A Framework for April 2008
Tribal Urban Studio in association with Southall Michael Beaman Ltd London Borough of Ealing
A Framework for April 2008
Tribal Urban Studio in association with Southall Michael Beaman Ltd London Borough of Ealing
architec ture planning de sign Tribal Urban Studio in association with Michael Beaman Ltd
Contents
Contents List of Figures
1 Setting the Scene 1 Figure 1.1: Context Within London 2 1.1 Why a Framework for Southall? 1 Figure 1.2: Southall Context 3 1.2 The Process 1 Figure 1.3: Southall – Character and Place 4 1.3 Contextual Analysis 1 Figure 2.1: The Framework Plan 8 Figure 3.1: Southall Town Centre UDP Boundary 11 2 The Framework in Outline 7 Figure 3.2: Retail Centres in LB Ealing 12 2.1 Objectives for Southall as a Place 7 Figure 4.1: Major Transport Connections 19 2.2 The Framework in outline 7 Figure 5.1: Housing Character & Analysis Plan 28 Figure 7.1: The Community Hub concept - potential service provision 34 Figure 7.2: Potential Locations for the Community Hub 35 Figure 8.1: Areas for Change and Improvement 39 Part A: Planning for Change Figure 8.2: Town Centre Development Ideas 41 3 Retail and the Town Centre 11 Figure 8.3: Detailed Transport Development Ideas 43 Figure 8.4: Transport Development Ideas 45 3.1 The Current Position 11 Figure 8.5: Housing Opportunities 47 3.2 Planning for Change 12 Figure 8.6: Public Realm Proposals Plan 49 4 Transport 17 Figure 8.7: Employment Sites Identified for Change 51 4.1 The Current Position 17 4.2 Planning for Change 20 List of Tables
5 Housing, Public Realm and Community Safety 23 Table 3.1: Southall’s Retail Floorspace Composition 11 5.1 The Current Position 23 Table 8.1: Suggested Phasing of Framework Proposals 53 5.2 Planning for change 24 Table 8.2: Short Term Project Phasing 54 6 Employment and the Local Economy 31 6.1 The Current Position 31 6.2 Planning for Change 32 7 Community Services 33 7.1 The Current Situation 33 7.2 Planning for Change 34
Part B: Change and Delivery 8 Proposals 39 8.1 Introducing the proposals for change 39 8.2 Retail and Town Centre Proposals 40 8.3 Transport Proposals 42 8.4 Housing, Public Realm and Community Safety Proposals 46 8.5 Employment and Labour Market Proposals 50 8.6 Community Services Proposals 52 8.7 Suggested Phasing 53 Disclaimer: This report was commissioned by the London Borough of Ealing as part of the Local Development Framework (LDF) preparation process. 9 Site Specific Development Guidance 55 The proposals and reccomendations of this report are those of the authors and 10 References 61 should not be treated as being those of Ealing Council itself.
A Framework for Southall
Setting the Scene 1
1.1 Why a Framework for Southall? The Workshops had three elements, all of which have fed Part B: Projects and Delivery Southall is very much directly into the formulation of the Framework: Part B is specifically about action and implementation, and This Framework is designed to be a response to the includes: a place of change. potential for change, and an indication as to how best to 1 To present each organisation’s existing policies, manage it for the good of the community’s diverse interests. strategies and plans in relation to Southall; t "DIBQUFSSFTUBUJOHUIFQSPQPTBMTJOTIPSUFSGPSN It is intended to provide a shared strategy for the variety supported by a series of drawings; collectively, this 2 To raise and discuss issues facing each organisation, and New communities, of agencies that operate in the area. It provides a policy forms the Framework for Southall discuss wider issues under each topic heading, both now context for decisions about existing issues and problems, as and in the future; and t "TFUPGTJUFTQFDJöDQMBOOJOHHVJEBODFOPUFT economic change well as a guide to inform future development opportunities. 3 To move toward a shared set of objectives that the Separate confidential advice addressing specific issues and the pressure The catalyst for the creation of this Framework has been the Framework should address for each topic. of viability and delivery, referring to both the Gas Works development of proposals for a new mixed-use community development and other elements of the Framework, has also on the Southall Gas Works (SGW) site. The scale of this been made available to the Council as part of this project. Inevitably, an important part of each discussion centred on from development development is such that an updated planning framework how the SGW development will affect each topic, how it is required for the whole of central Southall, within which can contribute towards solving some of the issues, and how 1.3 Contextual Analysis decisions regarding the Gas Works site can be made. are all contributing possible impacts can be mitigated. The following figures show the geographical context of However the potential of the SGW development is not the Southall and the Gas Works site in relation to the Borough to this process. The Workshops acted as part of the research background solution to all of Southall’s problems, nor are its impacts and London. for the process. They combined with a planning and design the only issues the area faces. Existing problems in relation analysis of the area, as well as a comprehensive review of to demographic and social changes; the local economy the plans, policies and strategies that cover Southall, to and retail sector; health and education; transport and form the background against which the Framework has the environment; all are given specific consideration in been written. The report reflects both the knowledge this document. The aim is to provide a shared vision and gained via the Workshops and the consultancy team’s own way forward, so that decision-makers can help provide a analysis. prosperous, sustainable future for Southall and its current and future population. The Framework is split into two parts, which can be read independently, depending on the reader’s particular 1.2 The Process concerns.
The Framework has been prepared by a consultant team Part A: Planning for change led by Martin Crookston of Llewelyn Davies Yeang, in Part A presents the Framework’s proposals in the context of association with Michael Beaman Ltd, who provided advice the issues and ‘reasoned justification’ that they are based on development feasibility aspects. Jonathan Moore was the on, going from current issues and policies through to the project manager. proposals designed to tackle them. It was developed collaboratively with a number of stakeholders representing the Local Authority, other public This is done on a topic-by-topic basis, following the broad sector organisations, community and voluntary groups, and structure of the 2007 Workshop series. It therefore includes: representatives of local businesses. Involvement with these groups was through the medium t "TFSJFTPGUPQJDCBTFEDIBQUFST GPMMPXJOHUIFTUSVDUVSF of a series of topic-based “Workshops” addressing the wide of the workshops, addressing in turn: range of issues that the Framework covers. - issues, policies and objectives for the Framework; These took place over the summer of 2007 and were: - a ‘Planning for Change’ section, discussing how these objectives could be met through the t 3PMFBOE,JOEPG1MBDF Framework; leading to
t 3FUBJMBOEUIFUPXODFOUSF - a set of proposals for the topic. t 5SBOTQPSU
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A Framework for Southall 1 1 Setting the Scene
Figure 1.1: Context Within London
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2 A Framework for Southall Setting the Scene 1
Figure 1.2: Southall/Heathrow Context
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A Framework for Southall 3 1 Setting the Scene
Figure 1.3: Character and Place
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4 A Framework for Southall Images showing character and place
1 7 12 17 23 28
The Grand Union Canal Southall Broadway South Road Grand Union Canal Railway line from Glade Lane area 2 8 13 18 29
Housing in the Featherstone Road area Underpass into the SGW The Green, Southall The Gas Works site 3 9 14 19 24 30
Underpass into the SGW site Housing in the Beaconsfield Road area The Water Tower Canal bridge in the Glade Lane area The Green, Southall 4 10 15 20 25 31
Poor public realm in the Featherstone Road area 1. The Grand Union Canal Play area near Featherstone Road 5 21 26 32
View from Southall bridge, looking west 16
Housing in the Featherstone Road area Gasometer Havelock Estate Housing on the Beaconsfield ‘grid’ Underpass to SGW 6 11 22 27 33
Underpass into the SGW site Southall Broadway Phoenix House Canal spur in the Glade Lane area Alleyway between Beaconsfield Road and The Crescent, Southall the Canal
The Framework in Outline 2
This section presents a 2.1 Objectives for Southall as a Place 2.2 The Framework in outline This is a set of ‘headline objectives’ which were the outcome The Framework defines a new Southall containing the summary of the Framework. of the workshop entitled ‘Role and kind of place’. They following elements. are deliberately broad in their scope, in order to represent the various delivery partners to which these aims and this t "UPXODFOUSFXJUIEJTUJODUDPNQPOFOUTUIFVOJRVF"TJBO It links the objectives set Framework apply. specialism of Broadway/South Road; a new Western-oriented “main street” on the SGW site; and intensified development out at the start of the Southall is a very diverse and changing place, in terms of around the station its demographics and the place itself. Its unique ethnic mix t "UPXODFOUSFXJUIBNPSFDPOTJTUFOU IJHIFSRVBMJUZ gives the place its own character, local pride and diversity Workshops with the final streetscape and public realm within a very diverse city. t "TXFMMBTSFUBJMJOH BOJNQSPWFEBSSBZPGPUIFSUPXO product of the Framework The Framework for Southall must recognise these centre services – library, community hub, health centres, characteristics, and set the context for the future plus additional car parking opportunities process, and it brings development of Southall to be sensitive to them: both t .BKPSOFXIPVTJOHBOENJYFEVTFEFWFMPQNFOU in addressing the issues that Southall is facing, and in opportunities: on the SGW site; around the Station to identifying the potential that can be realised. together the various respond to the arrival of Crossrail in the next decade; and as part of a rationalisation of land-uses east of A “vision” has been defined in the Framework, expressed as Merrick Road layers that are individually a set of objectives, which have guided the development of the proposals contained in this document. t /FXQVCMJDPQFOTQBDFUPNFFUBDLOPXMFEHFE addressed in later chapters. deficiencies t (FUUJOHUIFNPTUPVUPGUIFUXP$BOBMBMJHONFOUTGPS The vision for Southall developed through the Framework is: recreation and attractive waterside development
t 5PCFBTUBCMFZFUEJWFSTFDPNNVOJUZ SFDPHOJTJOHUIF t "TUSFFUOFUXPSLXIJDIQSJPSJUJTFTQVCMJDUSBOTQPSUBOE number of ethnic groups, religions and nationalities that movement on foot, but which also has more efficient collectively form Southall. routes for general traffic: north-south via a new bridge over the railway to connect with Merrick Road, east- t 5PCFBQMBDFPGDIBSBDUFS XJUIBTUSPOHTFOTFPG west to link the SGW site into the rest of the town and identity and local pride; network t 5PCFXFMMTFSWFECZBSBOHFPGSFUBJMBOEDPNNVOJUZ t #VTTFSWJDFTJNQSPWFECZFBTJOHDPOHFTUJPO BOE services, suitable for and accessible to the population of reoriented to link more of Southall directly to the Southall and its environs; Station t 5PCFBXFMMDPOOFDUFEQMBDF XJUIFBTZBDDFTTCFUXFFO t 3FBMJTJOHUIFQPUFOUJBMPGEFWFMPQNFOUPQQPSUVOJUJFTUP different parts of Southall, and to places beyond; the east of the town centre through a combination of t 5PCFBQMBDFUIBUQSPWJEFTBSBOHFPGIPVTJOHPQUJPOT new development, improvements to existing open space in terms of both type and tenure. and residential areas and accessibility improvements.
t 5PCFBQMBDFUIBUQSPWJEFTUIFDPOEJUJPOTGPSFDPOPNJD growth and prosperity, making the most of the area’s Figure 2.1: The Framework Plan assets - the place and its people; The Framework Plan shows the changes in land use that would result from the proposals made within the t 5PPòFSBSBOHFPGHPPERVBMJUZQBSLTBOEPQFOTQBDFT Framework; together with proposed green spaces, pedestrian links and street connections. This vision is developed in the Framework through the topic chapters. They relate, as noted above, to the workshops which were used as the main forum for analysing the issues facing Southall, the opportunities for development, and the formulation of how these are to be addressed. The combination of these strands of work leads to the overall Framework, which is summarised below.
A Framework for Southall 7 2 The Framework in Outline
Figure 2.1: The Framework Plan
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,&: Potential Cross Rail Development Site
Town Centre
Employment
Mixed-use
Residential
Green space
Streetscapes Improvements
Green Link
Street Connections
Pedestrian Connections
New Pedestrian Connections
New Street Connections
Potential Community Uses
Potential Parking Sites
Public Realm Hot Spot Upgrades
Canal
8 A Framework for Southall Part A: Planning for Change
Retail and the Town Centre 3
3.1 The Current Position Figure 3.1: Southall Town Centre UDP Boundary Total retail floorspace is 55,846m2 (some 600,000 sq.ft.) Shopping and town centre The existing retail offer is dominated by independent and Two main themes recur: the issue of quality in the existing BME retailers, selling both convenience and comparison services form an essential centre, and the potential of the Southall Gas Works (SGW) goods. There is also a diverse range of specialist services on site for new retail. The predominant focus is on retail – this offer, such as foreign currency exchangers, travel agents and is the main activity, and where most of the issues lie. communication shops. The West London Retail Needs Study core component of what (2007) reported the following composition of Southall’s Southall offers. This chapter 3.1.1 Current Policy shopping: The London Plan stresses the need for town centres to play Table 3.1: Southall’s Retail Floorspace Composition looks at the situation today a wide role in terms of retail, leisure and other related uses. The format of Southall’s retail offer varies from small corner Through the Plan’s policy of ‘structured choice’, the supply shops to larger purpose-built stores. There are also several of facilities should be concentrated within town centres and shopping centres and bazaars. Of equal importance to – the town centre as it is, should enhance the quality and diversity of retail offer. the permanent retail units is the market, which operates on a Tuesday, Wednesday, Thursday and Saturday. As and the policy context – and In the London Plan and the Ealing UDP, Southall is classified well as contributing to the overall character, vitality and as a ‘Major Centre’ – positioned in the borough hierarchy individuality of Southall, the markets are also crucial in below the ‘Metropolitan Centre’ (Ealing), and above the providing a “stepping stone” for many local retailers looking then reviews the key issues ‘District Centres’ (Acton, Greenford, Hanwell) and numerous 3.1.2 The Town Centre Today to establish their businesses. ‘Neighbourhood Centres’. By recognising the distinctive which must be planned for role of each element of the hierarchy, the UDP seeks to Southall town centre is currently divided into two parts. To the Southall can be regarded as being in the third tier of maintain and where necessary improve the function, north of the station is the prime shopping area. This runs along London’s town centres – with the West End and Brent in the Framework. character, vitality and viability of the borough’s retail offer. Uxbridge Road (The Broadway) and south towards the station Cross at the top, and 10 metropolitan centres (including down South Road. The Broadway contains the majority of the &BMJOHBOE,JOHTUPO JOUIFTFDPOEUJFS#FMPXBSFTNBMMFS With specific reference to Southall, the Council aims to Asian retailers, whilst to the East the High Street has a number places like Hanwell and Greenford. The relative power of sustain the vitality of the existing retail centre whilst of dilapidated frontages, the former Town Hall, the market and the centres is indicated by the floorspace figures: Ealing simultaneously broadening the range of facilities available. other commercial and civic uses. The shopping area south of the at 130,000m2, Southall at 56,000m2, and Hanwell at During this expansion of facilities, it is of critical importance TUBUJPOIBTJUTGPDVTBSPVOE5IF(SFFOBOE,JOH4USFFU BOEUFOET 19,000m2. Southall, as the centre for a town of some that the scale remains appropriate to Southall’s position to be more locally-focussed in its services and catchment. The 50,000 people, thus serves an immediate catchment within the retail hierarchy as a ‘Major Centre’. walk between the two takes approximately fifteen minutes, with comparable to that of a market town – though of course, Southall railway station half way. They are not really contiguous, as the map from the retail study shows, it has many more The UDP defines the boundary of the retail centre of as the railway and the intervening sites cause a break in the competitors nearby, which would suggest that its area of Southall for policy purposes. As Figure 3.1 shows, this shopping frontage of over 400 metres. influence is much more tightly bounded. extends from the Uxbridge Road, down South Road, across UIFSBJMXBZ BOEBTGBSBT,JOH4USFFUUPUIFTPVUI5IFQMBO also shows the Local Centres in Southall. These are:
t #FBDPOTöFME3PBE 4PVUIBMM Table 3.1: Southall’s Retail Floorspace Composition t %VEMFZ3PBE 4PVUIBMM Southall Ealing Town Centre t )VOU3PBE 4PVUIBMM Retail Category Number of Units Percentage of total Number of Units Percentage of total Average over 12 t /PSUI3PBE4PVUIBMM floorspace (%) floorspace (%) West London Study Centres (%) t /PSXPPE3PBE 4PVUIBMM
t 5FOUFMPX3PBE 4PVUIBMM Convenience 67 14.6 54 8.5 11.0 t 8FTUFSO3PBE 4PVUIBMM Comparison 172 37.6 236 37.4 33.7 t 8FTUFSO3PBE 4PVUIBMM Service 194 42.4 306 48.6 47.2
t 8FTUFSO3PBE 4PVUIBMM Vacant 25 5.5 34 5.4 8.1 Total 458 630
A Framework for Southall 11 3 Retail and the Town Centre
Figure 3.2: Retail Centres in LB Ealing t *TTVF2VBMJUZ 3.2 Planning for Change Objective: Improve the current conditions through 3.2.1 Breadth of offer environmental and streetscape improvements, as well as encouraging improvements to the ‘private-realm’ such As noted, ethnic-minority market shops represent a major as shopfronts, displays and signage. asset to the retail offer of Southall town centre. But their t *TTVF.JYFEVTFPOUIF4PVUIBMM(BT8PSLT 4(8 TJUF over-representation within the retail mix is also identified as a limitation. With the exception of a few units in the Objective: For retail to be part of the mix of uses at northern half of the centre (such as Woolworths and the Gas Works, creating a lively urban quarter which is Superdrug), there are no national multiples in Southall. The more than just a dormitory suburb. SGW offers a more Retail Needs Study reports that 38% of those questioned suitable location for retail, particularly food retail, than expressed their desire for larger retailers. The introduction sites currently on offer in the existing centre. of more mainstream retailing would serve the needs of t *TTVF4DBMF5ZQFPGSFUBJMJOHBU4(8 second and third generation ethnic-minority residents, as well as reducing the “leakage” of shoppers and spend to Objective: That any new retail which is part of the DPNQFUJOHDFOUSFTTVDIBT&BMJOH )PVOTMPXBOE,JOHTUPO SGW development should be of a type and scale that complements rather than competes with the existing centre and encourages linked trips. This has implications Proposal on Planning Policy – specifically the designation of The town centre would benefit from the provision of more Southall town centre and its place in the retail hierarchy. mainstream ‘western’ style retailing, complementing rather The Framework aims to resolve these potential than competing with the existing retail offer, currently mainly inconsistencies. focused around the Asian shopping niches. SGW offers the most appropriate location for this kind of retailing, freeing up t *TTVF-JOLBHFTCFUXFFOTIPQQJOHBOEJUTIJOUFSMBOE previously identified development sites in the Town Centre for and between the different elements of the retail offer other uses. Objective: all shopping /town centre services to be accessible by good public transport, walking and %JTUJODUJWFOFTT2VBMJUZ cycling; and new town centre retail wherever possible to be at locations with high public transport accessibility - Entertainment, fashion, jewellery are all part of the unique if necessary using land swaps and relocations to achieve Southall offer, though traders have reported a decline in these a better fit between land use and transport . sectors recently. Concern was consistently expressed at the Workshops that the existing Southall centre was at risk, through a t *TTVF$BQUVSJOHEFWFMPQNFOUWBMVFGPSMPDBMCFOFöU Figure 3.2 shows all retail centres in LB Ealing. It is worth 3.1.3 Issues & Objectives steady decline in the quality of environment, retailing, range and noting the relatively large footprint of the centre at Objective: Where appropriate, to use planning gain distinctiveness. And compared informally with say Green Street The issues which the Framework deals with in relation to Southall, split as it is between the Broadway, South Road / Section 106 contributions to gain benefits and (Newham) or Wembley High Road (Brent), it does appear to be (a) retail and the town centre, and the objectives discussed in BOE4PVUIBMM(SFFOUP,JOH4USFFU minimise impacts. limited in its high-quality specialist comparison traders and (b) the process of evolving the Framework, are: over-focussed on convenience goods especially imported food. t *TTVF1BSLJOHQSPCMFNTIBWFCFFOSBJTFECZCPUI So far, much of this could be describing any middle-sized In addition, there are a number of issues concerning the street- London centre. But Southall is different and distinctive, shoppers and traders t *TTVF#SFBEUIPGPòFS scene within Southall which are beginning to affect the retail offer essentially because of the multi-ethnic dimension. The Objective: To identify potential sites to increase the supply and its competitiveness. These relate to the public realm such as Objective: To create opportunities for a higher quality retail Retail Needs Study (RNS) underlines the importance of for off-street parking, in the shorter and longer term. street furniture, conflicts between users of the street, path and offer, and for the new offer to be less one-dimensional Southall as a major centre for purchasing ethnic goods such roadway maintenance; as well as issues more closely related with adding mainstream, ‘western’ style shopping to the Asian t *TTVF3PMFPG4PVUIBMM(SFFOBOE,JOH4USFFU as saris, textiles and jewellery. In particular, the significance shopfronts, signage and marketing. of ethnic foods is emphasised – with 83% of those niche retailing. Objective: To consider the role and policy designation of questioned using the centre for purchasing specialist ethnic t *TTVF%JTUJODUJWFOFTT UIF(SFFO,JOH4USFFUSFUBJMBSFBJOUIFDPOUFYUPGUIFOFX There are also issues regarding the role of the various parts of food, and 23% identifying it as the main purpose for their retail on SGW, links between different parts of the town UIFFYJTUJOHUPXODFOUSF FTQFDJBMMZBMPOH,JOH4USFFU XIJDI Objective: Building on the distinctiveness that the Asian visit. The rich ethnic retail offer serves both local residents centre, and the different elements of the retail offer across although designated as part of the Town Centre, has the role and retailing gives to Southall, of which its role as an Asian and visitors from across West London and beyond. Southall town Centre. character that relfects a local centre. Gateway could be key.
