in the city. through the new developments. extended where possible.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 31 4 Victoria Road and Old Oak Lane Principles 4.5 Street Frontages

A. Place-making should be Where light industrial and B. Heritage buildings should enhanced by defining streets employment uses are located on be maintained and enhanced with frontages and highlighting ground floors, publicly accessible in their setting by sensitive industrial heritage vantage functions such as trade counters, new development and views points. Development should showrooms and sales areas towards local landmarks. deliver active frontages within should be oriented towards the town centres and clusters with public realm. Service access and A number of heritage assets testify positive frontages delivered residential entrances should be of the area’s long-standing tradition elsewhere. kept separate wherever possible. of urban industry. These buildings should be protected, highlighted The existing area suffers from In town centres and clusters gaps in through views and integrated with poor frontages with fences, blind retail frontages should be filled and new development. This will ensure elevations and servicing yards new development should provide that a local sense of place and defining the boundary between active ground floor frontages with distinctiveness can be retained as public and private realm. This retail, leisure or workspace uses the area undergoes regeneration condition has a detrimental effect fronting onto streets. This will and re-development. on the quality of the public realm strengthen the commercial viability experience. of town centres and clusters and Similarly, the railways and bridges increase their attractiveness. are a key characteristic of the urban To mitigate this, new development landscape in this part of London should be oriented with entrances, and views to bridges should doors and windows facing the be provided wherever possible. street. Existing frontages should There may be opportunities for be improved by reducing fences public art, meanwhile uses and and allowing buildings to frame the light installations to highlight and street. enhance these bridges.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 32 Harlesden Harlesden Town Centre

Grand Union Canal

Willesden Junction Wesley Recreation Ground

PARK ROYAL Old Oak Lane

Key

d a OLD OAK Links

Development Framework ha Acton C Boundary Cemetery Road a Old Oak High Street

ri O o Existing Fences to be removed t ld

Old Oak Common Vic Old Oak O a HS2 Railway Station North Common k Existing Key Frontages Acton Lane C o

m A40 Active Frontages on L

d e Positive Frontages a Wormwood o R Scrubs m ar New and enhanced crossings F s

Wa New Station Entrances

Existing Key Buildings & Heritage Assets

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 33 4 Victoria Road and Old Oak Lane Principles 4.5 Street Frontages

Town centre frontages (Canvey Street, London) Buildings define streets (Industrial building, Park Royal) Heritage buildings (Brooklyn Navy Yards, New York) Active frontages of retail and leisure uses create vibrant town centres Removing fences and walls and allowing buildings to define streets Heritage buildings can create a distinct urban character through which spill out into the space between buildings. create positive frontages, even in industrial areas. improving their setting and incorporating new development.

Station entrances (Kraaiennest Station, Amsterdam) Residential streets (Peabody estate, Clapham) Key station entrances provide important urban frontages, ensuring Residential entrances should be located on streets, defining and movement through the area has a positive civic dimension. animating residential areas.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 34 4 Victoria Road and Old Oak Lane Principles 4.6 Delivering Open Spaces and Green Infrastructure

A. Access to open space –– Enhancing and creating There is limited existing open space better access to and through this should be improved by: linear open spaces along the within the Development Framework open space could be harnessed. Grand Union Canal. area. Improvements to Midland –– Delivering street greening Terrace and Shaftesbury Playspace, The open space network needs along existing and new routes. –– Preserving and enhancing the adjacent gardens as well as to be expanded to cater for an existing publicly accessible Cerebos Gardens can all contribute increased population in the future. –– Delivering new and more open spaces such as Cerebos to ‘greening’ a currently inhospitable Within new development areas direct pedestrian and cycle Gardens, the Old Oak streetscape. a diverse set of new local open routes to existing and new open Community Garden and the spaces should be provided that spaces. North Acton Cemetery. A number of significant open cater for a range of uses. Local spaces exist within close proximity. open spaces should be designed –– Requiring new development These have an important function and programmed in accordance to contribute to delivering a fine to play as the residential and with adjoining development uses grain network of diverse multi- working populations increase. including hard and soft spaces. functional publicly accessible New and more direct walking and These spaces should form a open space for each character cycling routes need to be provided cohesive network with new and area, generally in the form of to make these spaces more easily improved streets. green and hard landscaped accessible and support new squares. development. The character and role of each new open space should be influenced Acton Cemetery is a sensitive by the type of development that location on the edge of the comes forward in each character Development Framework area. area. The design of the open space There are a number of existing typologies should be developed informal cut-throughs that have in parallel with the development the potential to positively increase proposals. connectivity between North Acton and communities to the west. Whilst outside the Development Framework area, a contribution to