The Framework recommends a more coordinated approach to such activities through a formalised approach to town centre
12 A Framework for Southall Retail and the Town Centre 3
improvement, encompassing both capital works improving 3.2.3 Mixed Use on the SGW site Proposals comparison-goods spending will continue to go to the street-scene as well as proactive schemes to improve the t 5IFQPUFOUJBMGPSOFXTFDUPSTTIPVMECFFYQMPSFE other centres: that is how London shopping works. With management of the retail area to enhance its identity, image and The SGW site, at 30 hectares, is by far the biggest whether for the SGW site or elsewhere in Southall; for limited access potential and a lot of competition, the therefore competitiveness. Parking is dealt with at 3.2.6 below. opportunity in Southall. It will of course be a very important example this could include conferencing, banqueting, site is not actually ideal for such a development anyway. housing location, but it also offers the potential to make a and the arts and media sectors. The retailing should therefore concentrate on serving Proposals more varied and active contribution to the life of Southall. t "DFSUBJOøFYJCJMJUZPGBQQSPBDITIPVMECFUBLFOUP the Southall market, adding to the range of offer in a t &OIBODFNFOUPGUIFQVCMJDSFBMNFMFNFOUTPG Retailing is clearly one of the elements that could add to permitting uses on the SGW site, in terms of form, scale, controlled way. the public realm should be of high quality and this range and it forms an important part of the evolving content, use and phasing; to allow the development to distinctiveness, incorporating high design standards to developer proposals for the site. While the need for a wider evolve and respond to changes in market conditions and Type: as for the type of retail content, and within an overall add to Southall’s retail offer. This should include paving range of uses is acknowledged, the Gas Works site presents so that policy constraints or inflexibility of planning do aim of adding mainstream retailing but remaining within materials, decoration, street furniture and lighting, the significant challenges in providing such development. These not threaten the viability or delivery of the development the scale appropriate to Southall’s position as a ‘Major branding and design of which could represent the area’s challenges include railway noise and land contamination of what is undoubtedly a difficult and constrained site. Centre’, we note that Uxbridge (the next closest ‘Major identity and multiculturalism. The Streetscape and and other issues, but in particular the issue of accessibility. Centre’) contains Debenhams, M&S and BHS. Central Liveability Guide (2004) provides some initial context The area with most development potential lies away from Uxbridge is of course rather better connected by all modes and guidance towards this. the most accessible area at the eastern end. This is reflected in the fact that existing town centre designation excludes 3.2.4 Retail Potential on SGW than the SGW site’s shopping would be, so it is not a straight t 8PSLJOHPORVBMJUZUIF#PSPVHIBOE)FBUISPX$JUZ the entirety of the Gas Works site. While this difficulty can comparison. But it does suggest that, as well as a medium- Partnership need to consider how they can work with be mitigated somewhat by increasing public transport What sort of retailing should be envisaged on the SGW site? sized food store, the site could offer modern mid-range retailers and property-owners to reverse the trend accessibility to the site, and by maximising access on foot retail units to attract “high street” operators, and including towards smaller, lower-value trading, hold on to the from nearby neighbourhoods, the extent and type of retail Scale: in terms of scale of retail development, the RNS suggests perhaps one larger unit as the anchor. best retailers who do still attract customers from further at the SGW site will inevitably be a matter of balance that Southall’s quantitative need for significant amounts of afield, and improve both the content and appearance of between competing objectives. new floorspace is quite limited once the proposed scheme Relationship with site potential in the existing centre: the the shopping. (assumed by the RNS as being 15,000 m2 gross of retail) is taken Framework also considers the interaction of SGW with the into account. Projecting existing market share, it calculates a existing centre’s potential development sites – in terms of t .BOBHFNFOUBOE%FMJWFSZPGIJHIFSRVBMJUZB t 4VQFSNBSLFUSFUBJMJOHBU4PVUIBMM(BTXPSLT TFSWJOHUIFTJUF the prospect for increasing range and quality. There are partnership approach needs to be taken towards the itself and adjacent residential areas, would be unlikely to “retail capacity” –i.e. new floorspace required to handle any undoubtedly promising sites, and groups of sites. But they management and maintenance of the town centre and compete with, and could even strengthen the existing food new spending-power – as only about 1,700m2 of comparison have been of little interest to the conventional development the public realm. This could involve the Local Authority, retailing in Southall centre, which currently leans very much shopping and an over supply of between 900-2,900m2 of market, despite being allocated in Ealing’s UDP for many Southall Traders, the Heathrow City Partnership and towards ethnic, imported foods. Its competitors are outside convenience shopping over the next decade taking into years now. The judgement is that they can and should be other key stakeholders. There are various options for the town itself, and not particularly well located for local account existing commitments such as SGW. The RNS also raises brought forward (see 3.2.7 below), but that they do not taking this partnership forward: the establishment of a residents. in addition, the SGW site, subject to accessibility qualitative concerns on the impact that this new retail would offer the short-medium-term potential of attracting modern town-centre forum bringing together key stakeholders improvements, offers a more suitable, sustainable location have on the existing town centre. The new retail is therefore retailing that SGW concept does. to improve town centre maintenance regimes, develop for retail expansion than the sites currently identified for encouraged to respond to the need for a more mainstream retail programmes of improvement and marketing roles to retail in the existing centre. offer suitable for second and third generation residents, whilst Proposals: improve and promote Southall’s image and market retaining the unique ethnic offer in the existing town centre. t $PNQBSJTPOTIPQQJOHDBOCFKVTUJöFECZSFGFSFODFUPUIF presence; and/or establishing a Business Improvement So the case for retail expansion is a qualitative and special t 3FUBJMFYQBOTJPOPOUIF4(8TJUFTIPVMECFFODPVSBHFE nature of Southall being very different – as explained in but the scale must reflect the danger of over-provision District in Southall, which is an option that would one, not primarily a quantitative one. Apart from purely 3.2.1 above, the breadth of conventional retailing needs in a centre where analysis has identified the risks extend the representation many of the businesses local provision, as the scale of retail and other non- expanding, whilst continuing to support the centre’s wider, associated with additional retail space. It should have through existing groups - a levy on business rates residential provision increases, the more it would run into arguably international catchment. also, the methodology therefore be capped at a level which (a) is judged to be would provide the group with a dedicated budget to three sorts of problems: used by the RNS does not take into account fully the capable of being handled by the transport system, (b) implement projects and solve current issues. These specialist nature of comparison shopping in Southall, with it is acceptable within a “special case” variant of existing activities could be dovetailed with the appetite that t Traffic: large-scale shopping or other uses would attract being focused on ethnic goods, with only a small proportion policy concerning its location, and (c) adds no more exists to develop Southall as an ‘Asian Gateway’. shoppers from a wide catchment, which cannot easily falling into standard comparison goods shopping. be served by public transport and which therefore than about 30% to the existing floorspace in Southall t ,JOH4USFFU5IF(SFFO$POTJEFSSFEFTJHOBUJPOBTB centre. The “cap” should be an additional 15,000m2 t 7BSJFUZBOENJYDBOCFBDIJFWFEPOUIFTJUFCZNPSF would attract shoppers by car, creating additional traffic Neighbourhood Centre rather than part of the Town Centre, than just conventional retailing. The range of additional problems on a very congested road network (both east (gross) maximum, of which approximately 5,000m2 along with implementing some of the same approaches uses which could be part of the Gas Works could include and west of the site); would be a food store. Note that this assessment is towrds town centre improvements as eslewhere, as a minor leisure uses, canal-related uses, a hotel, Asian trade based on currently available data within both the RNS element of any partnership’s remit. In particular, they could t Policy: new major out-of-centre shopping is clearly centre, banqueting, small business or office units, and the current proposals for the SGW. It will be for the be better linked to the station and South Road shopping/ counter to both the London Plan and Ealing planning faith and community centres. There is potential within Borough, TfL and GLA to decide on specific proposals on services by public realm improvements and, in the longer policy for retail and town centres, and the “special case” the Gas Works for uses demanding larger floor areas, the basis of further appraisal in due course. term, removal of general traffic from the railway bridge. argument could not possibly be extended beyond a such as entertainment and mainstream retailing, but certain point; t 5IFVOJUTTIPVMECFNPEFSOIJHITUSFFUVOJUT the availability of land must be weighed against the predominantly in the range 90m2 to 200m2, to provide Commercial: although some clawback of the current accessibility objective for the town centre as a whole. t a good but not excessive range of shopping in a normal “leakage” of spending is possible, higher-end
A Framework for Southall 13 3 Retail and the Town Centre
size range for High Street comparison shopping of the t "UIJSEHSPVQPGTIPQTPOUIF4(8TJUFDBOTFSWFUIF which can lead to reductions or alternatives to contribute to The Framework study has reviewed the central area sites type required to complement the existing town centre. residential hinterland to the north (Beaconsfield Road area) relieving parking problems and providing viable alternatives. and identified considerable opportunity for development This would not preclude the provision of some smaller and south (Featherstone Road area), and its own residents; within the town centre. See Figure 8.2. units on the site for locally-targeted convenience it can be linked by bus to some of the rest of the catchment; servicing is also an issue, with the SGW providing opportunities shopping (news-con-tob, sub-post office, etc). and it will also draw carborne trade from the rest of Southall. for safer and more efficient servicing than potential retail sites in There are a number of potential options for the use and That balance will be crucial to its acceptability; and the the existing centre. development of these sites. design of the links to South Road still presents a considerable 3.2.5 Linkages: connecting SGW retailing to the design challenge. The Southall Gasworks site is too remote to provide parking t 3FUBJMEFWFMPQNFOUPOFiHBQwCFUXFFOUIFDVSSFOU existing centre and to its walk-in catchment for the Broadway retail activity, being mostly beyond a 800 generally small-scale Asian retailing and the more metre (10 minute) walk (see figure Figure 8.1). “Western” concept for the SGW site is more modern / In design terms retail centres generally work under the Proposals upmarket shopping aimed at a sophisticated Asian- following conditions: t 5PMJOLUIFOFXSFUBJMUPUIFOPSUIPGUIF(BT8PSLTTJUF5IJT origin market, linking in with Southall increasing its Proposals means providing direct access from the new retail into the role as an Asian Gateway, capitalising on both its ethnic The parking strategy advocated in the Framework is t 8IFOUIFSFJTUIFGPPUGBMMDSFBUFECZUIFSFUBJMBOEPUIFS existing residential area to the north. role and proximity to Heathrow. This may be especially therefore one combining: services generated by through-movement; appropriate where the development sites are larger t -JOLJOHUIF(BT8PSLTUPUIFSFTJEFOUJBMBSFBTTPVUIPGUIF than the current units, more suitable for this kind of t 5IFSFJTMFHJCJMJUZoQFPQMFDBOöOEUIFTIPQT TVDIBT railway line. This requires upgrading of the two underpasses. t /FXQBSLJOHPOUIF(BTXPSLTTJUFUPTFSWFUIFOFXSFUBJM retail development. Proposals for SGW’s eastern access, on high streets – related to a large walk-in catchment and other uses, arranged and managed to allow shared use t 1SPWJEJOHBXPSLBCMFTPMVUJPOUPUIFFBTUFSOBDDFTT and for major road /transport improvements over the population; and hence to limit the number of spaces required; plus connecting the new retail to South Road to work for all railway (see section 4.2.2) may provide these kinds of t 0SXIFSFUIFZBSFBTFQBSBUFEFTUJOBUJPOTFSWJOHBNPSF modes of transport. The quality of this connection must be t 5IFJEFOUJöDBUJPOPGTJUFTGPSTISFEQBSLJOHXJUIJOFBTZSFBDI opportunities, and also have the advantage of extending dispersed catchment, predominantly car-borne trade: good enough to encourage shared trips between the retail of the Broadway and South Road which could be developed the current retail frontage down from the Broadway not a policy objective here. nodes. as public short-term car parking sites. nearer to the station and the SGW retail, making the town centre function better as a integrated, coherent There is therefore an urban design response required in order t 5IFTFNFBTVSFTUPFBTFDVSSFOUTIPSUBHFTTIPVMECF whole. to achieve the first two conditions to create a credible centre combined with a more coordinated programme for travel 3.2.6 Parking for Southall, incorporating both the new and existing retail. and parking management and travel planning with current t %FWFMPQNFOUTJUFTNBZBMMPXUIFDSFBUJPOPGSFTJEFOUJBM As in all London centres, the issue of parking is both difficult and and future businesses, shops and homes, in order to promote units on upper floors adding to the vitality of the town Shopping linkages contentious. Parking problems may be acting as a constraint on other forms of travel to Southall. centre and increasing the mix of uses. Residential uses Looking first at the issue of linking the shopping areas: as shown the performance of Southall’s retail centre, whilst sustainability may also be more suitable than retail uses on ground in Figure 3.1 the current shape of the designated town centre and policy objectives generally point towards encouraging floors, given concerns over retail capacity. is one of a loose T-shape, stretching along the Broadway and other forms of transport than the car. The general issue is one 3.2.7 Potential Development Opportunities down South Road, into Southall Green. The actual retail frontage t 5IFSFNBZCFPQQPSUVOJUJFTUPQSPWJEFBEEJUJPOBM of demand for both parking and loading for the retail along the dedicated town centre car parking, a lack of which has is clearly split between The Broadway and The Green – a good SGW is by no means the only site with potential for retail or Broadway, due to its niche offer having a much wider than walk- been identified. fifteen minute walk. The Broadway acts as the focus for the Asian in catchment. Although public transport is good, the parking similar development – though it is the one with the most retailing whereas the Green acts much more as a local centre for supply is too small to serve more than a small proportion of immediate interest and proposals. Several other sites within t 5IFSFNBZCFPQQPSUVOJUJFTUPJOUSPEVDFOFXPS its walk-in catchment – the two areas do different jobs. New retail trade – 65% of respondents to the Retail Needs Survey stated the existing UDP “Town Centre” designation are already replacement community facilities in the town centre, development on the Gas Works site effectively creates a third that they have problems finding a parking space in Southall, identified as having potential to fulfil retail expansion putting them in a location providing an accessible node, and this split is a feature that we believe will continue. The with 37% of all shoppers travelling by car (compared to 12% for and other purposes. As noted, few have come forward location, near to other facilities and public transport consultant team and the Workshops considered the possibility Ealing and 19% for Acton). There is only one large off-street car for development. Others currently not identified in this routes, also adding to the town centre. of physically linking the existing and new retail areas with new park (providing 270 spaces), and on-street parking is limited. way could also be brought into play. New elements which t 5IFDSFBUJPOPGUIFTFAOFXEFWFMPQNFOUTJUFTDBO development, but this was judged not to be feasible in the short could impart more dynamism include the commitment Parking restrictions on nearby residential streets rule them out be combined with a review of existing identified to medium term. The links will depend on attractive routes on to Crossrail serving the station, progress on the SGW for use in serving the town centre. This lack of parking, together development sites, especially those within the Southall foot, on signage, and on people’s willingness to make linked site (generating more spending power), and potential with congestion, is seen by stakeholders as beginning to bite on Green area. Should this area be re-designated as a trips. restructuring of the road system as proposed in the trade, so that business, especially for the specialist Asian retailers, Neighbourhood Centre (as discussed in 3.2.8) less Transport chapter. If this can be combined with proposals is being lost to other competing centres such as Wembley. intensive, alternative uses should be sought for these Catchment linkages for site assembly which might create better opportunities, sites rather than retail. This couls release some capacity Turning to the issue of linking the shopping to its hinterland: the logjam may start to loosen. The Framework therefore attempts to provide possible solutions for town centre uses around the station and provide the t 5IFFYJTUJOH#SPBEXBZ4PVUI3PBEDFOUSFJTFNCFEEFEJOJUT to parking issues through an identification of sites for shred opportunity to reinforce the neightbourhood character However, the RNS indicated a limited capacity for retail walk-in catchment in the historic way, and it has good if slow parking which could provide a solution through increasing the of Southall Green. bus connections into it; carborne shoppers must struggle supply of parking. Management is also an issue, particularly within Southall over and above that proposed for Gas with access and parking constraints; in relation to the provision of suitable spaces for disabled and Works. In this case, such sites may be suitable for uses movement-impaired. these measures must go alongside softer which provide residential above ground floor, encourage t ,JOH4USFFU5IF(SFFOJTBMNPTUFOUJSFMZSFMJBOUPOJUTXBMLJO transport measures such as Travel Management and Travel Plans improvements to the public realm but do not add to the trade; amount of retail.
14 A Framework for Southall Retail and the Town Centre 3
Proposals Re-designation of the area around Southall Green Mixed use opportunities including retail, residential and may be the most suitable option, with it becoming a community facilities on identified town centre sites: Neighbourhood Centre rather than included in the wider Southall Major Centre. This may better suit the current ∙ Featherstone Road Industrial Estate function and character and in conjunction with a western expansion of the major centre retan the credibility of the ∙ Methodist Church/Post Office site major centre boundary. ∙ Sites in proximity to Southall Station Area Option 3 is also not seen as being viable in policy terms. An extended town centre would cover a large geographical area, out of scale with its function, and town centre policies 3.2.8 Planning Policy Implications would cover areas that are more suited to residential, open New retail on the Gas Works site, designed to be accessible space and employment policy designations. to its walk-in catchment and complementary to the existing town centre, has obvious implications on planning policy. This is partly in relation to the “special case” argument for Proposal: significantly more comparison retailing (sections 3.2.1 and The preferred option is therefore Option 2, to extend the 3.2.4 above); and more specifically for the definition of town centre boundary to include the new retail, subject to Southall town centre in the LDF, which is currently being improving the links and accessibility with the existing town prepared. centre and its catchment, whilst re-designating Southall Green as a Neighbourhood Centre. There are a number of broad approaches that could be taken to deal with this issue:
1 Extend the town centre boundary to include the new retail in SGW and improve links with the current centre
2 Extending the town centre boundary to include SGW, and de-designating some of the current town centre
3 New much wider, less specific town centre designation covering the existing centre as well as parts of the Gas Works site including housing areas as well as retail.
A Framework for Southall 15
Transport 4
4.1 The Current Position ensure that development within and beyond the sub-region Ealing Council Unitary Development Plan Making the transport benefits and assists in regenerating local communities”. The UDP for Ealing sets out the context for integrated transport and land use planning. Strategic Policy 1.9 aims to “provide Making the transport network in Southall work better is key Such an approach is reiterated in The West London Sub-Regional sustainable access from homes to jobs, shops and services and network in Southall to making future development viable, both on the SGW site Development Framework where Southall is identified as one of from business to business, by integrating land use and transport and elsewhere. It is also an important part of the strategy five areas for substantial growth in West London. The Framework planning, restraining car traffic, promoting improved public work better is key to improve current conditions by reducing congestion, states that “a core principle in allocating growth will be to transport and facilities for pedestrians and cyclists and making improving connections, and increasing the reliability of optimise the relationship between the intensity of development freight distribution more sustainable”. traffic and public transport movements. This goes beyond and the existing and potential capacity of the public transport to making future basic transport planning, and suggests a new way forward, system” (Para. 118). Both the London Plan and the Sub-Regional The UDP aims to integrate land use and transport planning in linking new development to improvements in accessibility. Framework underlines the importance of planning transport and order to reduce road traffic, through increasing the intensity of development viable, Opportunity Areas in a coordinated fashion, in order to ensure development and mixed uses at the most accessible locations, 4.1.1 Current Policy major growth areas are accessible and interlinked. Specific promoting sustainable transport choices, reducing reliance on figures are not provided below Borough-level for homes or jobs, the car and facilitating neighbourhoods where people can easily both on the SGW site Many of the choices facing the future of land uses and though The Sub Regional Development Framework projects a access employment and local services i.e. shops, leisure and possible development opportunities in Southall are requirement for West London to create 86,000 jobs (though this health facilities (Policy 9.1, 9.2). and elsewhere. tied up with the relationship between land use and may be revised downwards to 53,000) between 2001 and 2016, transport, especially in the context of current planning whilst providing 59,400 additional homes between 1997-2016. Parking policy is to be used, where feasible, to restrain the use policy expressed through the London Plan. It is therefore Southall, as a central node on the Heathrow-Paddington Growth of cars, whether in new development or by on-street parking worthwhile reiterating the main thrust of these policy Corridor, is expected to be pivotal in this growth. controls. In addition, public transport improvements are documents, as they provide some of the planning context planned to enable public transport to compete more effectively for the choices and proposals that follow. Southall is designated as a having a Major Town Centre role with the private car, including the Crossrail and the West London (2.A.8) within the West London Town Centre Network. The Tram scheme.s (Policy 9.3) Such improvements may facilitate The London Plan Sub-Regional Framework states that it has a “specialist role with local regeneration and contribute to broader development Section 3c of The London Plan (2004), entitled ‘Connecting strong multicultural dimension” and that the regeneration of the corridor proposals in the London Plan. London’, provides the policy basis for transport planning in centre should be “supported through qualitative improvements London. Centred on Objective 5 of the Plan – ‘improving to the environment and mix of town centre uses including Walking and cycling are to be vigorously promoted, especially London’s accessibility’ – the Mayor aims to take an ‘integrated housing to complement existing retail offer”. for shorter distances as the healthiest and most environmentally- approach to transport provision and development’ in order friendly way to travel. This will be achieved through such to achieve the vision of an ‘exemplary, sustainable, world city’ Also, Southall is to benefit from a station of the planned Crossrail measures the creation of safe, attractive, footpaths and cycle (section 3.190). 1 line (5.F.1), which is to run from Heathrow in the west right routes, ensuring effective links within the development and to BDSPTTUIFDBQJUBMJOUP&TTFYBOE,FOUJOUIFFBTU5IJTXJMM local facilities i.e. schools and leisure facilities (Policies 9.5 and The focal point of the plan is the creation of a transport system provide substantially increase transport capacity for workers 9.6). Also, more road space should be given to pedestrians, that reduces the need to travel by car (Policy 3C.1) through to access employment opportunities in the Central Activities cyclists and public transport in town centres, neighbourhoods the improvements of conditions for walking (3C.21) and Zone and east London and generally improve access for many and mixed use areas. cycling (3C.22). The West London Sub-Regional Development locations in west London. Framework (2006) builds on the strategy of the London Plan An air quality strategy shall be pursued in order to support less whilst providing a more localised context. The framework aims Southall is also designated as an Opportunity Area in The London polluting forms of transport and take into account development to improve accessibility to, from and within the sub-region, as Plan, which promotes the town centre as a location for new and along major roads as well as introducing home zones and well as providing the strategic public transport capacity to meet expanding businesses and local employment opportunities. other traffic calming measures. The issues of shared surfaces the forecast growth. and segregation between traffic and pedestrians shall also be The Mayor’s Transport Strategy considered. The London Plan also places significance on Opportunity Areas, Alongside the London Plan is the Mayor’s Transport Strategy. with regard to transport this entails ‘public transport, walking It sets out key priorities in order for transport to meet The London Plan aims to facilitate a shift in freight distribution and cycling capacity and accessibility where it is needed, for the needs of London’s growing population and economic from road to rail and water and as such, Ealing Council will resist areas of greatest demand and areas designated for development activity in a sustainable manner. These priorities include, development proposals which are likely to generate high levels and regeneration’ (3C.1). The plan emphasises that any amongst others, reducing traffic congestion; investment of road freight or business traffic, where the environmental costs development or intensification of Opportunity Areas must be in bus, tube and national rail services; and increasing the of such traffic outweigh the benefits of employment generation. supported by upgraded public transport. overall capacity and quality of London’s transport system. (Policy 9.10). In addition, within the London Plan, Southall is designated as a There is also a focus on integrating the various initiatives Regeneration Area (2.A.7), due to concentrations of deprivation – both transport and non-transport focused - in order to within the area. The plan states that “a combination of new provide a more coherent transport strategy. transport links to these areas, employment and training programmes, and capacity-building initiatives is needed to
A Framework for Southall 17 4 Transport
The Ealing Economic Development Strategy t 3BJM4USBUFHZ 4FDUJPO t 6OSFMJBCMFKPVSOFZUJNFTBOEEFMBZTUPQSJWBUFNPUPSJTFE The Ealing Economic Development Strategy (2006) also traffic (including delivery and freight vehicles) due to ∙ Station access is an integral part of encouraging people emphasises the role of transport in Ealing’s regeneration, excess demand over capacity, and intensity of street to travel by rail and the Council has a programme for the explaining that the areas ‘principal opportunity’ is the activity in Southall town centre streets; period of the LIP to improve station walking and cycling Heathrow-Paddington Sustainable Growth Corridor (Section access routes, for which it is seeking TfL funding. 4.1.1). The corridor is a transport-dependent economic t %JóDVMUZPGQBSLJOHBOETFSWJDJOHJOUIFUPXODFOUSF growth passage that, through the construction of a new ∙ Emphasis on provision for cycles, to make train service an Crossrail link, will provide Southall with fast, frequent, integrated part of public transport Impact of transport activity on the town centre: high-capacity rail connections to Central London, Heathrow, t 0WFSDSPXEFEGPPUXBZT FTQFDJBMMZPO6YCSJEHF3PBEXFTUPG ∙ The Council welcomes TfL’s financial commitment to and other key economic drivers of London. If Southall fully junction with South Road; station security measures. captures the value of the new physical and economic links, t %JóDVMUXBMLJOHDPOEJUJPOTFMTFXIFSFJOUIFUPXODFOUSF the potential for growth is considerable. t 8BMLJOH $ZDMJOH 4FDUJPOT especially at junctions and crossing at other locations; ∙ The Council’s new Streetscape Design Guide The Local Implementation Plan t /PJTFQPMMVUJPOGSPNCPUISPBEBOESBJMUSBóD FTQFDJBMMZ will lead directly to an enhanced pedestrian In order to ensure that each borough is complying with The on Uxbridge Road, Broadway, South Road, High Street, environment in town centres. London Plan and the Mayor’s Transport Strategy, the GLA and alongside the railway main line; requires a statutory document - the Local Implementation ∙ Station access, safer routes to school and bus t "JSQPMMVUJPO FTQFDJBMMZBMPOHUIFNBJOTUSFFUT BCPWF Plan (LIP) - to be submitted for the Mayor’s approval. stop accessibility programmes will all contribute Whilst addressing all the Mayor’s key priorities, the LIP positively to improving the walking environment, t %BOHFSTGSPNSPBEUSBóDFTQFDJBMMZBMPOHUIFNBJOSPVUFT also pays particular focus to issues that are most relevant including personal safety and security. and also residential roads used to access commercial sites; locally. Such issues are set out in the Borough’s UDP, whose ∙ A particular problem is the need to provide t %JóDVMUJFTPGPOTUSFFUQBSLJOHBOETFSWJDJOHGPS4PVUIBMM transport objectives are: pedestrian phases at some of the busiest signalised residents, businesses (and their trade) and institutions due to “To provide sustainable access from homes to jobs, shops and junctions in the borough. This has implications for intensity of demand in relation to space available. services, and from business to business, by integrating land use traffic flow which have to be designed for in an and transport planning, restraining car traffic, promoting improved integrated way. public transport and facilities for pedestrians and cyclists and making freight distribution more sustainable. In addition the council will have regard to the impacts of international air travel In addition, Transport for London is pursuing overall from Heathrow airport, in respect of surface access, business and improvements to bus services in London, including employment, environmental impacts and sustainability in general”. frequency and route enhancements as well as better (Chapter 9) reliability through bus priority and other measues.
The LIP illustrates the action necessary to address the 4.1.2 Southall’s Transport today objectives of the various planning documents. Ealing’s LIP places particular emphasis on the following issues: Transport choices for Southall relate partly to the accessibility of the town centre, and partly to the impact of t 3PBE%BOHFS3FEVDUJPO 5SBóD$POHFTUJPO transport activity (rail, road traffic, parking) on the quality (Sections 5 & 6) of the environment of the town centre and its environs. They can be summarised as: t #VT*NQSPWFNFOU1MBO 4FDUJPO ∙ The Council has for some years had an active bus Access to and from the town centre priority programme. t (BQTJOUIFOFUXPSLPGCVTSPVUFTTFSWJOHUIFUPXO centre; ∙ Further ‘whole route’ projects are planned on nine routes as a key part of its move to promote the bus as a t 0WFSDSPXEFECVTTFSWJDFTBUQFBLUJNFT FTQFDJBMMZPO feasible option to the car. Uxbridge Road and Broadway;
∙ An active programme of bus stop clearway and kerb t &YDFTTCVTQBTTFOHFSXBJUJOHUJNFTEVFJOMBSHFQBSUUP works is underway to make bus services accessible to all. delays to buses caused by traffic congestion; t 1PPSRVBMJUZJOUFSDIBOHFGBDJMJUJFTCFUXFFOCVTFTBOE between bus and rail at Southall station;
18 A Framework for Southall Transport 4
4.1.3 Issues & Objectives
Figure 4.1: Four main groups of issues are the subject of discussion and Major Transport Connections proposals in the Framework. They are, in summary:
N t *TTVFUIFIJHIBDDFTTJCJMJUZDPSFPGUIFDFOUSF FTTFOUJBMMZ 05km along South Road from The Broadway to the station, and the station area itself (4.2.1 below);
,&: t *TTVFBDDFTTUPUIF4(8TJUFBOEUIFJNQMJDBUJPOTGPS Major Roads development intensity (4.2.2 – 4.2.6 below);
Railway t *TTVFQVCMJDUSBOTQPSUJNQSPWFNFOU CFMPX
River/canals t 3FDPNNFOEBUJPOTPOUISFFPUIFSJTTVFTUIF(BUFXBZ-JOL Road concept, Glade Lane area, and industrial access in the western industrial area (4.2.8 – 4.2.10 below).
A number of working objectives have been identified through the workshops and consultation process. These objectives aim to achieve a better resolution of the issues identified above. Specifically they include:
t /FXEFWFMPQNFOUT JODMVEJOHBU4(8 TIPVMEOPU make the problems of access and transport impacts disproportionately worse (i.e. rates of traffic and parking generation at new developments should not be higher than the rates at existing developments in central Southall);
t 1VCMJDUSBOTQPSUTIPVMECFJNQSPWFETVóDJFOUMZUP deliver mode shift away from the car, as a means of reducing transport impacts and delays, including a more comprehensive route network and service upgrades;
t 3BJMTFSWJDFJNQSPWFNFOUT JODMVEJOH$SPTTSBJM BOEUIF associated improved accessibility of the Southall station area), should be fully exploited through greater intensity of development;
t /FXEFWFMPQNFOUT JODMVEJOHBU4(8 TIPVMENBUDIUIF pattern of public transport accessibility in the respective areas. Intensive development requiring in-bound accessibility should be located where PTAL levels are 4 or better.
A Framework for Southall 19 4 Transport
4.2 Planning for Change Proposals can be encouraged to relocate beyond this area in order These measures should be incorporated in residential and t 1SFQBSFBTUBUJPOBSFBEFTJHOGSBNFXPSLBOEQMBO to maximise the potential of existing and planned public commercial use Travel Plans as part of the s106 planning Matching land use and density with the pattern of (see below); transport accessibility. agreements. There is scope for innovative measures to accessibility by public transport is thus the key principle maximise environmental quality and minimise traffic t )JHIEFOTJUZSFTJEFOUJBM BQBSUNFOUT FTQFDJBMMZPO that should govern development in the Southall area, and The station forecourt area should be remodelled as a generation and parking. LB Ealing should expect the sites shielded from railway noise, will make use of which underlies the suggested approach in this document. high quality interchange and pedestrian link between package of measures to include, for example, the provision commuting opportunities by rail; This is called for, and fully supported by, policies on land use UIF,JOH4USFFUBOE4PVUI3PBEQBSUTPGUIFUPXODFOUSF of a Car Club (as at other sites in Ealing such as Grand and transport at London, sub-regional and Borough levels. t 1FSTPOBUUSBDUJOH EFTUJOBUJPO MBOEVTFT TVDIBTPóDFT thus creating a more integrated centre. Multi-level new Union Village) and corresponding (low) levels of residential services, shopping, entertainment, will make use of developments on the north and south sides of the existing parking; provision of communal parking rather than 4.2.1 The core of the town centre the high in-bound accessibility. High densities will station can be devised to provide high quality links between individually allocated parking; infrastructure and financial be appropriate to the scale of physical infrastructure the bridge, the ground and station platforms, integrated support for a specified range of bus routes and services; Town centre activity is characterised by the “destination” envisaged for the station area. with the Crossrail station facilities. cycle parking and routes; and inducements to residents and function, where non-residential activities attract large other occupiers for use of public transport and the Car Club. numbers of people, requiring good “inbound accessibility” The new eastern bridge will create a need for integration of Parking management will also be important, for example to A new bridge for Southall centre by public transport as well as a substantial walk-in development at bridge level and ground floor level. This can deter all-day commuter parking, and to avoid indiscriminate The development opportunities in the station area will catchment population. be met with adjacent multi-level developments, with lower on-street parking. require remodelling of the street infrastructure, and options levels providing parking capacity for the more intensive for the interim period and longer term are shown on the Currently the PTAL measurement places the Broadway/South town centre land uses around the station (although not Proposals accompanying drawings (see Figure 8.3). The basic concept Road junction as the most accessible area in Southall, for station park and ride, which is contrary to strategic t 4VTUBJOBCMFUSBOTQPSUQSPQPTBMTBTBOJOUFHSBMQBSUPG is to provide a new road bridge over the railway to the with Southall station the second most accessible location. transport policy). the Southall Gasworks site development, including east of the station, to align with Merrick Road. This will Strengthening Southall as a major centre therefore requires planning conditions and s106 agreements and release the existing bridge for use as a bus-only route and development to be focused at these accessible locations Proposals contributions to deliver measures on and off-site; interchange, together with a better quality environment (within, say, 800 metres of them). t 5SBOTGPSNBUJPOPG4PVUI3PBECSJEHFBTCVTUBYJPOMZ for pedestrians and cyclists. (Licensed taxis would also t 4VDINFBTVSFTUPJODMVEFJOGSBTUSVDUVSFXJUIJOUIFTJUF area with rail interchange facilities and high quality use this link.) The realignment of the north-south route bus route provision, enhancement and pump-priming, The Southall station area presents a special opportunity pedestrian environment; to reinforce the town centre. Already a location with good XJMMEJTBEWBOUBHFWFIJDMFUSBóDCFUXFFO,JOH4USFFU and connections for pedestrians and cyclists; and South Road, but will provide a relative advantage for t )JHIEFOTJUZUISFFEJNFOTJPOBMEFWFMPQNFOUJOUFHSBUFE public transport accessibility, this will be even more the t 5SBWFM1MBOTGPSCPUISFTJEFOUJBMBOEDPNNFSDJBM buses, pedestrians, cyclists and taxis. The much improved with Southall station, South road bridge, and the case as rail services are improved, to Paddington and components including individualised Travel Planning pedestrian environment will reduce the perceived gap proposed new road bridge; Heathrow, and especially when Crossrail services are and Car Club provision. introduced giving direct and speedy access to the West CFUXFFO4PVUI3PBEBOE,JOH4USFFUBSFBT XIJDIDBOCF further patched with retail and other frontage uses. End, the City and Canary Wharf. The accessibility will be Featherstone Road Industrial Estate At present Merrick Road is relatively under-used, given its 4.2.2 The Southall Gas Works site: access and enhanced further if bus routes and services are improved The area to the southwest of Southall station has potential capacity, while Southall bridge is inadequate to cater for connections to the existing centre and interchange with rail services is made easier and more for greatly increased intensity of use, and proximity to high the volume of existing and future movements, and has an direct. The proposals for the station area development are intensity public transport means that it could also support unsatisfactory junction with The Green. The new bridge will Because of its off-centre location (compared with the high- devised with these objectives in mind. destination activities requiring good inbound accessibility. encourage a higher proportion of north-south vehicle traffic accessibility core), SGW’s non-residential (shopping, offices, Railway noise suggests that such non-residential uses should services) element is bound to create a significant number The station area also has the potential to provide a focus or UPVTF.FSSJDL3PBESBUIFSUIBO5IF(SFFOBOE,JOH4USFFU be located adjacent to the railway to form a noise shield, of inward journeys: even if “capped” as suggested in the “anchor” for Southall town centre, providing a counter point This will provide some relief for the intensive activities along but high-density residential development could also be preceding chapter, the nature and volume of its trade will to The Broadway and South Road focus. By intensifying the relieved route. supported behind this. be larger than can be supported by the walk-in catchment activity and improving the environment in the vicinity of and public transport alone. This can be mitigated to the the station, the perceived separation of the retail areas Southall Gas W-orks development extent that public transport within SGW can be improved. will be diminished. This concept will be best realised in Proposal The development has the potential to have a large impact The provision of new or diverted bus routes through SGW the longer term if development opportunities within 800 t 1SPWJEFBOFXSPBECSJEHFPWFSUIFSBJMXBZUPUIFFBTU on travel and traffic conditions in Southall. It is therefore will increase the inbound accessibility, and the inbound metres (10 minute walk) of the station bus-rail interchange of the present station, linking South Road with Merrick important that such a large scheme should be designed accessibility will be dependent on the number of routes, their are targeted at uses that can make best use of the local Road. and managed in a way that promotes and supports travel quality, and the directions served. Bus access from only the and sub-regional accessibility, i.e. uses that require good on foot, by bicycle, and on public transport, and which southwest (Pump Lane, Hayes direction) and the east (South in-bound accessibility. Within this scope the following uses Station Area Design Framework minimises the need to use private motorised transport. Road, central Southall) will only provide limited inbound would be appropriate The station area will become the focus of high-density All levels of policy advocate this approach. The Transport accessibility; additional access from the north west (towards development and higher intensity activity, using sites that Assessment for this major development will need to Uxbridge Road) would improve the situation. The specific become available as a result of the re-structured road include measures to achieve the overall objectives, prior provision and the resulting accessibility level should be network (above), increased public transport, and raised land to the specification of “residual” vehicle movements and assessed to provide a key criterion for assessing the land use values as a result of these changes. Low intensity uses within mitigation measures. development proposals at SGW. Working Paper 4 (Savell Bird a 400-500 metre catchment of the station/South Road
20 A Framework for Southall Transport 4
and Axon, March 2006) indicates five routes through SGW, Proposal As currently proposed the northwest connection, for Proposals including one using the north-west access, discussed below. It is suggested that development of the eastern access pedestrians only (with, presumably, cyclists allowed) does t 1SPWJEFEJSFDUBDDFTTCFUXFFO4(8TJUFBOE should be phased as follows (see also Section 8.3). Note not add to the possibilities for public transport access Beaconsfield Road to create permeability between To link the SGW site with the existing town centre, and with that these “access phases” are not necessarily the same as both to the SGW area and to the station area. We note, for existing and new development, with at least two the concept of a more intensive station area development, eventual development phasing on the SGW site itself: example, that the absence of direct bus connections to the accesses being for vehicular traffic and all accesses three accessibility pre-conditions are necessary: station area and South Road from the northwest direction being suitably designed for pedestrian and cycle access; t "DDFTT1IBTF&BSMZTUBHFPG4(8EFWFMPQNFOUUPCF was highlighted in the workshops and public consultations. t &OIBODFFYJTUJOHTVCXBZTVOEFSUIFSBJMXBZUPUIF t $POOFDUJPOTCFUXFFO4(8BOEUIFTUBUJPOBSFBBOE accessed via Beaconsfield Road and existing streets to This could in theory be achieved by a new link serving residential and commercial areas south of SGW to South Road that are legible, direct, comfortable and the north of SGW; the areas on either side of Yeading Brook (including the meet appropriate standards of safety and quality for convenient for all users; site formerly allocated as a depot for the West London t "DDFTT1IBTF$POTUSVDUJPOPGBMJOLUPUIF4PVUI3PBE pedestrian and cycle access. Tram, now potentially a new development site, albeit in LB t )JHIJOCPVOEBDDFTTJCJMJUZCZQVCMJDUSBOTQPSUGPSUIPTF bridge from SGW, as an alternative route to Beaconsfield Hillingdon); bridge clearance over the Grand Union Canal parts of the SGW site that will have “destination” land road, and to incorporate bus access to SGW; would require careful design of the north-western corner of uses (current PTAL level of 1-2 raised to 4 or more); t "DDFTT1IBTF*OUIFMPOHFSUFSNUPQSPWJEFBXIPMMZ the SGW site. 4.2.7 Public Transport upgrades t 'SFRVFOUDPOOFDUJPOTUPTVSSPVOEJOHBSFBT IPVTJOH new route between SGW and South Road, connecting employment, recreation areas) for pedestrians and at a cross-roads with the proposed new bridge access to Such a link would undoubtedly add to scheme cost. It has The transport workshop identified two important public cyclists. the east of the station. This third phase is seen as crucial not been within the remit of this study to assess whether transport issues: for the integration of SGW with Southall town centre. that extra cost could be justified in terms of the opportunity to open up a new bus link from the Hayes/Uxbridge Road 1 5IFTUBUJPOBSFB BOEUIF4PVUI3PBE,JOH4USFFUQBSUT The current SGW proposals (late 2007) satisfy the third of direction, serving the substantial employment area north of the town centre lack direct bus connections to these preconditions, but not the first two. 4.2.4 Western access of Minet Country Park, the destination activities within western parts of Southall; and SGW itself and increasing inbound accessibility from more The access points are considered in turn below. t 5IFXFTUFSOBDDFTT UIPVHIOPUXJUIPVUJUTPXO 2 Good bus services are required through the SGW site to complexities, is the least contentious of the possible directions than just southwest and east. Such an assessment raise the PTAL level and thus to support the mixed use would need to be taken forward with both LB Hillingdon 4.2.3 Eastern access ways of opening up this constrained site. The development. developers’ concept is broadly acceptable to the and Transport for London. The most critical access for the SGW site is without doubt consultant team and the Borough; L.B. Hillingdon are of Initial suggestions by Transport for London (TfL) for bus the eastern access to the station area and South Road. In course also important stakeholders. This link will be for Proposal services through the SGW development addressed the order for SGW to be integrated with existing Southall, it is pedestrians and cyclists as well as vehicles. This access t "OBTTFTTNFOUPGUIFDPTUTBOECFOFöUTPGBOPSUIXFTUBOE second of these issues, but not the first. Later versions of crucial that vehicle access is provided from the east and the will provide one of the three possible routes into the site Uxbridge Road east access providing for public transport as the concept masterplan for SGW have shown the north- west (and less critically, from the north also). An option of for public transport. well as pedestrians and cyclists, subject to agreement with west access as pedestrian and cycle only, but the potential confining vehicle access to the southwest and north only LB Hillingdon and TfL. remains for a direct bus route between Southall station is rejected on two grounds. First, it would place intolerable Proposal and areas to the west of Southall in the London Borough of pressure on connections to the existing residential streets t 4VQQPSUUIFQSPQPTFEDPOOFDUJPOGSPNUIF4(8TJUF 4.2.6 Connections to adjacent residential areas Hillingdon, thus filling a gap in the current route network. north of SGW, and second, destination uses on SGW would to the Hayes By-pass (A312) via a new bridge over the This would also provide a more comprehensive range of be associated with car access from Hayes by-pass rather There will be connections with the residential area to the Grand Union canal and Yeading Brook at the southwest directions serving the SGW site itself, which is important for than with non-car access related to Southall town centre. north of the SGW site by extending existing or creating new tip of the site. raising the level of inbound accessibility. street or path connections. The NGP/Make masterplan as Given the need for vehicle access to South Road, the design at October 2007 indicated five pedestrian connections and The bus service and accessibility issues will need to be of this access needs to be considered in relation not only 4.2.5 North Western access three pedestrian and vehicle connections. If these routes are refined prior to finalisation of the SGW scheme to take to the access requirements of SGW, but also to the longer designed to be well over-looked, and if they are aligned with full account of the proposals in this Framework. This term potential of the station area (as discussed above). The Access to the SGW site from the northwest (the Uxbridge the SGW internal street and path system, this will provide should include routes through SGW and the associated phasing and funding of the eastern connection is arguably Road/Hayes area in the borough of Hillingdon) is proposed good permeability and integration between the new and infrastructure within the development as well as the most difficult and crucial aspect of the entire project. in the developers’ master plan (October 2007) as being for existing areas. To the south there are only two possibilities identification of bus priority and other measures external The physical aspects of the connection are compounded pedestrians only. A possible second pedestrian link to Minet for connections for pedestrians and cyclists only, via the two with the need to phase development in a way that is Country Park is also indicated, aligned with the Dudley Road existing subways under the railway. While these connections financially workable. railway underpass. are valuable, both need enhancement to provide a more pedestrian-friendly environment, and in particular more visibility between the two sides.