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 35 Harlesden B. All public realm should Many of the existing development Existing Open Space Harlesden Town Centre 1. Wormwood Scrubs make significant contributions areas, particularly light industrial 2. North Acton Cemetery Grand Union Canal towards achieving a sites, have large amounts of 3. Welsey Recreation Ground 4. North Acton Playing Fields sustainable place. This includes hard surfaces for parking and Willesden 5. Midland Terrace and Junction mitigating surface water service yards. This, together with Shaftesbury Playspace Wesley Recreation 6. Midland Terrace and flooding, using planting to an overall low quantum of soft Ground 3 Shaftsbury Garden improve air and noise quality open spaces, requires a careful 7. Cerebos Gardens and to reduce heat island water management strategy to 8. Old Oak Community Garden 8 PARK ROYAL effect. be integrated into the design of all Old Oak Lane New Open Space public realm. New development will A. Brunel Gardens The area is currently heavily be expected to provide appropriate B. Victoria Gardens C. Victoria Square K trafficed, with significant vehicular levels of soft and permeable D. Acton Wells Square E. Portal Way Square South movement generated by the surfaces and contribute to area- d a OLD OAK F. Portal Way Square North o 7 business community in Park Royal. wide blue and green infrastructure. R G. North Acton Station Square d e a 6 s o Further increase in traffic flows is South R a 5 ri expected during the construction H. North Acton Station Cha Acton Old Oak High Street In addition to this principle, Square North Victo Cemetery J O

of HS2. Public realm improvements l I. School Road Square I d OPDC will be publishing its Old Oak Common must mitigate the air and noise J. Old Oak Common Old Oak O HNorth a HS2 Railway Station Environmental Standards. Lane Station Square Common k impact of traffic to make the area 2 Acton Lane C K. Atlas Junction o These will inform the OPDC D mmon L well connected through attractive Canalside Space draft Local Plan by providing A40 y G Wa and pleasant open space networks. C 1 further detail for delivering F an d e a Wormwood Portal o environmental sustainability R Scrubs North Acton m Playing Fields E ar B across Old Oak and Park F

les Royal, including Victoria Road 4 Wa A and Old Oak Lane. Key

Existing public open Dedicated pedestrian Street tree planting spaces and cycle routes

New public open Vehicular Routes spaces

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 36 New open spaces (Tate Modern, London) Network with canal (Welland canal park, Canada) Canal park (Granary Square, London) Proposed public open spaces bring the opportunity to create The canal and its adjacent landscapes offer the potential for networks The canal is an open space that offers the potential for public spaces landscaped green spaces. of pedestrian movement. along its length that connect to development sites.

Pocket gardens (Tooley Street, London) Residential communal spaces (Urban Orchard, London) Coordinated canal activity (Floating cinema, London) The integration of street tree planting and pocket greenery in the urban Shared open spaces like community gardens in residential areas Accessibility and use of the canal should be curated in order to environment, offer an opportunity to enhance the pedestrian experience. encourage collaboration and strengthen the sense of community. maximise its value to a wide community.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 37 4 Victoria Road and Old Oak Lane Principles

4.7 Managing Heights and Massing Harlesden

Development should deliver Willesden a range of building heights as Junction follows: –– Increased heights in Atlas –– tall buildings around Junction town centre while North Acton Station, Old Oak responding heritage assets. Common Lane Station and key destinations along Old Oak –– Generally lower heights High Street major town centre, adjacent to sensitve locations North Acton neighbourhood of the Grand Union Canal, town centre and other key Wormwood Scrubs and existing routes. residential neighbourhoods at the Island Triangle, Shaftesbury –– Generally 10 to 12 storeys Gardens, Wells House Road, along Victoria Road within Midland Terrace, along Jenner Acton Wells. Avenue and along Long Drive.