A Framework for Southall 21 4 Transport
to the site that are needed to enhance public transport Proposal The industrial estate east of Merrick Road has the potential to promoting sustainable travel to, from and within Southall town capacity and quality in the wider Southall area. This will be t %SPQUIF(BUFXBZ-JOL3PBEQSPQPTBM be consolidated further east, releasing land for higher intensity centre and incorporating the SGW developments., with ongoing important in determining appropriate s106 contributions development within the 800 metre catchment of Southall monitoring of objectives and targets linked to public transport and planning conditions related to on-site infrastructure, station. The impact of industrial traffic generated by the area and other modes. 4.2.9 Glade Lane both at SGW and developments elsewhere in Southall, such could be mitigated by the provision of direct access from the existing Barratt Industrial Park served from Windmill Lane. Such measures can be played through the development as those recommended in this Framework. The Glade Lane area is beyond the station area catchment and process such as the Transport Assessment for the SGW is relatively isolated from high density public transport routes. Rail and Canal links also offer the possibility to provide for scheme or taken forward by WESTTRANS, the partnership It is thus not suited to development that attracts large numbers movements of goods and freight. The Canal couls also play an body for West London, led by LB Ealing, responsible for the Proposals of people. It is, however, capable of supporting medium density importnat role in the movement of construction traffic for the promotion of travel planning. t 1MVHNJTTJOHMJOL T JOUIFCVTOFUXPSL FTQFDJBMMZ housing and low employment density commercial uses. The SGW development. between west Southall and Southall station area; recommended direction of change is to consolidate and improve Servicing and goods deliveries can also add to the the existing housing, and transfer some existing open space t $SFBUFOFXBOEEJWFSUFECVTSPVUFTUPDSFBUFMJOLT congestion within Southall. New developments should between major developments to the east and west to employment and housing. The new employment would be Proposals ensure these issues are fully explored in order to minimise (SGW) of Southall station; primarily for relocation of existing employment from sites that on-street movements of goods/delivery traffic, by ensuring are close to the Southall station area that are suited to high t *OWFTUJHBUFOFXMJOLUPUIF*OUFSOBUJPOBM5SBEJOH&TUBUFUP avoid heavy vehicles in and out of Western Road; convenient access via the rear of buildings to prevent on- t 6TFOFXBOEEJWFSUFECVTSPVUFTUPNBYJNJTFUIF intensity development. The land reallocation should include inbound accessibility of SGW, as well as providing street waiting. provision of higher quality open space that is better related to t $POTJEFSBOFXMJOLGPSJOEVTUSJBMUSBóDBOEQPTTJCMZCVTFT for the outbound accessibility required by SGW site the housing areas. This discussion is taken forward into the set of between Windmill Lane (Armstrong Way) and existing and residents; proposals contained in Chapter 8. potential future commercial uses south of the railway; Proposals t $SFBUFBCVTPOMZ4PVUI3PBECSJEHFJOUIFMPOHFSUFSN t "MUFSOBUJWFMZFOIBODFMJOLGSPN.FSSJDL3PBEUPQSPWJEF t "O"SFBCBTFE7PMVOUBSZ5SBWFM1MBOUPCFGVOEFECZ4(8GPS to improve the quality of bus-rail interchange, and to appropriate access to employment and mixed use activity. Southall Town Centre improve access on foot to and from Southall station. Proposals t -BOEVTFSFBMMPDBUJPOUPCFUUFSNBUDIUIFQBUUFSOPGFYJTUJOH t *OWFTUJHBUFUIFBTTJHONFOUPGGSFJHIUBOEHPPETNPWFNFOU t 'PS$BS$MVCTBOEPUIFSTVJUBCMFUSBWFMQMBOOJOHNFBTVSFT and potential public transport accessibility to rail and canal where possible, specifically during the to be incorporated into negotiations on new residential construction of the SGW development. developments t 6TFUIFEFWFMPQNFOUQPUFOUJBMPGUIF(MBEF-BOFUP.FSSJDL 4.2.8 Gateway Link Road Concept Road area to create through bus links serving SGW and t 5IPTFTVCTUBOUJBMOPOSFTJEFOUJBMEFWFMPQNFOUTXPVME Southall station. produce a Travel Plan. A pre-existing proposal was for a link road to serve as a 4.2.11 Complementary Transport Measures by-pass for Uxbridge Road, and the Broadway (coming off t &OIBODFUIFRVBMJUZBOEEJSFDUOFTTPGXBMLBOEDZDMFSPVUFT t 5IBUTPGUFSNFBTVSFTPGUSBWFMQMBOOJOHCFFYQMPSFEGPSPUIFS the A312 Hayes Bypass, through the Gas Works site, with to the area to reduce its isolation. Solving the issues above through physical proposals is not major generators of car trips in Southall, such as shopping or various options for connecting back into the road network the only answer to improving transport and movement in worship, led by WESTTRANS. east of South Road/Merrick Road). This is inappropriate for Southall. There are also other ‘soft’ interventions that can the vision of future Southall. A road which has as its prime encourage more sustainable forms of transport behaviour t 5IBUOFXEFWFMPQNFOUTTIPVMETQFDJöDBMMZBEESFTTTFSWJDJOH objective the movement of through vehicular traffic would 4.2.10 Industrial Traffic Movement or manage more efficiently the current transport system. and access needs in order to prevent additional on-street encourage such movement, would reduce development Such measures are focused around travel planning and traffic, by allowing rear access. opportunities, would counter efforts to secure a reduction Logistics, warehousing and waste management are key management, encouraging a change in the choices made by in travel by car, and would increase the area affected by economic functions of Southall and ita adjoining areas, which users of the transport system which can help to reduce car adverse traffic impacts of noise, pollution, danger and visual are accompanied by the movement of indusrial traffic. areas trips and increase other forms of travel. Suitable access and intrusion. This report is therefore based on the assumption of specific conflict between these and other forms of traffic servicing arrangements for new and existing commercial that this link road will not be built. However, it is the scale should be addressed, as well as investigating longer term, more uses are also part of this package. and design purpose that is the main problem, and removal sustainable forms of movement of goods and freight. of the Link Road proposal does not undermine the case Such measures may include incorporating measures such as for “in scale” new roads designed to open up sites for The International Trading Estate area currently generates car clubs into new developments, by which s small number development, or to improve the operation of the traffic considerable commercial traffic (including HGVs) through of vehicles are ‘shared’ between residents, or schemes to system in line with priorities for bus services, pedestrians residential streets in the south west corner of the Borough. A encourage the community to pursue other forms of travel and cyclists. proposed new link road will enable this industrial area to be such as travel planning to key destinations such as Hospitals, linked via Hayes Road to the A312 Hayes by-pass, providing major local employers, places of worship, or linking travel the opportunity to reduce the impact of commercial traffic on planning to health messages to encourage cycling. residential streets. A Travel Plan could be established for Southall town centre,
22 A Framework for Southall Housing, Public Realm and Community Safety 5
5.1 The Current Position t "1SJWBUF4FDUPS)PVTJOH4USBUFHZJTBMTPGPSUIDPNJOH t 5IFSFBMTPFYJTUTBQSPHSBNNFPGFTUBUFSFOFXBM The three topics of which will set out an approach for the management of schemes in the wider area, of which the Havelock Estate The three topics of Housing, Public Realm and Community privately rented properties in the Borough. may be part of later phases. Safety are intrinsically interlinked and together, through t 5IF4BGFS&BMJOH1BSUOFSTIJQJTUIFCPEZMFBEJOHPO Housing, Public Realm good design and planning, can be pivotal to Southall’s tackling community safety issues in the Borough. Priorities Housing Demand development trajectory. In order to ensure the successful for action include anti-social behaviour, motor vehicle t 5IFSFJTBOFTUJNBUFEOFUOFFEGPS BòPSEBCMF and sustainable growth of Southall, it is crucial that a and Community crime, street crime, burglary and youth related crime. housing units. strategy for housing, public realm and community safety is adopted which; t *OSFMBUJPOUP1VCMJD3FBMN B4USFFUTDBQFBOE-JWFBCJMJUZ t 5IFEFNBOEGPSBòPSEBCMFIPVTJOHJO4PVUIBMMDBO Safety are intrinsically Guide was produced in 2004 that includes both analysis be partly attributed to the relative deprivation in t 1SPWJEFTUIFDPSSFDUIPVTJOHNJY of Southall centres current conditions in terms of public the borough. There are 40% more people claiming real as well as a design guide for future projects. unemployment benefit in Southall than in the Borough interlinked and together, t .BYJNJTFTUIFBWBJMBCJMJUZBOERVBMJUZPGPQFOTQBDF as a whole, and there are 13 LSOAs within the 20% most deprived in the country. t "OE UISPVHIHPPEEFTJHO QSPNPUFTBDPNNVOJUZBCMF 5.1.2 Housing in Southall today through good design to enjoy freedom from crime. t &BMJOHTIPVTFQSJDFTBSFIJHIFSUIBOUIFOBUJPOBM Of equal importance is that the three issues remain Housing Supply average, but below the London average, with price and planning, can be entwined, enabling design and planning that acknowledges t 4PVUIBMMJTIPNFUP QFPQMFJO increases over the last 5 years below the national and and then utilises the advantages of a coherent strategy, households, giving an average household size of 3.28, regional equivalents. building towards a robust and cohesive community. higher than the national average of 2.36. pivotal to Southall’s t 0WFSDSPXEJOHJTBTFSJPVTJTTVFJO4PVUIBMM XJUIBSPVOE t 4PVUIBMMJTDIBSBDUFSJTFECZBIJHIOVNCFSPGUFSSBDFE 7.5% of all households classified as overcrowded. development trajectory. It is worth stating the current context in relation to housing houses, and a low proportion of flats in comparison with and public realm within which this Framework operates. the rest of the Borough t &BMJOHJTUIFSENPTUFUIOJDBMMZEJWFSTF#PSPVHIJO This includes current housing policy, as well as issues with London, with Southall the most ethnically diverse area in the current supply and demand sides of the housing market, t 5IFUPUBMTUPDLPGTPDJBMIPVTJOHJT VOJUT Ealing. 83% of the population belong to an ethnic group and issues with the current supply of the public realm. t *OUFSNTPGUFOVSF 4PVUIBMMIBTBTMJHIUMZIJHIFS other than White. Asian households are most likely to be proportion of households in the social sector than the large in size, with lower levels of incomes and savings. 5.1.1 Current Policy Borough as a whole, both in Council and RSL housing, Overcrowded housing is most likely to be occupied by but a low number of people in the private rented sector Pakistani, Black African or Black (other) households. t -POEPO1MBOQPMJDZHJWFTWFSZIJHIQSJPSJUZUPIPVTJOH - perhaps surprising due to the levels of deprivation and sets ambitious targets for annual increases in the t 0WFSPGUIF)PVTJOH3FHJTUFSJTGSPN#.& and Southall’s role as a destination for new immigrant construction of new homes communities, and so BME housing needs are the focal communities, but perhaps reflecting the complex point of the Housing Strategy. t 5IFMPDBMIPVTJOHQPMJDZDPOUFYUJTQSPWJEFEJOBOVNCFS and atypical nature of the local housing market.The of documents, principally The Ealing Housing Strategy existence of unauthorised housing development is also 2004-2009, which was updated in 2006. Its three key a major issue and one particular to Southall. This may Figure 5.1 at the end of this section shows the various types aims and priorities are: partly explain the lower than expected proportion of of housing and character within the study area. privately rented housing. - To increase choice and access to affordable housing; t 5IFMFWFMTPGPXOFSPDDVQJFEIPVTJOHJTPOMZTMJHIUMZ - To improve the quality of housing and related below that of the Borough as a whole. services across all tenures; t 4PVUIBMMDPOUBJOT)PVTFTJO.VMUJQMF0DDVQBUJPO - To tackle social exclusion and to promote mixed and 30% of the Borough’s total, though there may be many to create sustainable communities. more that are unlicensed and therefore unregistered. t 4VDIQMBOTBSFMJOLFEXJUIUIFTUSBUFHJDBJNPG t 5IFIPVTJOHUSBKFDUPSZ QBSUPGUIF-%' GPS4PVUIBMM producing sustainable, mixed communities across the states that (as at mid-07) there were 5,091 new units Borough providing a range of housing choice in terms of in the planning pipeline, including those under affordability, type and tenure. construction, those with planning permission and those t $FOUSBMUPUIJTTUSBUFHZJTUIFJNQPSUBODFQMBDFEPO allocated in the UDP. providing affordable housing, echoed by the Borough’s t *OUIFGPSUIDPNJOH-%' 4PVUIBMMPòFSTTJUFTGPS Housing Needs Survey which places an emphasis on residential or mixed use development, which collectively maximising the amount of affordable housing from a will make an important contribution to meeting Ealing’s range of sources. housing allocation.
A Framework for Southall 23 5 Housing, Public Realm and Community Safety
5.1.3 Open Space, Public Realm and Housing t *TTVFTQFDJöDBSFBTJEFOUJöFEBTIBWJOHXFBLPS Similarly, the SGW development will be able to meet, Community Safety t *TTVF/FFEGPSJODSFBTFEIPVTJOHTVQQMZoPCKFDUJWFT problematic streetscape – objectives include: over time, some of the needs for affordable homes, family include: housing and bigger unit sizes. The target for affordable - public realm improvements in short and medium t 4PVUIBMMUPXODFOUSFJTBVOJRVF WJCSBOUBOE housing provision, in line with London-wide policy, is to - Identify and pursue potential for substantial term. multicultural place. Its special feel is created by a strong seek 50% affordable housing. It is realised however, that increase in new housing, including on mixed-use sense of place, its tight~knit communities, family-run t *TTVF6OMPDLJOHUIFQPUFOUJBMPGUIF$BOBMToPCKFDUJWFT demands on the amount of affordable housing sought development opportunity sites businesses and distinctive buildings. include: from the development, coupled with expectations as to the t *TTVF"òPSEBCJMJUZPCKFDUJWFTJODMVEF amount of family/larger housing, will require a balance to t %FTQJUFUIFTFRVBMJUJFTUIFSFBSFBOVNCFSPG - appropriately located and designed canalside be struck between addressing the shortage of affordable weaknesses with the offer of public realm and open - Target of 50% affordable housing in new development housing, the mix of unit types to be provided, and the space. There is a need to improve both the quantity and developments - accessibility improvements quality of publicly accessible open space. delivery of a financially robust development. - Affordable housing to be ‘tenure-blind’ and pepper- - integration with public open spaces. t -BSHFBSFBTPG4PVUIBMMBSFEFöDJFOUJOUFSNTPGPQFO potted throughout new development where possible The SGW site is not the only development site within Southall. space. These include the streets north of Beaconsfield t *TTVF5BDLMJOHUIFDPODFSOTBOESFBMJUJFTBSPVOE The Framework suggest other opportunities exist within t *TTVF#BMBODFPGIPVTJOHUZQFToPCKFDUJWFTJODMVEF Road and those near Featherstone Road do not have an Community Safety – objectives include: the wider area on which social housing in particular may be open space larger than 2 hectares within 400 metres, - Address the shortage of family housing through a suitable as part of the mix. Such sites include development - Ensuring secure design and safe overlooking with the Featherstone Road area also not currently mix of house types in new developments. sites in the Glade Lane area, for which comprehensive land development wherever possible within 400 metres of a District Park. use changes are suggested, or within the town centre itself, - In particular, require a component of larger new - Providing more visible security presence in and on the Featherstone Road Industrial Estate. Both these areas t 8FBLOFTTFTJOUIFTUSFFUTDBQFBOEQBWFNFOUTBSF homes to meet specific needs in the Southall around the town. currently contain employment land designations, but may in caused by expansive street trading, congested and community polluting streets, a lack of streetscape amenities and an the future be more suitable for a wider range of uses. t *TTVF)PVTJOHRVBMJUZoPCKFDUJWFTJODMVEF untidy appearance. This creates an overcrowded and 5.2 Planning for change claustrophobic feel and a dilapidated urban structure. - New housing developments to meet best current Proposal practice in design and layout terms The discussions presented here relate to both setting t *OUFSNTPGDSJNFBOEDPNNVOJUZTBGFUZ UIFNBJO The Framework therefore suggests specific areas / sites that principles to influence the kind of development that problems are drug-related offences, robbery, - Increasing the attractiveness and potential of the may be capable of providing substantial additional housing, comes forward in Southall in the future (including both prostitution and car crime. Particular hot-spots for crime Havelock Estate including affordable housing. They include: the Gas Works site as well as other significant development are around near Southall Green and The Broadway/ - Improving the private sector housing stock. opportunities arising through the LDF process), and other South Road junction. more site-specific projects. t 4UBUJPO"SFB%FTJHO'SBNFXPSLXJUISFTJEFOUJBM t *TTVF)PVTJOHNBOBHFNFOUoPCKFDUJWFTJODMVEF opportunities as part of the Railway Station Central site - Measures to deal with issues surround ing HMO’s 5.2.1 Increasing supply and meeting affordability specific guidance (see section 9) 5.1.4 Issues & Objectives - Better enforcement and monitoring of unauthorised needs – the role of Potential Development t )BWFMPDL(MBEF-BOFUIFXJEFS(MBEF-BOFBSFBIBT been identified for major change, which should include Objectives relating to housing, public realm and community development sites and Change of Use substantial residential development opportunities. More safety arose from both an analysis of the issues presented in - Improved relationships and monitoring of private The need for more, and more affordable, housing in Southall specific guidance can be found in Chapter 9. the previous section, and through the workshop rounds held rented stock. leads to a response of maximising housing opportunities during the preparation of the Framework. on new development, ensuring an important percentage of t 'FBUIFSTUPOF3PBE*OEVTUSJBM&TUBUF$IBQUFSBMTP affordable units within the total, and lobbying for increases provides the development guidance for this site, which One characteristic of these objectives is that the role of Open Space and Public Realm in the build of larger, family housing, in order to ease issues in the future will be of more value as a mixed-use the SGW scheme in delivering them – both for housing t *TTVF6OEFSQSPWJTJPOPGPQFOTQBDFJO4PVUIBMM of overcrowding and HMOs. This is reflected in LB Ealing’s opportunity than its current employment designation. and green space – is very important. But it is not the only objectives include: Housing Strategy. opportunity, and so the discussion and proposals below t (BT8PSLT"TFUPGEFTJHOQSJODJQMFTGPSUIF - providing functional open space redevelopment of the SGW site is also included. focus too on other actions needed to get the most potential The Gas Works is of course the biggest opportunity of this deployed in order to meet the objectives. - improving its safety by overlooking development kind. The contribution which the SGW site can potentially - giving priority to identified areas of deficiency make – over 3,000 new homes – is indeed very significant. Hence the objectives combine principles relating to future But it would be phased over 10-15 years, and therefore housing development and change, and specific projects t *TTVF8FBLDPOOFDUJPOTGSPNSFTJEFOUJBMBSFBTUPHSFFO cannot be expected to meet more than a proportion of (including SGW) which will collectively contribute to space – objectives include: the current and short-term needs. Hence many other sites’ rebalancing the housing market and improving public realm - better links from Beaconsfield ‘Grid’ of streets and potential must be explored. and community safety. The objectives are therefore: land south of railway to new open space on SGW site, and from Southall to Minet Country Park
24 A Framework for Southall Housing, Public Realm and Community Safety 5
*NQSPWJOH)PVTJOH2VBMJUZ t JNQSPWFEFOWJSPONFOUBMNBOBHFNFOUPGFYJTUJOHIPVTJOH Proposals In addition it is also worth mentioning the Sikh school through the greater enforcement and a review of waste t 'PSBOFXMPDBMQBSLUPCFQSPWJEFEBTQBSUPGUIF4(8 in norwood Green, which although doesn’t lead to an Housing quality, as we have seen, is problematic in Southall: management procedures to discourage and prevent fly- development. This would address current deficiencies additional proposal, does provide a beneficial use of cheaply-built older terraced housing with under-investment, tipping, alongside measures to improve the environmental and provide high quality, well designed, functional open metropolitan open land (and a listed building) within the overcrowding and multi-occupation, unauthorised sustainability of existing housing through measures such as space accessible to both current and future residents. vicinity of Southall. development and some problematic social stock. imporoved energy efficiency, t 'PS4(8 BOEPUIFSNBKPSTJUFT BQQMJDBUJPOPGUIFEFTJHO 5.2.4 Public Realm New housing can go some way to improving average related guidelines and principles provided in chapter 9 The medium for approaching these difficult and important below, to ensure that needs are met and that the new open conditions. Accordingly, the requirements for new build will Specific areas within the town centre have been identified issues is for them to be taken forward by the Borough space is functional and well designed, suitable for and expect best practice in terms of design, aesthetics, function as a result of ‘need’ as well as opportunity – they offer a through the forthcoming Private Sector Housing Strategy. accessible to the variety of users it needs to serve. and safety: including Lifetime Homes, Secure by Design and large degree of potential due to the current poor state Southall should be a particular focus for activity stemming good design practice as expressed in the guidance from of the public realm, and would result in a step change in from this document, as many of the problems it seeks CABE and Design for Homes. There are a number of other open spaces within Southall perception should they be improved. to alleviate are prevalent in the area, including HMO’s, that are currently subject to improvement, or in need of overcrowding, the activities of the private rented market, However, Southall is already densely populated with public investment. These include the Manor House Gardens, Glade Chapter 3 Retail & the Town Centre picks up on some issues and the unique problem in Southall of unauthorised services under sever strain, and so there is limited scope for new Lane Park and the play area on Featherstone Road. of the weakness of the public realm, particularly focusing on building in back gardens. build to solve issues of quality beyond those already identified. the Broadway and South Road. The majority of streetscape- As such, there may be other, more approprite opportunities - The Manor House Gardens. Despite investment in related problems occur here, especially due to the conflict 5.2.3 Open space elsewhere in the borough may be sought through the LDF 2002 through the Single Regeneration Budget, the between various users of the street including retailers, process. Public open space and the green space offer in Southall is Manor House Gardens on The Green could play a more pedestrians, buses and passengers, delivery vehicles and cars. characterised by deficiencies of open space over large areas, significant role in providing a green space within the old The proposals in the Framework therefore include a suggested poor quality on some of the existing open spaces, and poor part of Southall. Parts of the site are currently underused To complement the proposals in Chapter 4 Transport, area of intervention to improve quality, in relation to the location of some of the provision that does exist. This has and attract crime and anti-social behaviour. Groundwork for a better transport interchange in Southall (linking Havelock Estate; coupled with a focus on measures to improve an impact both on the quality of life of its resident’s and the has proposals to carry out refurbishment of the grounds rail, bus and potentially Crossrail services), we suggest the private sector housing stock and surrounding environment biodiversity and nature conservation value of the area. with a new café and new playground. This Framework pedestrian upgrades around the station to create a - reflecting the need for a responsive and proactive reaction to endorses and supports this project. higher quality transport interchange, linking to new problems relating to housing management. The Private Sector There are three strategic approaches to tackling these issues street furniture, signage upgrades and pavement Housing Strategy can be one vehicle for addressing some of - Glade Lane. The Glade Lane Park suffers mainly as a of both supply and quality: improvements along South Road. these management needs, but the specificity of problems in result of its location, bound by a Canal on one side and the rail line the other, making it isolated from Southall may require it to be an area for priority. Tackling these There are thus two prime locations in Southall that should be t 6TJOHUIFEFWFMPQNFOUPG4(8UPSFEVDFUIFDVSSFOU issues, however, may increase housing needs as those leaving its residential catchment. A suggested strategy to deficiencies in open space through a new park, prioritised for upgrades to the streetscape or public realm. the unauthorised development require new accommodation. remedy this, through a more strategic approach to providing for both current and future residents. the wider Glade Lane area, including the Havelock and Toplocks estates as well as the Middlesex t *NQSPWJOHUIFRVBMJUZPGUIFDVSSFOUTVQQMZPGPQFO Proposals Business Centre, is proposed in chapter 9. This Proposals space; and t 1FEFTUSJBOVQHSBEFTBSPVOEBOEUPUIFTUBUJPOUIF includes using land swaps and changes of use to t &YQMPSFPQQPSUVOJUJFTUPJODSFBTFUIFBUUSBDUJWFOFTT Framework recommends the creation of a better t *EFOUJGZJOHPQQPSUVOJUJFTGPSUIFEFWFMPQNFOUPGMPDBM provide a higher quality, more accessible, active park and potential of the Havelock Estate, including pedestrian environment in the Station area, providing open space or play areas. than at current, with no net loss in open space and through improving accessibility and connectivity, and legible, convenient, safe routes for pedestrians together significant qualitative improvements. considering remodelling of sections of the Estate as part t 6OMPDLJOHUIFQPUFOUJBMUIBUDVSSFOUMZFYJTUT TVDIBTUIF with safe crossing points and clear signage. of wider change in the Glade Lane sub-area. Canal and Minet Country Park, whilst maintaining their - Featherstone Road Play Area. This small play area t 1FEFTUSJBOVQHSBEFTJOUIFUPXODFOUSFQVCMJDSFBMN biodiversity and ecological value. is currently underused, partly due to its quality and t "QJMPUQSPHSBNNFPGFOGPSDFNFOUUPUBDLMFUIF upgrades are also proposed for the town centre. These perception of insecurity caused by a lack of natural problem of unauthorised (mainly rear-garden) buildings are shown on Figure 8.2: Town Centre Development Ideas surveillance. Improved security by rethinking its in Southall The SGW development offers the opportunity for a new high and Figure 8 6:Public Realm Proposals Plan Improvements design could go somewhere to making it a more quality, accessible park serving both the new and existing would include new street furniture, signage upgrades, t &TUBCMJTIBCFUUFSSFMBUJPOTIJQXJUIUIFQSJWBUFSFOUFE residents of Southall, provided it is well designed and well useful resource for the neighbouring residential areas sector and encourage accreditation and registration pavement upgrades, public art opportunities alongside a located. It also offers the opportunity for a mix of provision, which suffer a shortage of such space. An alternative through liaison with the Housing, Planning and comprehensive maintenance programme. from small-scale play space, to green park-type areas, hard proposal to immediate investment is to wait for the Environmental Health open space providing a new civic space for Southall, as well as development of the Gas Works site, by which the improved access to the Canal and Minet Country Park. play area would benefit from a larger immediate catchment, increasing its use. This may be a more appropriate time to make necessary investment.
A Framework for Southall 25 5 Housing, Public Realm and Community Safety
5.2.5 Unlocking Assets – The Canal and Minet dedicated Community Safety office within Southall or the Country Park Gas Works site to give Community Support Officers, Police, youth workers and other partners a presence in Southall. The Grand Union Canal (both sections, plus the small spur Park Wardens can also be effective in patrolling open into the Glade Lane area), its towpaths, and the Minet spaces and discouraging crime and anti-social behaviour. Country Park are substantial assets that are currently This is generally an under-funded resource and a dedicated under-performing for Southall. Development on the SGW Warden for Southall, covering the redevelopment of Manor site presents the opportunity to link the town with these House Gardens, Southall Park as well as the new open space assets, providing the area with additional amenity value on the Gas Works could be a good investment. and leisure and tourism opportunities. This can be achieved by providing development along the canal front itself, A potential source of revenue for these projects, as well as including both residential and commercial, connections those in the public realm section, could be through the across from the Gas Works into the Country Park and Business Improvement District, should this option be pursued. possibly funded improvements to Minet as part of the Planning Gain package. Proposal: The design and layout of these uses, and ensuring connections t 4QBDFEFEJDBUFEUPQSPWJEJOHBCBTFGPS$PNNVOJUZ are part of the wider movement network to provide good Safety Officers and/or Park Wardens to be part of the accessibility for new and existing residents are essential development of the Manor House Gardens; or for such precursors to making the most of the untapped potential the space to be provided in the Community Hub. Canal can provide. they must also address ecological concerns and be sensitive to the environment.
Proposal t *NQSPWFNFOUPGUIFDBOBMTJEFGPPUXBZ MJOLTUP.JOFU Country Park, capitalising on increased use unlocked by development on the Gas Works
5.2.6 Community safety
The approach to addressing community safety fears is twofold, relating to both ‘designing out crime’ to ensure new developments are planned in a way to discourage and reduce the risk of crime, for example by providing natural surveillance on open space, avoiding blank street frontages and so on, and also tackling crime through pro-active means such as community policing or wardens in Parks.
Greater awareness and promotion of the principles contained within ‘Safer Places – The Planning System and Crime Prevention’ during the design of new developments can help ingrain good design to help negate crime and the fear of crime into new developments. These principles are incorporated into the design guidance provided for SGW in chapter 9.
A greater presence of Community Safety Teams may also help reduce the fear and perception of crime within Southall, especially along the Broadway and South Road where most crime occurs. Initiatives could include a
26 A Framework for Southall Housing, Public Realm and Community Safety 5
A Framework for Southall 27 5 Housing, Public Realm and Community Safety
Beaconsfield Grid Figure 5.1: Housing character within the study area Medium quality, mostly terrace housing - strong grid alignment
Good level of maintanence of public realm
Mix of one way/two way streets in 500m grid Beaconsfield Grid
SGW Approach
Canal Spur
Glade Lane
Havelock Estate
Southall West Southall South
Southall South
Medium quality mix of semi’s and terraces
Traditional street grid/sometimes organic - although many streets have been closed at one end
Medium level of maintanence of public realm
28 A Framework for Southall Housing, Public Realm and Community Safety 5
Canal Spur Southall West Havelock Estate
Moored canal boats Mix of low rise walk up apartments, terraces and semi’s Mix of terraces, semi’s and walk up apartments - Significant redevelopment recommended for some areas Very well maintained and good quality edges Poor quality older housing, some new build Central areas very well maintained and attractive - parts to north and Gated canal inaccessible to public High level of vandalism/poor maintanence of public realm south provide poor access, and are poorly maintained and uninviting
Green spaces and access to the canal are great assets, but poorly exploited
SGW Approach Glade Lane
Some character buildings Poor pedestrian connections to town centre Predominately terrace and semi’s Bus route to station Poorly maintained public realm Mix of large detached houses adjacent to Narrow streets create access dificulties parkland and terraces/apartments/semi’s to SGW site. Very well maintained but isolated
A Framework for Southall 29
Employment and the Local Economy 6
6.1 The Current Position t *ODPOUSBTU JOUIFAIJHIFSFOEFNQMPZNFOUTFDUPST TVDI is deemed not to be meeting economic needs then it Regeneration for Southall as financial intermediation, real estate and business should be released for housing or mixed uses. Southall is relatively deprived by London standards and activities, 18.7% of Southall’s residents are employed in its local economy has undergone considerable structural them, compared to a London-wide figure of 28.2%. means far more than just change; yet there is great potential from the prospects for 6.1.3 Issues & Objectives t 6OFNQMPZNFOUMFWFMTBSFIJHIFSGPS4PVUIBMM UIBO change in the town itself, from its own distinctive character, the Borough (1.8%), London (2%) and national (1.5%) and because of its setting in the wider city economy. This In terms of employment there are a number of balances to be the development of sites figures. chapter reviews current issues in relation to the labour struck. The amount of employment land and industrial sites market, and to employment land and its potential, and t .BOZPG4PVUIBMMTSFTJEFOUT JODMVEJOHCVUOPUMJNJUFE in and around Southall is important to the local economy and the amelioration of proposes responses on both aspects. to recent arrivals, experience difficulties in accessing as both creators of wealth and a source of labour, but employment opportunities due to a variety of barriers we also need to question their future – are they the most existing environmental 6.1.1 Policy including language and skills. appropriate land uses? How many jobs are they providing? There are other questions around economic regeneration. t &NQMPZNFOUMBOEJO&BMJOHJTDVSSFOUMZFYQFSJFODJOH t 4PVUIBMMIBTCFOFöUFE BOEXJMMDPOUJOVFUPCFOFöU What programmes are required for the local labour force problems. considerable pressure from other uses, in particularly from improved transport links, most recently the to be more competitive? Can Southall’s niche as an “Asian housing. However, the size of Ealing’s stock of employment Heathrow Connect service, and with Crossrail now Gateway” play a more important role in the economy? The land (491 ha. designated in the UDP) makes it one the most committed, the prospect of direct links to the City and objectives attempt to plot a way through these questions and important London Boroughs in terms contribution to the West End as well as Heathrow. result in a set of proposals to answer them. economy. With this in consideration, it is imperative that land-use strategies ensure an appropriate balance between Employment Land The Framework’s issues and objectives in terms of housing and employment needs – thus promoting the t 5IFTVQQMZPGFNQMPZNFOUMBOEJO&BMJOH IFDUBSFT employment and the local economy are: development of sustainable communities. makes it one of the most important Boroughs in terms of its contribution to the economy. t *TTVF4VQQMZPGFNQMPZNFOUMBOEBOEøPPSTQBDF t 5IF-POEPO1MBOQSPKFDUTBSFRVJSFNFOUGPS8FTU-POEPO – objectives include: to create 86,000 jobs between 2001 and 2016 (thouhg this t 5IFSFBSFUISFF #PSPVHIMFWFM .BKPS&NQMPZNFOU may be revised to 53,000), whilst providing 59,400 additional Locations (MELs) in Southall. These are the Great - To meet the needs of the local labour market and homes in the same period. Southall, as a central node on the Western Industrial Park, the International Trading enterprise in growth sectors of industry and service Heathrow-Paddington Growth Corridor, is expected to be Estate and Southall West Strategic Industrial Location sectors pivotal in this growth. Southall is also part of the Heathrow (SIL) in the London Plan, with the implication of a more - To explore the potential of re-designation of North Opportunity Area, along with Hayes, West Drayton and important role in the London context. Details of these employment land where appropriate Stockley Business Park. sites are included on Table 6.1 t *TTVF5IF"TJBO(BUFXBZDPODFQUoPCKFDUJWFTJODMVEF t 5IF&BMJOH6%1QPMJDZGPS#VTJOFTTTUSBUFHJDQPMJDZTFFLT t $PMMFDUJWFMZUIFTFQSPWJEFIBPGFNQMPZNFOUMBOE to promote balanced economic development, with an and 2,673 jobs, of which 1,143 are local (approx. 43%) - Exploit this concept, preferably as part of the mix at emphasis on employment serving regeneration areas. SGW It seeks to retain an appropriate land supply in Major t .&-TBSFEFöOFEJOUIF"EPQUFE6%1BTCFJOHBSFBT - realism in recognising that it is not the central plank Employment Locations and lighter uses on Employment where employment uses will be concentrated, and of the development strategy, for the site or the town Sites. the Council will encourage the retention, location and expansion of industry in these areas. t *TTVF-BCPVSNBSLFUBOEBDDFTTUPFNQMPZNFOU objectives include: 6.1.2 The Local Economy in outline t 5IFEFDMJOFPGUIFNBOVGBDUVSJOHTFDUPSIBTBòFDUFEUIF land use pattern of employment sites in Southall, with former - Physical development proposals which can help The Labour Market industrial estates shifting to other uses - towards retail, office create new jobs in expanding sectors t 0GUIF8FTU-POEPO#PSPVHIT &BMJOHDPOUSJCVUFTUIF and other tertiary sector jobs. highest share of the workforce (25%) - Complementing them with skills- and access-related t $FSUBJOTFDUPSTIBWFCFFOTVDDFTGVMJOSFDFOUZFBSTJO (in the broad sense) solutions. t PG4PVUIBMMTSFTJEFOUXPSLFSTBSFFNQMPZFEJO Southall, specifically food, and demand for premises for the transport, storage and communication sectors, warehousing, packaging and distribution. compared to 8.1% in Greater London and 7.1% in t &NQMPZNFOUMBOEJO&BMJOHJTVOEFSDPOTJEFSBCMF England. This largely reflects the area’s proximity to pressure from other uses, in particular housing. Heathrow. t -BOEVTFTUSBUFHJFTNVTUUIFSFGPSFTUSJLFBCBMBODF t PG4PVUIBMMTXPSLFSTBSFFNQMPZFEJOUIFSFUBJM between housing and employment needs. Planning wholesale/repair trades, compared with 14.4% in Greater guidance at regional (London) level advises that if London and 16.9% nationally. employment land is outside regeneration areas and