Old Oak Common –– Increased heights along –– Heights required to support North HS2 Railway Acton railway lines and the A40 to industrial intensification within Old Oak Station Common mitigate impacts on the public Strategic Industrial Locations. Lane realm and residential amenity.

Key

Stations Clusters Dedicated pedestrian and cycle routes

Development Framework Sensitive locations Vehicular Routes Boundary

Development in the area will be Willesden expected to contribute to London’s Junction housing provision by concentrating new homes around good public transport nodes, in accordance with the London Plan and OPDC Local Plan.

Locations of taller buildings should be considered in terms of their visual impact and potential for improving way-finding across the wider area.

Existing areas of residential tend to be of low to medium height. These areas contribute to the Old Oak Common overall diversity and character of North HS2 Railway Acton the area and will be retained. New Old Oak Station Common development must be sensitive to Lane these and cannot negatively impact on exsiting housing areas.

Key

A range of heights Generally 8 to 12 storeys Generally lower heights including tall buildings

Heights appropriate Sensitive locations Buildings unlikely to be to support industrial developed intensification Tube and Rail Stations Development Framework Boundary

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 39 4 Victoria Road and Old Oak Lane Principles 4.8 Character Areas

The diversity of the area should The character areas are sub-areas be celebrated through the of the ‘Places’ as defined in the consolidation of ten character OPDC Local Plan, adding a further areas. Each character area level of detail and specificity. should be a balanced mix of existing urban fabric and new development. New development should be informed by the heritage assets, use, typologies, urban scale, grain and identity of the existing character area it sits within.

OPDC Places

P1 Old Oak South P7 North Acton and Acton Wells

P2 Old Oak North P8 Old Oak Lane and Old Oak Common Lane

P3 Grand Union Canal P9 Channel Gate

P4 Park Royal West P10 Scrubs Lane

P5 Old Park Royal P11 Willesden Junction

P6 Park Royal Centre P12 Wormwood Scrubs

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 40 The Victoria Road and Old Oak Key 1 Lane area contains the most 1 Willesden Junction 6 Acton Wells East diverse characters within the OPDC area, including elements of both 2 The Island Triangle 7 Old Park Royal Park Royal and projected Old Oak. 3 Channel Gate 8 North Acton & 3 Acton Wells West This diversity forms the basis for 2 developing a rich and varied urban 4 Atlas Junction 9 Victoria Estate district through incremental and 5 Wells House Road, Midland Terrace 10 Westway Estate sensitive development over time. and Shaftsbury Gardens

Character areas are defined as areas with a coherent urban grain, New development opportunities act 4 similar predominant land use and as a ‘lever’ or catalyst of change broadly consistent scale and type within each character area, either of buildings. Each character area by introducing new complementary 7 5 should be considered as a place uses, enhancing the existing local in its own right and as an element economy or improving public realm in a wider network of places, and transport infrastructure. These linked through walking, cycling opportunities propel each character 6 and vehicular routes. Positive area into a future form which is true differences between character to its heritage and identity. areas should be emphasised without negatively impacting 8 neighbouring character areas. 9

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 41 Character Definition Heritage / Character Development Land Use Typologies Area Name Assets Objectives

Willesden Junction Existing high street, link Le JCT Pub ––Manage edges Existing: retail, depot, residential Existing: low rise terraced to station and immediate ––Open industry Future: retail, light industrial, office, Future: medium rise with taller buildings surrounds ––Mitigate construction traffic residential around Willesden Junction station Old Oak Lane Conservation area of Old Oak Lane Conservation Area, ––Manage edges Existing: residential, light industrial Existing: low rise terraced, stand-alone railway cottages and link to railway cottages, former Clubhouse, ––Mitigate construction traffic Future: residential, workspace sheds Grand Union Canal Fisherman’s Arms Pub ––Integrate places Future: medium rise with taller elements towards canal and railway Channel Gate HS2 construction logistics Grand Union Canal Conservation Area ––Manage edges Existing: cleared for HS2 consutruction Existing: cleared site site to be released in 2026, ––Open industry logistics, SIL designated Future: medium rise with mixed multi- SIL designated site ––Increase development capacity Future: high density SIL industrial uses storey employment typologies and ––Integrate places stand-alone light industrial typologies