A Framework for Southall 31 6 Employment and the Local Economy
6.2 Planning for Change the Employment Land Review -, but due to its use (some Gateway could have a number of functions. It has a role in acting 6.2.3 Labour Market Issues manufacturing, distribution) job densities are falling. It as a stakeholder agency with an economic development remit to To plan for a sustainable, competitive and growing economy also acts as a barrier between the Havelock Estate and the encouraging links between local businesses and potential markets, In policy terms one of the justifications of having local in Southall means, in planning terms, making decisions town centre, and between Glade Lane open space and the specifically in the Asian sub-continent, using Heathrow nearby as employment land is as a location for local labour. However regarding the best use of the land available, capitalising on town centre. In the future some controlled consolidation a conduit for doing so. It also has expressed an interest in creating there are some concerns that some of the businesses the strengths of the area, and maintaining the competitive of these sites could release some land for other forms a hub within the area to provide a location for Asian businesses located in these areas are not industries that supply a large advantage it has in some sectors. This section discusses of development (which should include some form of focused around the creative sector, again capitalising on the Asian number of jobs (for instance distribution or logistics), or some of these choices and suggests a way forward, leading employment provision to retain an economic development link. The Framework considers what role these two elements can jobs that are not filled by local people (perhaps as a result of to the set of proposals suggested in section 8.5. role), link the Havelock Estate and Glade Lane open space play in the economic development of Southall. skills deficits among local people). In addition to this, many back into Southall and unlock the potential the canal plays more people are employed in town centre, retail related 6.2.1 The future of employment land in Southall in terms of benefiting local communities. Particularly if Capitalising on the links Southall can have with Asia through jobs in Southall (21%) than in comparison with the Borough recent economic trends continue to focus employment land Heathrow has some economic rational behind it, providing and London (16% and 14% respectively). There are a number of employment sites within Southall, on activity attracting low job densities. there are the conditions in place to make this viable, such as significantly the GreatWestern site, Featherstone Road targeted growth sectors, markets and products. This suggests that the underlying problems are not so much Industrial Estate, the Windmill Business Park and the These choices however have to be balanced with economic An Asian Media Hub. This concept could potentially work for a lack of jobs in the local area, or easy reach of it; rather International Trading Estate. In general terms, these sites development strategies and planning policies which are both the local specialist retail Southall has to offer, as well that they are not the kind of jobs that require a large supply are performing reasonably well. There are few voids and focused around providing local employment and local as other market sectors such as acting as a media hub. of traditional employment land, and that the jobs within there are signs of recent investment on the various sites economic growth. Therefore there is less mileage in Southall are not in the higher skilled employment sectors. around Southall. This does not suggest therefore that suggesting major change for other areas, such as the Great The idea of a media arts facility, or a location for the Lifting the employment profile into more skilled, better paid there should be large scale re-designation of employment Western site for example, identified as it is as a Strategic incubation of media related business again is a good jobs requires action to improving access to Central London land to other uses, as in other areas of London such as the Employment Location and an important economic asset. concept but many other forces are influential in kick- and Heathrow and to the million-plus jobs there. This does Thames Gateway. There may be areas however where the Suitable proposals here are around making the area work starting the growth of a media clustering. It often happens not just mean access in the sense of transport (though it potential from other uses is greater than for conventional better and encouraging the local labour force to access the organically or as a result of conditions being in place means that as well); it means lowering the barriers so that employment uses on existing lines - such as Featherstone jobs available there and elsewhere (Heathrow and Central unaffected by institutional help. However there may be people’s access is easier in every sense: raising skill levels, Road Industrial Estate and the Middlesex Business Centre, London). opportunities for small, flexible office space as part of the removing language difficulties, tackling discrimination identified in the Employment Land Review as having vacant Gas Works development to encourage entrepreneurialism or stigma, making connections between elements of the sites, and under pressure for development. and the growth of local business. This could be successful labour market where these barely exist at present. This, Proposals as one part of a wider development strategy, rather than its more than reserving large tracts of land in the vicinity Featherstone Road Industrial Estate is currently designated The strategy for these sites is therefore a mixture of sole rationale. to attract inward investment will offer the prospect of variously as a major employment site, employment site and consolidation and redevelopment. It is suggested that: getting people into jobs; and this is at least as important as some undesignated areas. It occupies an important location Some office space could potentially be part of the mix of uses generating completely new jobs. close to the centre of ‘old’ Southall, close to the railway t 'FBUIFSTUPOF3PBE*OEVTUSJBM&TUBUFUIFFNQMPZNFOU on the Gas Works site, providing it is of the right type and of the station and near a number of bus routes. It currently does land currently within the Southall West site to be re- right amount. Options include providing accommodation to new not fulfil the potential of such a strong town centre location designated and become part of the town centre mixed- businesses, linking with the Asian Gateway concept explored Proposals (58% of people travel by car). There are opportunities here use opportunity providing intensified employment and above. There is unlikely to be a market for large-scale, speculative t "OBVEJUPGTFSWJDFQSPWJTJPONBZCFSFRVJSFEJOPSEFS to redevelop the site as a mixed-use opportunity providing other uses identified for this location. office development, but there maybe the viability for smaller to assess which agencies are fulfilling this role, how community facilities and residential development, in a way offices with a front door, for local businesses and services such as effective they are, and what are the barriers that prevent that is much more integrated into the town centre than the t .JEEMFTFY#VTJOFTT$FOUSFUIJTBSFBUPCFDPNFQBSUPGUIF solicitors, accountants and so on. A degree of flexibility should such agencies from meeting their objectives. Agencies wider Glade Lane Framework area, which could result in current occupiers and plays a more positive role in terms of be incorporated into this space to allow for changes in use and in this area may include Job Centres, Connexxions, some re-designation to other uses, such as intensified forms the town centre environment. This does not mean the site fluctuations in the market. the LSC, Chamber of Commerce, Business Education will no longer continue to provide jobs, but may provide a of employment. Partnerships, Colleges and so on. Common issues different kind of employment space than suggested by its t (SFBU8FTUFSO*OEVTUSJBM&TUBUF*NQSPWFBDDFTTXIFSF among such groups may include the short-term nature current planning designation. Only 187 of the jobs on these possible. Proposal of funding programmes, difficulties in reaching those sites are local jobs. Different forms of employment, together t 5IF'SBNFXPSLTFFLTUPQFSNJUBOEFODPVSBHFTPNF individuals who could benefit most, a lack of facilities with wider training measures, could theoretically begin to office, media or creative development as part of the in which to have a local presence, and general revenue replace these job numbers in a different kind of role through mix on Southall Gasworks, as part of the group of other issues. Such a review may be a useful way of identifying an intensification of its employment functions. There will 6.2.2 The role of the Asian Gateway uses not covered by retail and residential. Flexibility both need and what should be done to benefit those also be additonal benefits of providing a wider range of should be permitted here in terms of planning, to currently excluded from the labour market. uses including the additional spending power that may The rationale for Southall acting as an Asian Gateway lies in allow the development to respond to changing need result, and investment and jobs in services and facilities both its long standing role as a host for new communities, and economic circumstances, and to facilitate local needed to support these uses. especially Asian communities, and the number of established initiatives to take advantage of the Asian heritage and Asian businesses, services and facilities that exist. It also has fast, business links. The Middlesex Business Centre occupies significant direct rail links betwen the Town Centre and Heathrow . The Asian areas of land, - some of which is identified as vacant in
32 A Framework for Southall Community Services 7
7.1 The Current Situation t $VSSFOUQSPKFDUJPOTGPS3FDFQUJPOBHFQVQJMTJOUIF Sports Facilities The success of a Southall North planning area, shows capacity being t $VSSFOUTQPSUQSPWJTJPOJO4PVUIBMMJODMVEFTUIF4PVUIBMM A sustainable network of community services can be exceeded in 2008. The Southall South area has a small Sports Centre on Beaconsfield Road, the MUGA site at achieved via clearly structured and comprehensive provision surplus and projections indicate that rises due to birth Villiers Road, a swimming pool at Dormers Wells, and sustainable community planning that addresses the location, type and standard rates will not cause current capacity to be exceeded. outdoor facilities at Swift Road. All these facilities are of local services. It is also crucial that planning accurately Updated area level projections are awaited from the GLA well used. This is especially true of the Southall Sports is grounded in its assesses the level of demand for various types of services, at the time of writing. Centre, and there are concerns as to whether it will and considers how this demand may shift over time. be able to absorb the demand of new population. t )PVTJOHHSPXUIBOEOFXEFWFMPQNFOUTTVDIBTUIF4(8 There are also questions over whether there should be will put additional pressure on educational facilities, provision of suitable, 7.1.1 Current Policy a swimming pool in a more accessible location than from pre-school through to further and higher education. Dormers Wells. New capacity in the primary sector is likely to be required accessible and high t 5IFQPMJDZDPOUFYUGPSQSJNBSZIFBMUIQSPWJTJPO in Southall is provided by the 2006 White Paper and this will need to be carefully assessed in the light of 7.1.3 Issues & Objectives ‘Our Health, Our Care, Our Say: A New Direction the most recent data at the time. Additional capacity The Framework addresses these issues through quality neighbourhood for Community Services’. This puts an emphasis on will also be required in the secondary sector, which is recommendations regarding the form and location of a increased care outside the Hospital, with local services currently operating at capacity number of new services where current provision needs providing a greater range of services. services. t 5IFQMBOOFEPQFOJOH JO4FQUFNCFS PGUIFOFX increasing or improving, both as a result of current need t $PNNVOJUZ4FSWJDFTUIFSFJTSFDPHOJTFEUPCFB ,IBMTBQSJNBSZTDIPPMXJMMBòFDUTDIPPMQMBDFQMBOOJOH and future need arising from the Gas Works development need for new library provision in Southall south of the in the area. The school will be a 2 form entry (60 place) and the wider demographic changes Southall is Broadway. Consultation is to start shortly regarding the Sikh primary school, which is likely to attract pupils from experiencing. provision of community services in the Borough, linked an area much wider than the study area. with the Extended Schools concept. t *OUFSNTPGFBSMZZFBSTQSPWJTJPO UBLFVQIBTJODSFBTFE t *TTVFOFFEGPSBEEJUJPOBM(11SJNBSZ$BSFQSPWJTJPO UP significantly over the past three years, a change from meet both new and existing Health services demand – objectives include: 7.1.2 Health, Education & Community Facilities historical trends when many parents chose not to use in Southall services offered. This is changing now, possibly as a - Provision to meet need in both the northern and result of demographic changes. There are generally southern parts of Southall, either side of the main Health higher rates of vacancies for child care, and much lower railway line t 5IFHFOFSBMIFBMUIPG4PVUIBMMTQPQVMBUJPOJTQPPS for nurseries. - New facilities could potentially follow the Polyclinic in comparison with the rest of the Borough. Life Libraries expectancy is lower, a higher proportion of the model, co-locating primary health care with other t 5IFMJCSBSZBU+VCJMFF(BSEFOTTFSWFTUIFOPSUIFSOQBSU population report suffering from long term illnesses, health services, on an accessible site ideally close to of Southall, and the Osterley Park Library is no longer transport links and other services. and a higher rate of Coronary Heart Disease. suitable for needs, as it is unable to accommodate the t )FBMUIBOEQSJNBSZDBSFJTVOEFSTFWFSFTUSFTTJO range of services required of a modern library. Southall. There are over 78,000 people registered with t *TTVFFYQBOTJPOPG&EVDBUJPOTFSWJDFToPCKFDUJWFT t 5IFSFRVJSFNFOUJTUIFSFGPSFGPSBOFXMJCSBSZ QFSIBQT include: GPs, despite the official population being under 70,000 co-locating with other services, could foster adult residents. learning and create a usable community space. Provision - Additional primary provision in both the short and longer term to accommodate demand from rising t 5IFBWFSBHF(1MJTUTJ[FJT PWFSIJHIFSUIBO of IT and multimedia services should also be included. birth rates as well as housing developments. the average for Ealing. Community Centres - Maximising any capacity in current schools in order t 4PVUIBMMIBT(1QSBDUJDFT QIBSNBDJFT EFOUBM t 4PVUIBMMTDPNNVOJUZDFOUSFTBSFXFMMVTFECZBEJWFSTF practices, 4 opticians and 2 health centres. of the GP range of local people. The centres play an important role to increase the number of places, whilst recognising premises, 8 are classified as being below minimum in providing affordable rentable space for local groups. that the effect of the SGW development will be to standards, and all are too small to provide the full range However Southall Community Centre is poorly maintained require new provision. This may also include pre- of primary care services. and has a number of health and safety issues, is not DDA school provision. compliant and is currently in a poor location in relation to the - Developer contributions to expand capacity in the Town Centre, and so has recently been sold by the Council. secondary sector. Education and early years provision (although community uses such as banqueting may be t 5IFBSFBDVSSFOUMZIBTQSJNBSZTDIPPMTBOE retained). In the future however, as the Town Centre changes secondary schools. It is anticipated that any current and more development is focused around the Station, this surplus capacity in the primary sector will be filled as location will be better located and some community uses high levels of inward migration and rising birth rates may be retained. take effect over the coming years.
A Framework for Southall 33 7 Community Services
t *TTVFJOBEFRVBUF-JCSBSZQSPWJTJPOPCKFDUJWFTJODMVEF possibly health and other social services. The form, function This is summarised on the diagram below: of the railway line as they have a smaller catchment and location require careful consideration to ensure services and need local access, whereas the cultural and council - A new library (plus additional facilities) in a town are accessible to their target catchments. Figure 7 1: The Community Hub concept - potential service provision services have a much wider catchment, and so its centre location location in terms of which part of Southall (though it - Potential co-location with other services 7.2.1 The Provision of new community services needs to be in an accessible location) is less critical. – the Community Hub concept t *TTVF$PNNVOJUZDFOUSFQSPWJTJPOJOSFTQPOTFUPWBSJFE scale and type of needs objectives include: The Community Hub concept could potentially include a 7.2.3 Locating the Health Care provision wide range of services including: - Space for small / informal community groups, and The Southall Gas Works site itself is not deemed suitable for larger space for weddings or functions the location of the Community Hub, for two main reasons. t )FBMUI4FSWJDFT - Office space for community groups The first being timing – there is a need and opportunity to ∙ Primary Care develop the Community Hub in the short or medium term, - Space offered to remain affordable for range of to both meet the council’s corporate strategies and to ∙ Opticians users. respond to need in terms of the services that will be offered. t *TTVFBi$PNNVOJUZ)VCwGPS4PVUIBMMoPCKFDUJWFUPCF ∙ Dentists The Gas Works will not be developed within this timeframe and can be discounted from the potential list of sites. In considered is: ∙ Outpatient services addition the Gas Works site is not a preferable location - a community hub providing a range of services in an t 4PDJBM4FSWJDFT due to its relative inaccessibility. Such a development accessible location within Southall; potential locations needs to be within the town centre, accessible to nearby ∙ Adult and Children’s Care to include, but not limited to, the Featherstone Road car communities by both foot and public transport. The Gas park site, the Dominion Centre, or as part of potential ∙ Mental Health services Works site does not provide the same level of accessibility as redevelopment around the Station. the sites under consideration in Southall town centre. ∙ Older peoples services t *TTVFSFVTFPG1IPFOJY)PVTFoPCKFDUJWFJT t $VMUVSF The health related services should be split into two locations - to ensure that the community facilities included in There are a number of ways in which these services can be to provide services in both the northern and southern parts ∙ Library the approved proposals for Phoenix House meet the delivered and located, for example separately on four sites, of Southall. Options here are: Framework strategy in terms of their function. ∙ Multimedia facilities co-locating some services, or all in one place. t *TTVF$VMUVSFBOEMFJTVSF1SPWJTJPOPCKFDUJWFJT North of the railway line: ∙ Learning or training space 7.2.2 Distinguishing between different patterns - There may be potential to develop the cultural value of t $PVODJM4FSWJDFT BOEPUIFSQVCMJDTFSWJDFT of service provision t 5IFA)PSTFZBSETJUFPO)JHI4USFFU TJUFPOUIFQMBO Southall through conferencing, performance and arts, below) as well as benaquetting and festivals. This could link into ∙ ‘One-Stop’ location for Council services (parking, In considering services and their location, there are a the Asian Gateway concept. rent, bills etc.) number of services of which are only required once in t 5IFTVQFSNBSLFUTJUF TJUF Southall (of which the Council services idea is the most t *TTVF&OWJSPONFOUBM4VTUBJOBCJMJUZoPCKFDUJWFJT ∙ Drop-in point or local base for Community Safety t 5IF1PTU0óDF.FUIPEJTU$IVSDITJUF TJUF Officers or Park Wardens. obvious example), and some services which could be t &OWJSPONFOUBMTVTUBJOBCJMJUZ JODMVEJOHXBTUFNJOJNJTBUJPO provided once or twice depending on the requirements of and management, energy use and water efficiency are the population and the availability of sites (such as primary South of the railway line: important issues acros the Borough, and in Southall. The health care). issue of waste management and the need for additional sites t 'FBUIFSTUPOF5FSSBDF$BS1BSL TJUF for waste management in Southall is particularly important. We would suggest that health and social services could It is clear that the need to deliver extra primary care be provided together, across two locations, and council facilities is acute, with both shortages in relation to the and cultural services could be provided together, in one 7.2 Planning for Change current local population, not just as a result of forthcoming location. increased need. There is therefore a requirement to identify The preferred model for the delivery of a range of a site in the shorter to medium term for primary care use. The grouping shown on the diagram is selected for 2 community services in Southall is one of shared provision, The Featherstone Road Car Park could provide an answer to reasons: with a range of services from a small number of facilities. these shorter terms questions. This concept of a ‘Community Hub’ is explored in this 1. They complement each other in terms of the nature of the discussion, presenting and analysing the various ways in This site could be delivered before the other options. service; which it could work, and importantly, where. There are however concerns that this site does not offer 2. They complement each other in terms of the catchment “presence” in terms of its relationship to the town centre, as The concept of the Community Hub would potentially they serve (which leads into considering their locations). it does not have a street frontage. bring together not just Council services, but also other i.e. the findings of the research indicated that Primary community assets such as library and cultural services, and Care services should be provided both north and south But if the site was linked with the Dominion Centre, then
34 A Framework for Southall Community Services 7
it could be designed in such as a way as to have a more 7.2.5 Summary of Proposals on Community & positive impact on this part of Southall, adding to the Health Facilities vitality of the streetscape. Figure 7.2: t 5IBUUIFQSPQPTBMTUPMPDBUFDPNNVOJUZVTFTJO1IPFOJY Potential Locations for 7.2.4 Locating the Council / cultural services House be taken forward. The site could potentially be suitable for the location of a new library for Southall, the Community Hub The cultural/Council services could be in a single location, following the new model of library provision with additional either north or south of the railway: facilities and services N 0 500m t 5IF'FBUIFSTUPOF3PBE$BS1BSLTJUFCFUBLFOGPSXBSE t "U1IPFOJY)PVTF TJUF together with the Dominion Centre, to provide both primary t 5IF(VSEXBSBTJUF 4JUF health care facilities and community space. However, the planning policy designation of Southall Green in the future t 5IF%PNJOJPO$FOUSF TJUF must be borne in mind when progressing this site. The availability and deliverability of these sites is a key t 5IBUUIF(VSEXBSBTJUF TIPVMEJUCFDPNFBGPDVTGPS consideration in determining the best location for each redevelopment in the future, should retain and re-provide kind of provision. Recent proposals for the development community space as part of such potential redevelopment. of Phoenix House include some provision for a new library and additional community space. These proposals are fully t 5IBUIFBMUITFSWJDFTBMTPOFFEUPCFQSPWJEFE/PSUIPG endorsed by the Framework, as it provides a new location the railway line. Options which may be developed further for library, with additional community space to widen its include: offer, in an accessible town centre location. - The High Street (also known as the ‘Horse Yard’ site
The Phoenix House site may not provide the amount of - The supermarket site community space and facilities required in Southall to - The Post Office/Methodist Church site meet the objectives set out in this Framework. Additional community space is therefore required. This could be provided on the site of the Dominion Centre. This would form the ‘front’ to the health-related services on the Featherstone road Car Park site, solving the problem of this site lacking presence on the street. Delivery of this would require careful handling in layout terms, alongside site assembly. In addition, the Gurdwara site in the future could also provide a valuable location for a range of community uses in addition to those within Phoenix House, should the site be available for redevelopment in the longer term.
The Phoenix House site provides a ready answer top short term need, but in the longer term opportunities should be sought within future development sites (see Chapter 9 below) for a well-located and full-scale central provision for this range of services.
This decision may also be dependent on the outcome of the town centre designation issue (discussed in section 3.2.8). Should the Southall Green area be re-designated as a Neighbourhood Centre, the locations nearer the town centre, such as the Gurdwara site or the Post Office/ Methodist site may be more suitable.
A Framework for Southall 35 7 Community Services
7.2.6 Education provision Proposals In summary, proposals regarding education provision are 7.2.8 Environmental Sustainability and Utilities The strategy for education in the Framework is therefore mainly around ensuring the correct contribution is provided Current demographics indicate that there will soon be a based on the following: to educational facilities through the SGW development. This Any new development - especially at the scale of that proposed shortage of primary school places in the Southall area (with is to be developed in more detail but would include: on SGW, needs to fully consider the implacations that such more recent data expected shortly after the time of writing). All housing developments which are for more than 10 units are development would have on local infrastructure and utilities. this Providing for these extra places through the existing subject to Section 106 contributions. In relation to the effect t "OFX1SJNBSZ4DIPPM TVJUBCMFGPSUXPPSUISFFGPSN must be an important part of any negotiations, and the impact facilities is only sustainable until approximately 2011. At on educational provision in an area, a child yield formula is entry. The school should also: of development would require further study. New development this point, new provision will be needed. These services may used to calculate the additional pupils that will result from the must also comply with best practice guidelines regarding energy - Be suitable to support additional community be put under more pressure as the Gas Works development development. The formula takes into account: and water efficiency and investigate the most efficient way of adds more people to the area. New primary provision on the facilities powering and services for new devleopment, such as CHP, SUDS and so on. SGW should therefore be part of the proposals. t 5IFOVNCFSPGVOJUTJOUIFEFWFMPQNFOU - Be to the standard of facilities being developed through the Government’s Primary Capital t 5IFTJ[FPGUIFVOJUT CBTFEPOUIFOVNCFSPGCFESPPNT The requirements for secondary provision are less acute, Programme In addition, there may be a reuqirement for the location of a and the opening of the new school at Norwood Hall will t 5IFUFOVSFPGUIFVOJUT waste management facility within Southall. A suitable site could provide new provision, although this is a Sikh school. - Be accessible to both the new SGW community and be identified on current employment land, giving particular However there is a potential need for some contribution the existing Southall North school planning area. regard to access and ‘bad neighbour’ issues, such as noise, air from the development of the SGW towards secondary - Be located near to play areas and open space poluution and so on. This issue was not able to be explored school provision. In the case of the large SGW development, a joint as fully as is necessary as part of this brief, but there is a formula was created in conjunction with Hillingdon LA, t "DPOUSJCVUJPOUPFYJTUJOHQSFTDIPPMBOETFDPOEBSZ requirement to take this forward. The way in which education is being provided is changing, which recognised the proximity of the Borough to the provision, to be calculated using a modified version of the LB both at primary and secondary level. This has two main development. Ealing child yield ratio’s. Proposals strands: 7.2.7 Cultural and Commercial Leisure Services The strategy for environmental sustainability and utilities is More details on the current formula used can be found in therefore: Appendix 1 of the Supplementary Planning Document on t 5IF1SJNBSZ$BQJUBM1SPHSBNNF There may be potential to develop Southall’s cultural offer, in Planning Obligations. terms of cultural venues offering performing arts, conferencing, To ensure that new development complies with best practice t 5IF&YUFOEFE4DIPPMT1SPHSBNNF banquetting and festivals - linking directly with the Asian guidelines in relation to environmental performance. Both of these central Government schemes adopt the Certain principles should be borne in mind when Gateway concept. this could be combined with smaller scale model of schools providing an extended role in the considering how best to provide the additional primary provision for community groups. Smaller scale provision could That the SGW fully investigates the impact the development community through other forms of service provision, be it aged provision on the SGW site: be linked in with local community centres, though the strategic would have on infrastructure and utilities, and also considers space for adult learning after school hours, or school sites need for a larger facility would require further feasibility environmentally sustainble infrastructure such as CHP and SUDS. also including health, library or ICT facilities. The Primary t 5IFTJUFBMMPDBUFEGPSUIFTDIPPMNVTUCFTVJUBCMFGPSB testing. In addition, the Town centre offers the potential to offer Capital Programme is currently a pathfinder scheme for or a 3FE primary school, with adequate, quality outdoor commercial leisure opportunities, both to support the Town That further studies are made regarding the potential for a new 23 Local Authorities, of which LBE is one. The programme play space. Centre economy and as part of its tourism/Asian Gateway role. Waste Management Facilitity to be located in Southall. is potentially linked to deprivation, and so Southall could t 5IFTJUFTIPVMEBMMPXGPSUIFJODMVTJPOPGDPNNVOJUZ Potential for this kind of devleopment has been epxressed benefit from this scheme. facilities, if required, in line with the Extended Schools as part of SGW, but also may be suitable along South Road, agenda. retaining the listed public house buildings at each end of the The Extended Schools Programme, focusing on secondary street. schools, again seeks to allow greater use of school facilities t 5IFMPDBUJPOPGUIFTJUFTIPVMECFTVJUBCMFGPSBQSJNBSZ outside traditional school hours. The extended school school, and accessible to both the current and new Proposals programme for Southall is provided across the three populations in the area. The strategy for cultural services is therefore: secondary schools and sixth form college in the area. t 1IBTJOHPGUIFCVJMEJOHPGUIFOFXTDIPPMXJMMOFFE To investigate, through the Asian Gateway, the feasibility to be carefully planned, to ensure that the additional for developing Southall’s cultural offer through potential New facilities on the SGW site should meet at least the places come on stream at the correct time to meet the locations for a range of cultural services, such as banquetting, standards and quality that is to be expected of those anticipated demand. conferencing, festivals and performing arts. Commercial leisure delivered through the Primary Captial programme, which opportunities may also be explored along South Road. may mean including other facilities ad part of the site, and incorporating ICT facilities and other forms of modern learning.
36 A Framework for Southall Part B: Change and Delivery
Proposals 8 8.1 Introducing the proposals for change
8.1.1 Areas for Change and Improvement Figure 8.1: A series of areas have emerged as being the main focus for change in Southall, and thus of the Framework’s proposals. Areas for Change and They are shown on Figure 8.1, and include: Improvement
t 5IFFYJTUJOHUPXODFOUSF JODMVEJOHCPUIUIF#SPBEXBZ N BOE,JOH4USFFU5IF(SFFO 0 500m t 5IF4PVUIBMM(BT8PSLT 4(8 TJUF ,&: t 4PVUIBMM4UBUJPOBOEJUTJNNFEJBUFFOWJSPOT Areas for Change and improvement t 5IFi'FBUIFSTUPOF3PBE*OEVTUSJBM&TUBUFwMPDBMJUZoUIF TJUFTTPVUIPGUIFSBJMXBZBOEJNNFEJBUFMZXFTUPG,JOH Street t )PVTJOHBSPVOE'FBUIFSTUPOF3PBE t 5IFXJEFS(MBEF-BOFBSFB JODMVEJOHUIFPQFOTQBDFT residential areas and industrial areas between the Canal and the Railway.
8.1.2 The Proposals in summary
The proposals for change, which focus mainly on these Areas for Change and Improvement, but not restricted to them, are set out in the following five sections of this chapter. They broadly follow the order of the topic chapters; they link directly back to the discussions in those previous chapters which form the evidence base and justification for the proposals and opportunities themselves.
8.1.3 Phasing and Short term priorities
The final section of this chapter sets out a possible phasing plan for the main physical proposals, and suggests a programme of short-term actions that could be got under way in Southall town centre.
A Framework for Southall 39 8 Proposals 8.2 Retail and Town Centre Proposals
This is therefore a summary of the proposals made in 8.2.4 Mixed-Use Development Sites Chapter 3 Retail & the Town Centre, accompanied by the (see Chapter 3: 3.2.7) relevant spatial representation of them on Figure 8.2. The full analysis and “reasoned justification” of the proposals t 0QQPSUVOJUJFTGPSNJYFEVTFEFWFMPQNFOU JODMVEJOH can be found in Chapter 3 itself. retail, residential and community facilities are identified for:
∙ Southall Station Area 8.2.1 Southall Gas Works (see Chapter 3: 3.2.1, 3.2.3, 3.2.4) ∙ Methodist Church/Post Office Site ∙ Southall West t 'PSSFUBJMEFWFMPQNFOUUPCFQBSUPGUIFNJYPOUIF SGW site. This is recommended to be up to a limit of 15,000m2. This is comprised of up to 10,000 m2 of 8.2.5 Management and Public Realm comparison retailing and a 5,000m2 foodstore. (see Chapter 3: 3.2.2) t 5IFUZQFPGSFUBJMJOHUPCFGPDVTFEBSPVOEB mainstream, western style offer – complementing rather t &OIBODFNFOUPGUIFQVCMJDSFBMN JOBSFBTJEFOUJöFE than competing with the existing ‘niche’ Asian offer. through the Framework, utilising the existing Streetscape Guidance as context. Delivery is suggested t 0UIFSMFJTVSFVTFTDBOBMTPCFQBSUPGUIFNJY JODMVEJOH in the Viability and Delivery section. cinema, banqueting, arts and media sectors. Flexibility should be permitted as part of the planning of these t .BOBHFNFOU UISPVHIBTFQBSBUFWFIJDMFZFUUPCF uses in order to respond to changing conditions. established such as a BID, or through the Council, should seek to improve the quality of the environment and private realm of the retail area in order to remain competitive. 8.2.2 Linkages (see Chapter 3: 3.2.5) 8.2.6 Planning Policy Implications t -JOLBHFTTIPVMECFQSPWJEFEGSPNUIF4(8UPUIF (see Chapter 3: 3.2.8) walk-in catchment to the north, and via improved underpasses to the south. t 5IFQSPQPTFENPEJöDBUJPOUPUIFQMBOOJOHQPMJDZ designation is to extend the town centre boundary to t 5IFFBTUFSOBDDFTTNVTUDPOOFDUOFXSFUBJMPO4(8UP include the proposed new retail, subject to improving South Road, via a link suitable for a range of modes of the links and accessibility with the existing town centre travel, and allow credible movement between the new and its catchment, as well as investigating the possibility and existing retail, with activity (through development of re-designating the Southall Green area. This may lead or activating the public realm) maintained on this link to reduced ambition in relation to development sites identified on Southall Green, to uses more suitable to a Neighbourhood Centre. 8.2.3 Parking (see Chapter 3: 3.2.6)
t /FXQBSLJOHUPCFQSPWJEFEPOUIF4(8TJUFUPTFSWFUIF The site-specific development opportunities identified new retail. above, together with development guidance, are taken forward in Chapter 9 below. t 0UIFSUPXODFOUSFTJUFTTVJUBCMFGPSDBSQBSLJOHUPTFSWF the Broadway/South Road to relieve existing problems have been identified.
40 A Framework for Southall Proposals 8
Figure 8.2: Town Centre Development Ideas
N 0 500m
,&: Public realm upgrafes
,FZ-JOLTCFUXFFOJOUFOTJUZBSFBT
High intensity town centre uses
Green space
Development sites - mixed-use
Development site cross rail
Existing roads
Proposed roads
Railway
Rivers /canals
Southall Boundary
A Framework for Southall 41 8 Proposals 8.3 Transport Proposals
This is again a summary of the proposals made in the 8.3.3 Proposal for eastern access to SGW 8.3.5 Proposals for public transport relevant Chapter (4 Transport), accompanied by the relevant (see Chapter 4: 4.2.3) (see Chapter 4: 4.2.7) spatial representation of them on Figure 8.2. The full analysis and “reasoned justification” of the proposals can be t "DDFTT1IBTF Early stage of SGW development to be t 1MVHNJTTJOHMJOL T JOUIFCVTOFUXPSL FTQFDJBMMZ found in Chapter 4 itself. accessed via Beaconsfield Road and existing streets to between west Southall and Southall station area; and the north of SGW; between the Broadway and SGW;
t "DDFTT1IBTF Construction of a link to the South Road t $SFBUFOFXBOEEJWFSUFECVTSPVUFTUPDSFBUFMJOLT 8.3.1 Proposals for Southall Station area bridge from SGW, as an alternative route to Beaconsfield between major developments to the east and west (see Chapter 4: 4.2.1) road, and to in corporate bus access to SGW; (SGW) of Southall station;
t 1SFQBSFBTUBUJPOBSFBEFTJHOBOEQMBOGPSJOUFHSBUFE t "DDFTT1IBTF In the longer term to provide a wholly t 6TFOFXBOEEJWFSUFECVTSPVUFTUPNBYJNJTFUIF land use and transport solution; new route between SGW and South Road, connecting inbound accessibility of SGW, as well as providing at a cross-roads with the proposed new bridge access for the outbound accessibility required by SGW site t )JHIEFOTJUZSFTJEFOUJBM BQBSUNFOUT FTQFDJBMMZPOTJUFT to the east of the station. This would be integral with residents; shielded from railway noise, to make use of commuting complete redevelopment of the existing housing area opportunities by rail; t $SFBUFBCVTPOMZ4PVUI3PBECSJEHFJOUIFMPOHFSUFSNUP lying between South Road bridge and the SGW site. This improve the quality of bus-rail interchange, and to improve t 1FSTPOBUUSBDUJOH EFTUJOBUJPO MBOEVTFT TVDIBTPóDFT third phase is seen as crucial for the integration of SGW access on foot to and from Southall station. services, shopping, entertainment, will make use of with Southall town centre. In order to make this link the high in-bound accessibility. High densities will credible, activity should be maintained between SGWs be appropriate to the scale of physical infrastructure eastern access and South road, through development envisaged for the station area. or public realm. The SGW design process should explore the definition of these uses in more detail. t 1SPWJEFBOFXSPBECSJEHFPWFSUIFSBJMXBZUPUIFFBTUPG the present station, linking South Road with Merrick Road. 8.3.4 Proposal for Access to West, North west & t 5SBOTGPSNBUJPOPG4PVUI3PBECSJEHFBTCVTUBYJPOMZ area with rail interchange facilities and high quality nearby residential areas pedestrian environment; (see Chapter 4: 4.2.4, 4.2.5, 4.2.6)
t )JHIEFOTJUZUISFFEJNFOTJPOBMEFWFMPQNFOUJOUFHSBUFE t 4VQQPSUUIFQSPQPTFEDPOOFDUJPOGSPNUIF4(8TJUF with Southall station, South road bridge, and the to the Hayes By-pass (A312) via a new bridge over the proposed new road bridge; Grand Union canal and Yeading Brook at the southwest tip of the site.
8.3.2 Proposals for SGW development t "OBTTFTTNFOUPGUIFDPTUTBOECFOFöUTPGBOPSUIXFTU (see Chapter 4: 4.2.2) access providing for public transport as well as pedestrians and cyclists, subject to agreement with LB t 4VTUBJOBCMFUSBOTQPSUQSPQPTBMTBTBOJOUFHSBMQBSUPG Hillingdon and TfL. the Southall Gasworks site development, including planning conditions and s106 agreements and t 1SPWJEFEJSFDUBDDFTTCFUXFFO4(8TJUFBOE Beaconsfield Road (and the Broadway beyond) to create contributions to deliver measures on and off-site; permeability between existing and new development, t 4VDINFBTVSFTUPJODMVEFJOGSBTUSVDUVSFXJUIJOUIFTJUF with at least two accesses being for vehicular traffic and bus route provision, enhancement and pump-priming, all accesses being suitably designed for pedestrian and and connections for pedestrians and cyclists; cycle access;
t 5SBWFM1MBOTGPSCPUISFTJEFOUJBMBOEDPNNFSDJBM t &OIBODFFYJTUJOHTVCXBZTVOEFSUIFSBJMXBZUPUIF components including individualised Travel Planning residential and commercial areas south of SGW to and Car Club provision. meet appropriate standards of safety and quality for pedestrian and cycle access.
42 A Framework for Southall Proposals 8
Figure 8.3: Transport Development Ideas
N 0 500m
,&: Town Centre
Canal
Railway
Existing roads/streets
New street -general traffic
New street -alternative routes
New street -bus only
Southall Boundary
A Framework for Southall 43 8 Proposals 8.3 Transport Proposals
8.3.6 Proposal for Gateway Link Road 8.3.9 Complementary Transport Proposals (see (see Chapter 4: 4.2.8) Chapter 4.2.11)
t %SPQUIF(BUFXBZ-JOL3PBEQSPQPTBM t 5PJODPSQPSBUF$BS$MVCTJOUPOFHPUJBUJPOTGPSOFX residential developments.
8.3.7 Proposals for Access in the Glade Lane area t 5PFODPVSBHFUSBWFMQMBOTBTQBSUPGNBKPSOPO (see Chapter 4: 4.2.9) residential developments
t -BOEVTFSFBMMPDBUJPOUPCFUUFSNBUDIUIFQBUUFSOPG t "5SBWFM1MBODPWFSJOH4PVUIBMM5PXO$FOUSFUPCF existing and potential public transport accessibility and undertaken, possibly funded by new development. proximity to town centre; t 5IBUTPGUFSNFBTVSFTPGUSBWFMQMBOOJOHCFFYQMPSFEGPSPUIFS major generators of car trips in Southall, such as shopping or t 6TFUIFEFWFMPQNFOUQPUFOUJBMPGUIF(MBEF-BOFUP Merrick Road area to create through bus links serving worship, led by WESTTRANS. SGW and Southall station; t 5IBUOFXEFWFMPQNFOUTTIPVMETQFDJöDBMMZBEESFTTTFSWJDJOH and access needs in order to prevent additional on-street t &OIBODFUIFRVBMJUZBOEEJSFDUOFTTPGXBMLBOEDZDMF routes to the area to reduce its isolation. traffic, by allowing rear access.
8.3.8 Proposals for industrial links (see Chapter 4: 4.2.10)
t 4VQQPSUOFXMJOLUPUIF*OUFSOBUJPOBM5SBEJOH&TUBUF
t $POTJEFSBOFXMJOLGPSJOEVTUSJBMUSBóDCFUXFFO Windmill Lane (Armstrong Way) and existing and potential future commercial uses south of the railway;
t "MUFSOBUJWFMZFOIBODFMJOLGSPN.FSSJDL3PBEUPQSPWJEF appropriate access to employment and mixed use activity.
t *OWFTUJHBUFXIFSFUIF$BOBMBOE3BJMDBOCFVTFEGPSUIF movement of freight and goods - especially as part of the SGW development.
44 A Framework for Southall Proposals 8
Figure 8.4: Phasing Diagrams Detailed Transport Phase 1 Development Ideas
N 400m walking catchment 0 100m New connection from SGW sit e ,&: Potential new development Sites
New bridge
Final routes
Interim route (new) Bus onl y Interim route (existing) New routes Railway statio n Bus only
Phase 2
New bridge over railwa y
Bus onl y New routes Railway statio n
Phase 3
New bridge over railwa y
Bus onl y New routes Railway statio n
A Framework for Southall 45 8 Proposals 8.4 Housing, Public Realm and Community Safety Proposals
This section summarises the proposals made in Chapter 5 *NQSPWJOH)PVTJOH2VBMJUZ Housing, Public Realm & Community Safety, accompanied (see Chapter 5: 5.2.2) by the spatial representation of the Housing and Public Realm proposals on Figure 8.2. The full analysis and t &YQMPSFPQQPSUVOJUJFTUPJODSFBTFUIFBUUSBDUJWFOFTT “reasoned justification” of the proposals can be found in and potential of the Havelock Estate, including Chapter 5 itself. through improving accessibility and connectivity, and considering remodelling of sections of the Estate as part of wider change in the Glade Lane sub-area. 8.4.1 Increasing Housing Supply: Potential t "QJMPUQSPHSBNNFPGFOGPSDFNFOUUPUBDLMFUIF Opportunity Areas problem of unauthorised (mainly rear-garden) (see Chapter 5: 5.2.1) buildings in Southall
The Framework suggests specific areas / sites that may t &TUBCMJTIBCFUUFSSFMBUJPOTIJQXJUIUIFQSJWBUFSFOUFE be capable of providing substantial additional housing, sector and encourage accreditation and registration including affordable housing. They include: through liaison with the Housing, Planning and Environmental Health t 3BJMXBZ4UBUJPO$FOUSBMXJUISFTJEFOUJBMPQQPSUVOJUJFT t (SFBUFSFOGPSDFNFOUBOEBSFWJFXPGXBTUFNBOBHFNFOU as part of the site specific planning guidance prepared procedures to discourage and prevent fly-tipping. for the Station area. See section 9.
t )BWFMPDL(MBEF-BOFUIFXJEFS(MBEF-BOFBSFBIBTCFFO identified as being an area where, as well as a more varied employment profile, other use may also be possible, including residential and better organised public open space. More specific guidance can be found in Chapter 9.
t 'FBUIFSTUPOF3PBE*OEVTUSJBM&TUBUF$IBQUFSBMTP provides the development guidance for this site, which in the future could continue to provide jobs through intensifiied employment provision as part of a mixed use scheme.
t (BT8PSLT"TFUPGEFTJHOQSJODJQMFTGPSUIFSFEFWFMPQNFOU of the SGW site is also included.