Atlas Junction Cluster of buildings fronting Plantagenet House (A+M Building) ––Manage edges Existing: residential with ancillary Existing: low rise terraced, stand-alone onto Atlas Junction and Victoria Terraces ––Open industry commercial, employment mid-rise office, stand-alone large Grand Union Canal. Grand Union Canal Conservation Area ––Mitigate construction traffic Future: residential, retail, leisure, warehouses, multi-storey light industrial A new neighbourhood ––Increase development capacity community uses, employment Future: medium rise with taller buildings Town-Centre ––Integrate places around Atlas Junction

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 42 Character Definition Heritage / Character Development Land Use Typologies Area Name Assets Objectives Wells House Road, Existing residential Wells House Road ––Manage edges Existing: residential Existing: low rise terraced and flatted Midland Terrace and neighbourhoods, inlcuding ––Integrate places Future: residential with mixed use on blocks Shaftsbury Gardens Victorian terraced streets Midland Gate Future: medium rise with taller buildings around Old Oak Common Lane station Acton Wells East HS2 consutruction none ––Manage edges Existing: light industrial, office, Existing: mid-rise office, multi-storey logistics site, bounded by ––Open industry distribution, cleared site light industrial railway lines and Victoria ––Mitigate construction traffic Future: residential, retail, leisure, Future: medium rise with taller buildings Road ––Increase development capacity community uses, employment around Old Oak Common Lane station ––Integrate places and Victoria Road bridge

Old Park Royal Small scale light industrial Torpedo Factory, chimney on School ––Manage edges Existing: light industrial (SIL designated) Existing: low rise and multi-storey area with similar urban Road, various character buildings ––Open industry Future: light industrial, mixed light industrial, stand-alone small grain and building proposed in Leonard Street heritage ––Mitigate construction traffic employment (SIL designated) warehouses, light industrial estates typologies area ––Integrate places Future: as existing with increase in multi-storey and mixed employment typologies North Acton + Town centre, station hub Europa Studios Building, The Castle ––Manage edges Existing: residential, retail, office, Existing: high-rise residential, stand- Acton Wells West and surrounding area, Pub ––Open industry storage, hotel, employment alone warehouse, medium to low-rise bounded by A40, Victoria ––Mitigate construction traffic Future: residential, retail, leisure, office, Road, Wales Farm Road ––Increase development capacity community uses, employment Future: medium rise with taller buildings and school road ––Integrate places around North Acton station Victoria Estate Existing self-contained light Former Perfume Factory building ––Manage edges Existing: light industrial Existing: low rise terraced and stand- industrial estate bounded ––Open industry Future: residential, retail, leisure, alone warehouses and light industrial, by railways and Victoria ––Mitigate construction traffic community uses, employment multi-storey office Road ––Increase development capacity Future: medium rise along railway and ––Integrate places at former Perfume Factory Brunel Quarter Existing self-contained light Various character buildings ––Open industry Existing: light industrial Existing: low rise terraced and stand- industrial estate bounded ––Increase development capacity Future: residential, employment, alone warehouses, single-storey light by railways and Old Oak ––Integrate places ancillary retail industrial Common Lane Future: medium rise mixed use typologies

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 43 Reuse (Brooklyn Navy Yards, New York) Landmarks (Truman Brewery, London) Branding (Meatpacking District, Copenhagen) Some parts of the existing fabric can be repurposed, reducing the Heritage buildings, both industrial and non-industrial can act as Preservation of the area’s industrial past can provide place-based carbon intensity of new redevelopment. landmarks in the urban landscape. branding of new developments.

Conservation (Blackhorse Lane, London) Mix (Paintworks, Bristol) Signage (Blackhorse Lane, London) Preservation of heritage assets provide continuity for existing A balanced mix of uses and scales offers the potential to activate the The use of signage and billboards can improve wayfinding as well as communities. area, by intensifying the land use. highlighting the presence and character and of local activities.