The Site Specific Development Guidance section (Chapter 9) provides more detailed guidance on these sites.
46 A Framework for Southall Proposals 8
Figure 8.5: Housing Opportunites
N 0 500m
,&: Areas identified for potential change of use
Residential areas for refurbishment or redevelopment
A Framework for Southall 47 8 Proposals 8.4 Housing, Public Realm and Community Safety Proposals
8.4.3 New Open Space on SGW (see chapter 5-5.2.2) - Featherstone Road Play Area. This small play area 8.4.7 Community Safety (see Chapter 5: 5.2.6) is currently underused, partly due to its quality and t 'PSBOFXMPDBMQBSLUPCFQBSUPGUIFNJYPGEFWFMPQNFOU perception of insecurity caused by a lack of natural t 4QBDFEFEJDBUFEUPQSPWJEJOHBCBTFGPS$PNNVOJUZ on the SGW site, accessible to both new resdientis as well surveillance. Improved security by rethinking its Safety Officers and/or Park Wardens to be part of the as the existing population. design could go somewhere to making it a more development of the Manor House Gardens; or for such useful resource for the neighbouring residential areas space to be provided in the Community Hub. which suffer a shortage of such space. An alternative 8.4.4 Improvements to open space proposal to immediate investment is to wait for the (see Chapter 5: 5.2.3) development of the Gas Works site, by which the play area would benefit from a larger immediate Redressing the weaknesses in the supply of open space for catchment, increasing its use. This may be a more Southall’s residents includes improving the current areas appropriate time to make necessary investment. of open space as well as increasing the current supply. Proposals are: 8.4.5 Public realm Improvements t 'PS4(8 BOEPUIFSNBKPSTJUFT BQQMJDBUJPOPGUIF (see Chapter 5: 5.2.4) design-related guidelines and principles provided in chapter 9 below, to ensure that needs are met and that There are a number of locations in Southall that should be the new open space is functional and well designed, prioritised for upgrades to the streetscape or public realm. suitable for and accessible to the variety of users it These are: needs to serve. the t 5IFSFBSFBOVNCFSPGPUIFSPQFOTQBDFTXJUIJO4PVUIBMM t 1FEFTUSJBOVQHSBEFTBSPVOEBOEUPUIFTUBUJPO that are currently subject to improvement, or in need Framework recommends the creation of a better of investment. These include the Manor House Gardens, pedestrian environment in the Station area, providing Glade Lane Park and the play area on Featherstone Road. legible, convenient, safe routes for pedestrians together with safe crossing points and clear signage. - The Manor House Gardens. Despite investment in 2002 through the Single Regeneration Budget, the t 1FEFTUSJBOVQHSBEFTJOUIFUPXODFOUSF public realm Manor House Gardens on The Green could play a upgrades are also proposed for the town centre. These more significant role in providing a green space are shown on Figure 8.2 and Figure 8.6 Improvements within the old part of Southall. Parts of the site are would include new street furniture, signage upgrades, currently underused and attract crime and anti- pavement upgrades, public art opportunities alongside social behaviour. Groundwork has proposals to carry a comprehensive maintenance programme. out refurbishment of the grounds with a new café and new playground. This Framework endorses and supports this project. 8.4.6 Unlocking Assets – the Canals and the Minet Country Park - Glade Lane. The Glade Lane Park suffers mainly as (see Chapter 5: 5.2.5) a result of its location, bound by a Canal on one side and the rail line the other, making it isolated t *NQSPWFNFOUPGUIFDBOBMTJEFGPPUXBZT MJOLTUP.JOFU from its residential catchment. A suggested Country Park; capitalising on increased use unlocked by strategy to remedy this, through a more strategic development on the Gas Works. approach to the wider Glade Lane area, including the Havelock and Toplocks estates as well as the Middlesex Business Centre, is proposed in chapter. The open space element of this strategic approach is to reorganise the open space into a more central location and upgrade the security of the existing park by the canal. This would mean no net loss in open space, with significant qualitative improvements.
48 A Framework for Southall Proposals 8
Figure 8.6: Public Realm Proposals Plan
N 0 500m
,&: Town Centre public realm improvements Opportunity for upgrade /consolidation of open space No significant change proposals required
Possible location of new public open space
Potential green links
Significant pedestrian
A Framework for Southall 49 8 Proposals 8.5 Employment and Labour Market Proposals
This section summarises the proposals made in Chapter 8.5.3 Improving Labour Market Access 6 Employment & the Local Economy, accompanied by (see Chapter 6: 6.2.3) the spatial representation of the Employment Sites Identified for Change on Figure 8.7. The full analysis and t "OBVEJUPGTFSWJDFQSPWJTJPONBZCFSFRVJSFEJOPSEFS “reasoned justification” of the proposals can be found in to assess which agencies are fulfilling this role, how Chapter 6 itself. effective they are, and what are the barriers that prevent such agencies from meeting their objectives. Agencies 8.5.1 The future of land currently allocated for in this area may include Job Centres, Connexxions, Employment use the LSC, Chamber of Commerce, Business Education (see Chapter 6: 6.2.1) Partnerships, Colleges and so on. Common issues among such groups may include the short-term nature Many of the sites currently in use for employment and of funding programmes, difficulties in reaching those business, and allocated as such, will continue in this individuals who could benefit most, a lack of facilities use. The Framework’s strategy for this group of sites is in which to have a local presence, and general revenue however a mixture of consolidation and redevelopment. issues. Such a review may be a useful way of identifying Two in particular are identified as having the potential both need and what should be done to benefit those for major change: currently excluded from the labour market.
t 'FBUIFSTUPOF3PBE*OEVTUSJBM&TUBUFUIFSFJTQPUFOUJBMGPS employment uses currently within the Featherstone Road Industrial Estate site to be intensified and become part of the town centre mixed-use opportunity identified for this location.
t .JEEMFTFY#VTJOFTT$FOUSFUIJTBSFBUPCFDPNFQBSUPGUIF wider Glade Lane Framework area, which could result in employment uses being intensifed, as part of a more mixed use area.
8.5.2 The Asian Gateway concept (see Chapter 6: 6.2.2)
t 5IF'SBNFXPSLTFFLTUPQFSNJUBOEFODPVSBHFTPNF office, media or creative development as part of the mix on Southall Gasworks, as part of the group of other uses not covered by retail and residential. Flexibility should be permitted here in terms of planning, to allow the development to respond to changing need and economic circumstances, and to facilitate local initiatives to take advantage of the Asian heritage and business links.
50 A Framework for Southall Proposals 8
Figure 8.7: Employment Sites Identified for Change
N 0 500m
,&:
Retained employment land
Potential for a wider mix of uses
A Framework for Southall 51 8 Proposals 8.6 Community Services Proposals
8.6.3 Cultural and Leisure Provision This section is a summary of the proposals made in Chapter (see Chapter 7: 7.2.7) 7 Community Services. The full analysis and “reasoned justification” of the proposals can be found in Chapter 7 t 5PJOWFTUJHBUF UISPVHIUIF"TJBO(BUFXBZ UIFGFBTJCJMJUZ itself. for developing Southall’s cultural offer through potential locations for a range of cultural services, such as 8.6.1 Community Services Provision banquetting, conferencing, festivals and performing arts. (see Chapter 7: 7.2.3, 7.2.4, 7.2.5) t $PNNFSDJBMMFJTVSFPQQPSUVOJUJFTNBZBMTPCFFYQMPSFE t 5IBUUIFQSPQPTBMTUPMPDBUFDPNNVOJUZVTFTJO1IPFOJY along South Road. House be taken forward. The site could potentially be 8.6.3 Environmental Sustainability suitable for the location of a new library for Southall, (see Chapter 7: 7.2.8) following the new model of library provision with additional facilities and services t 5PFOTVSFUIBUOFXEFWFMPQNFOUDPNQMJFTXJUICFTUQSBDUJDF t 5IF'FBUIFSTUPOF3PBE$BS1BSLTJUFCFUBLFOGPSXBSE guidelines in relation to environmental performance. together with the Dominion Centre, to provide both t 5IBUUIF4(8GVMMZJOWFTUJHBUFTUIFJNQBDUUIFEFWFMPQNFOU primary health care facilities and community space. would have on infrastructure and utilities, and also considers t 5IBUUIF(VSEXBSBTJUF TIPVMEJUCFDPNFBGPDVTGPS environmentally sustainble infrastructure such as CHP and redevelopment in the future, should retain and re-provide SUDS. community space as part of such potential redevelopment. t 5IBUGVSUIFSTUVEJFTBSFNBEFSFHBSEJOHUIFQPUFOUJBMGPSB t 5IBUIFBMUITFSWJDFTBMTPOFFEUPCFQSPWJEFE/PSUI new Waste Management Facilitity to be located in Southall. of the railway line. Options which may be developed further include:
∙ The ‘Horse Yard’ site on High Street
∙ The supermarket site
∙ The Post Office/Methodist Church site
8.6.2 Education Provision (see Chapter 7: 7.2.6)
Proposals regarding education provision are mainly around ensuring the correct contribution is provided to educational facilities through the SGW development. This is to be developed in more detail but would include:
t "OFX1SJNBSZ4DIPPM TVJUBCMFGPSUXPPSUISFFGPSN entry. The school should also:
- Be suitable to support additional community facilities
- Be to the standard of facilities being developed through the Government’s Primary Capital Programme
- Be accessible to both the new SGW community and the existing Southall North school planning area.
- Be located near to play areas and open space
t "DPOUSJCVUJPOUPFYJTUJOHQSFTDIPPMBOETFDPOEBSZ provision, to be calculated using a modified version of the LB Ealing child yield ratio’s.
52 A Framework for Southall Proposals 8 8.7 Suggested Phasing
The following table sets out, in broad terms, the physical proposals above and their suggested phasing.
Table 8.1: Suggested Phasing of Framework Proposals
Proposal Short Term (0-5 years) Medium Term (5-10 yrs) Long Term 10 years +) Potential Funding Source
New Bridge for Southall TfL/LBE LIP
Station Area Design Framework LBE/Private Sector
Station area South West LBE/Private Sector
Havelock/Glade Lane LBE/Private Sector
Featherstone Road Industrial Estate LBE/Private Sector
Open Space improvements – Manor House Gardens LBE/Groundwork
Open Space improvements – Featherstone Road Play Area LBE
Private Sector Housing Management LBE
Access Improvements – International Trading Estate LBE – LIP/TfL
Access Improvements – Great western/Middlesex Business Centre LBE – LIP/TfL
Community Facilities – Phoenix House LBE/Private Sector
Community Hub – Health related Services (Featherstone Road Car Park) LBE/PCT
Community Hub – community related services (Dominion Centre) LBE
Car Parking LBE
Travel Plan and Public Transport Service Improvements LBE/WestTrans
Access for All - Disability Improvements LBE
Town Centre Transport Management over construction phases LBE/Developers
A Framework for Southall 53 8 Proposals 8.7 Suggested Phasing
8.7.1 Short-term Priorities
There are a number of public realm focused projects that could be delivered in the short-term. Detail of these are provided below:
Table 8.2: Short Term Project Phasing
Proposals Timeframe
Year 1 £££ Year 2 £££ Year 3 £££
Detailed Public Realm Appraisal, This should Include: Public Realm Appraisal, Furniture Audit, 150 000 (inclusive) Implementation See individual Implementation See individual Design Development and Identify Hot Spots for further action, Required Management budgets budgets Implementation Strategy Program, Signage and Place Marketing, Public Art Opportunities
Public Realm Appraisal Audit, Interventions and Implementation Strategy (inclusive)
Furniture Audit Audit, Interventions and Implementation Strategy (inclusive) Roll out new furniture through Hot Spots See Hot Spots Roll out new furniture through Hot Spots See Hot Spots campaign campaign Pavement Upgrades Audit, Interventions and Implementation Strategy (inclusive) Roll out new furniture through Hot Spots See Hot Spots Roll out new furniture through Hot Spots See Hot Spots campaign campaign
Signage/Place Making Audit, Interventions and Implementation Strategy (inclusive) On going Implementation 50 000 On going Implementation 50 000
Commision a community engagement project 40 000 /20 000 Commision a community engagement project 40 000 /20 000 (Link to Public Art - Investigate alternative sources (Link to Public Art - Investigate alternative sources of funding) of funding)
Mangement Program Audit, Interventions and Implementation Strategy (inclusive) Consultation/ Implementation of program with 60 000 On going consultation/ Implementation of 20 000 retailers and local businesses program with retailers and local businesses
Public Art Opportunities Audit, Interventions and Implementation Strategy (inclusive)
Comission an artist for an individual project 15 000 Construction 50 000
Comission an artist for an individual project 15 000 Construction 50 000
Commision a community engagement project 40 000 /20 000 Commision a community engagement project 40 000 /20 000 (Link to Place Marketing - Investigate alternative (Link to Place Marketing - Investigate alternative sources of funding) sources of funding)
Hot Spots Interventions (Suggest 2 locations - Audit, Interventions and Implementation Strategy (inclusive) Broadway and South Road). Could include new street furniture, improved pedestrian access, reinforce Design Development for High profile localised 40 000 Construction of 2 Hot Spots 200 000 identioty through paving, landscaping, street intervention sites. (Investigate alternative sources furniture and artworks. of funding - see SCIPs Program)
Design Development for High profile localised 40 000 Construction of 2 Hot Spots 200 000 intervention sites. (Investigate alternative sources of funding - see SCIPs Program)
54 A Framework for Southall Site Specific Development Guidance 9
SGW
/ Major redevelopment site for residential, commercial, community, leisure uses and major public open space / Potential for improved pedestrian linkages to existing and new public open space / Potential catalyst for broader regeneration of Southall area / Potential for new street network to integrate and improve residential areas to north / Potential location for new local amenities and services for existing new communities / Potential for new retail provision to compliment existing town centre cluster and facilities / Potential for a range of housing types currently lacking in the area
Developable Residential area: 22.9 hectares Appropriate residential density: 55-175 residential units per hectare*
,&:
Development Site
Green Space
Mixed Use
Residential
Employment/Mixed Use
Streets
New streets
Pedestrian
New pedestrian
Public Realm Hotspots
N Potential site for community uses
Potential site for carparking 0 500m
A Framework for Southall 55 9 Site Specific Development Guidance
FEATHERSTONE ROAD INDUSTRIAL ESTATE
/ Potential for site assembly and redevelopment for mixed use to main route edges of site, including retail, commercial and community uses; into largely residential and intensified employment beyond. / Consolidate Dominion House Site to integrate holistically with the Southall West Site. The Dominion House Site has potential for redevelopment as community hub/health services. / Develop new green public open space at centre of site. / Locate new overlooked pedestrian pathways and streets through site to open up and link the site to South Road and residential areas to the west. / Consolidate street infrastructure at existing South Road to make the pedestrian experience safer and more inviting. / Redevelop Phoenix House for mixed uses with community/library uses on the lower levels and residential above. ,FZQVCMJDSFBMNAIPUTQPUMPDBUJPOTGPSTIPSUUFSNVQHSBEFT5PJODMVEFQBWFNFOUVQHSBEFT GVSOJUVSF consolidation and upgrades, public art and signage. (Potential for local business led funding to supplement public funds)
Mixed Use: 5.6 hectares Residential: 4.6 hectares Appropriate residential density: 165-275 residential units per hectare
,&:
Development Site
Green Space
Mixed Use
Residential
Streets
New streets
Pedestrian
New pedestrian
N Public Realm Hot Spots
Potential site for community uses 0 250m
56 A Framework for Southall Site Specific Development Guidance 9
GLADE LANE
/ Redevelopment for housing, mixed use and employment / Retention of Great Western, whilst widening the uses on Windmill Business Centre / Potential to improve pedestrian and vehicular connections / Potential to reorganize some public open space - improving quality whilst not losing quantity - to a more central location and upgrade access and security of existing park by canal / Upgrade of green corridor along the canal / Upgrade pf pedestrian routes throughout this area to improve access and safety for communities / Introduction of key new streets enhance permeability and increase accessibility to transport node and town centre facilities / Employment uses refocused and intensified to integrate into mixed use and residential environments / Enhance the eastern access of the area through improvements to road connections around Three Bridges
Developable residential area: 13.4 hectares Appropriate residential density: 55-175 residential units per hectare
,&: Development Site Green Space Employment Mixed Use Residential & other suitable uses Streets New streets Pedestrian New pedestrian Improve marina on canal
N Potential site for community uses Potential site for carparking 0 500m
A Framework for Southall 57 9 Site Specific Development Guidance
SOUTH ROAD
/ Allow alternatives to retail use and promote other town centre uses and residential provison
Icelands / Potential for assembly of site and redevelopment for mixed use with retail or community uses at ground floor / Potential for community hub/health services / Potential for multi-storey parking at rear / Potential for residential uses at upper levels / Retention of market - heritage and coomunity value / Posible location for commerical leisure uses
PO Site / Potential for assembly of site and redevelopment for mixed use with retail or community uses at ground floor ,FZIJTUPSJDBMGBDBEFTIBWFWBMVFBOETIPVMECFSFUBJOFE / Potential for community hub/health services / Potential for multi-storey parking at rear / Potential for residential uses at upper levels / Retail/community use frontages onto South Road / To the northeast of the site – complete the street network and infill with residential to integrate the urban fabric ,FZQVCMJDSFBMNAIPUTQPUMPDBUJPOTGPSTIPSUUFSNVQHSBEFT5PJODMVEFQBWFNFOUVQHSBEFT GVSOJUVSF consolodation and upgrades, public art and signage. (Potential for local bussiness lead funding to supplement public funds)
Mixed Use: 1.6 hectare Residential: 0.5 hectare Appropriate residential density: 165-275 residential units per hectare
,&:
Development Site Retain marina on canal
Green Space Potential site for community uses
Employment Potential site for carparking
Mixed Use
Residential
Streets
New streets N Pedestrian
0 100m New pedestrian
58 A Framework for Southall Site Specific Development Guidance 9
RAILWAY STATION CENTRAL
/ Major redevelopment potential for high density mixed use including commercial, community uses / Major potential to improve connections with new bridge over railway at Merrick Road / Potential for landmark built form identifying improved transport node (including Crossrail), and connection point to north and south areas of Southall Town Centre. / Potential for community hub/health services / Potential integration with future cross rail development over railway to provide retail, commercial and residential uses / Potential for integrating into the public realm on number of levels - retail/mixed use frontages onto major street frontages / Respect heritage value of locally listed buildings, facades etc.
Mixed Use: 5.2 hectares Appropriate residential density: 165 - 275 residential units per hectare
,&:
Development Site
Potential cross rail development
Public Realm Hotspots
Public realm upgrade
Potential site for community uses
Potential site for carparking
Mixed Use
Residential
Employment/Mixed Use
Streets N New streets
0 250m
A Framework for Southall 59 9 Site Specific Development Guidance
High Street
North / Potential for assembly of site and redevelopment for mixed use with retail (subject to retail capacity) or community uses at ground floor / Potential for community hub/health services / Potential for multi-storey parking at rear / Potential for residential uses at upper levels and behind retail / Retention of Pub for commercial leisure uses
South / Potential for assembly of site and redevelopment for mixed use with retail or community uses at ground floor / Potential for community hub/health services / Potential for multi-storey parking at rear / Potential for residential uses at upper levels
Mixed Use: 2.0 hectares Residential: 1.0 hectares Appropriate residential density: 55-175 residential units per hectare
,&:
Development Site
Public Realm Hotspots
Public realm upgrade
Potential site for community uses
Potential site for carparking
Mixed Use
Residential
Streets N New streets
0 250m
60 A Framework for Southall References 10
Industrial and Office Development (January 2006), LBE/LDF.
Housing Trajectory (December 2006), LBE/LDF.
Housing Needs Study (June 2005), LBE.
The Ealing Housing Strategy 2004-2009 (September 2006), LBE.
Affordable Housing (2004), LDF Supplementary Planning Document.
The London Plan (2004), GLA
The West London Retail Needs Study (2007), GVA Grimley
Plan for the Environment (2004), LBE.
Issues & Options for Spatial Planning - Core Strategy and Sites (2006), LBE/LDF.
Health, Our Care, Our Say: A New Direction for Community Services (2006) DH.
Race Equality Scheme – update (2007), DfES.
PPG17: Planning for open, space, sport and recreation (2006), CLG.
Safer Places (2004), Office of Deputy Prime Minister/Home Office.
The London Plan, Sub-Regional Development Framework, West London (2006), GLA.
The Mayor of London’s Transport Strategy (2001), GLA.
Local Implementation Plan (2005), LBE.
A Framework for Southall 61