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Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 45 4 Victoria Road and Old Oak Lane Principles 4.9 Development Sites and Phasing

Harlesden

New development in Victoria the potential to accommodate new 1 Harlesden Bus Garage Road and Old Oak Lane has the development. It is envisaged that capacity to deliver a minimum the ownership of sites used for HS2 2 Channel Gate of 8,500 new homes and space construction will be transferred to 1 Willesden for 13,000 jobs by: OPDC following their release. Other 3 Atlas Junction Junction –– Considering development as key opportunity sites are relatively an incremental renewal of the large sites in single ownerships that 4 Acton Wells East 2 area. can be brought forward in the short

–– Phasing development to to medium term. 5 Acton Wells West optimise regeneration. 3 –– Integrating with existing Smaller development opportunities 6 2 Portal Way residential communities, town exist throughout the area but will centres and employment uses. be driven by private development 7 Algerian Embassy

interest. It is expected that Old Oak Common Lane The Old Oak and Park Royal these sites come forward in an 8 Shurgard OAPF and the OPDC Local Plan incremental way over time. All Old Oak 4 Common recognise the wider OPDC area as development will be expected to 9 Big Yellow Storage North 5 one of London’s key opportunity integrate with wider place-making Acton areas for delivering new homes and priorioties of the area and the 10 Victoria Estate jobs. The Victoria Road and Old development principles set out in 7 10 Oak Lane framework area has the this document. 11 Brunel Quarter potential and capacity to deliver a 6 11 significant proportion of this new 8 housing, employment and mixed 9 use development. Key A number of key opportunity sites, including sites that have Areas with limited large-scale Development Sites been cleared as HS2 construction development potential logistics sites in the short term, offer Development opportunity Development Framework areas Boundary

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 46 Development within the framework area should be phased to:

– Focus early delivery in Phase 1 in the north and south of the area

– Focus delivery in Phase 2 in the central area

– Focus long-term delivery in Phase 3 in the northern ? Channel Gate site.

– Deliver a coherent approach to high-quality design and Phase 1 Phase 2 Phase 3 place-making. 2017-2026 2027-2036 2037 +

– Minimise the loss of existing employment areas and coordinate the re-provision of new workspace.

– Coordinate with public realm improvements, the delivery of new connections and public transport investment.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 47 4 Victoria Road and Old Oak Lane Principles 4.10 Working with HS2

The impacts of HS2 –– Enabling the delivery of a –– Delivering new walking and –– Securing the ongoing construction should be new route between Victoria cycling routes to provide a high activities in School Road managed to mitigate adverse Estate and Brunel Quarter. quality pedestrian and cycling through the ‘school canteen’ impact on existing places environment. proposal. through: –– Conserving and enhancing the heritage assets of –– Seeking public realm –– Where possible, aligning Plantagenet House and improvements that mitigate the access points to construction Europa Studios as a priority. impacts of HS2 construction compounds with long term If this cannot be achieved, traffic on the walking and routes in the area. frontages and key building cycling environment along the elevations should be retained. main routes. As a last resort, materials of the deveopment should be –– Integrating meanwhile retained for re-use in future uses, public art, high quality development. hoardings and public realm projects into the perimeter of HS2 construction compounds to mitigate the severance caused during construction.

Hawkins\Brown © | April 2017 | HB16044 | Victoria Road and Old Oak Lane Development Framework 48 4 Victoria Road and Old Oak Lane Principles 4.10 Working with HS2

The construction of HS2 will take vehicles, public transport, cyclists place in the framework area over and pedestrians through a series a ten-year period leading up to of public realm and carriageway 2026. During this time, this major improvements. construction project will have a significant impact on the local urban In some cases, the access to area due to the intensity of vehicle construction compounds offers flows, the severance caused by the opportunity to unlock future secure perimeters of construction routes and overcome railway compounds as well as noise and air infrastructure in the area. These quality. opportunities should be maximised by coordinating access points Victoria Road in particular, Old and connections with a view to Oak Lane, Wales Farm Road, delivering long-term connectivity. Chandos Road, School Road and Old Oak Common Lane are key Improvements to key HS2 routes where construction traffic construction routes are set out in and local flows of cars, cyclists and more detail in the HS2 Discussion pedestrians will need to coexist. Document. In many cases, alternative routes are restricted due to railways and infrastructure barriers, thereby preventing pedestrians and cyclists to find quieter and safer routes. These key routes therefore have to support the shared use Key between construction traffic, private HS2 Construction sites Main construction traffic routes

Land potentially required Development Framework during construction Boundary

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