5. Old Oak Strategy

5. OLD OAK STRATEGY

43 ILLUSTRATIVE MASTERPLAN

5.1 An illustrative masterplan has been 5.3 The illustrative masterplan includes a 5.6 Streets are all shown on the illustrative produced, showing one way that the Old network of public amenity spaces which masterplan as going over rail lines for the Oak area could be comprehensively would form part of the green grid, promoted purpose of clarity. In reality, many streets redeveloped. This illustrative masterplan in Principle D2 (see page 38). The illustrative might go under rail lines, such as Old Oak achieves the objectives of the OAPF masterplan seeks to locate these spaces Common Lane, which goes under the Great and is based on the constraints of the so that they take full advantage of local Western Main Line and Salter Street, which site as known at the time of this OAPF’s amenity assets such as the Grand Union goes under the West London Line. An production. This guidance and depictions Canal and also provide relief at areas of indicative route network diagram is included for streets, public amenity spaces, building high pedestrian flows such as outside of in the Transport Chapter (page 119) which heights and densities and local views public transport hubs. shows a potential modal network within the have contributed to the production of the illustrative masterplan. illustrative masterplan. 5.4 Connecting to the surrounding area is central to the illustrative masterplan, 5.7 It is important to note that the masterplan 5.2 The illustrative masterplan is based to ensure that Old Oak is integrated and layout included in this OAPF is flexible. It is on the design principles set out in this becomes knitted into the surrounding expected that as more detailed design work framework. The aim of the masterplan is communities. This includes the opportunity is progressed, and more detailed proposals to connect the main public transport nodes for improved connections into the Scrubs. are prepared, the exact location of streets, through legible and well-designed streets. spaces and buildings will move around to The illustrative masterplan highlights those 5.5 It is recognised more than ever in reflect this more detailed understanding. streets considered to be primary streets, this time of economic uncertainty, that However, this masterplan will be used as which are likely to be areas of focus for flexibility will be needed to achieve the the starting point for discussion on detailed town centre uses. These are a north-south comprehensive redevelopment of the Old development proposals. street from Willesden Junction station, via Oak area. The illustrative masterplan is Old Oak Common station to Wormwood not intended to eliminate or constrain other 3D illustrative masterplan Scrubs, called ‘Old Oak High Street’. An acceptable development and/or strategies east-west street running from North Acton for achieving sustainable comprehensive 5.8 In addition to the 2D illustrative station, past Old Oak Common station and regeneration in accordance with relevant masterplan overleaf, a 3D illustrative over the canal, called ‘Grand Union Street’ London Plan policies. This includes the masterplan will be developed during the and a connection from the northern part potential for a variety of large scale uses that production of the forthcoming OPDC Local of Old Oak Common Lane to the Old Oak could act as a catalyst for regeneration, as Plan. This work will allow further testing Common station. outlined in the Old Oak Land Use Strategy on development capacity, development (see page 31). densities and building heights to inform policy preparation. 44 New and existing amenity space Public civic spaces New and existing rail stations HS2 work sites Main streets Pedestrian routes Active frontage

Willesden Junction Sensitive edges Wormwood Scrubs entrance Bridges and tunnels Trees Potential catalyst for regeneration

Hythe Road

Old Oak Common Lane To Kensal OA

Old Oak Common Station

North Acton

Figure 26: Illustrative masterplan 0 0.5 1km 45 new Old Oak High Street and along other and regional policy and would need to take LAND USE major thoroughfares where there are account of housing need and the level of high flows of people; physical and social infrastructure needed a highly integrated transport network; to support this level of development. Principle OO1: and OPDC will work closely with the boroughs LAND USE a new well connected network of streets to identify housing needs and policies for and amenity spaces that meet the inclusion in the Local Plan. This will include a. In conformity with the London Plan, principles of Lifetime Neighbourhoods. consideration of different approaches Willesden Junction proposals should contribute towards the that could be taken to affordable housing, comprehensive regeneration of the Old b. Proposals should explore the opportunity including consideration of the potential for a Oak area to help deliver: to attract a variety of catalyst uses, from the fixed percentage affordable housing target, a minimum of 24,000 new homes small to the large scale, which could help an approach promoted in the draft Mayor’s including affordable homes with a mix of play a role in attracting people to the area Housing SPG (para 4.3.24) in opportunity tenures and typologies; and creating a destination. areas and housing zones. OPDC’s Local Hythe Road 55,000 jobs with a significant provision Plan will also consider the role that different of this provided as new commercial c. Proposals seeking to displace existing housing types can play in addressing space focussed around a new hub at employment floorspace from the Strategic housing needs, including the Private the High Speed 2 station. Opportunities Industrial Location (SIL) within Old Oak Rented Sector (PRS) and other innovative should be taken to diversify into new should demonstrate how they have housing solutions. The programme for the growth sectors and provision should be worked to find suitable relocation sites or production of OPDC’s Local Plan is set made for SMEs, micro businesses and replacement premises, in the first instance, out at paragraph 1.9. The Local Plan will affordable workspace; within the OAPF area, then the West have to go through Examination in Public Old Oak a full mix of town centre uses which London sub-region. (EiP) and agreed by a planning inspector. could include the following; retail, Existing borough Local Plan housing policy leisure, community, health, cultural, Housing at the time of the establishment of OPDC entertainment, night-time economy will continue to be applied to the area until 5.9 Table A1.1 in Annex 1 of the London Plan North Acton uses, sports facilities, educational, arts, (2015) sets the strategic policy direction for OPDC produces its Local Plan. OPDC’s hotels, places of worship, commercial the Old Oak Common Opportunity Area Local Plan will contain area based housing and offices; and the London Plan identifies the potential policy including policies on housing supply, a level of new retail that caters for the Wormwood Scrubs to deliver a minimum of 24,000 new homes. housing mix and affordable housing. needs of the development and that OPDC will, though it’s Local Plan, carry out complements and enhances nearby work to further consider the deliverable 5.11 In order to deliver this level of housing, centres, while recognising the role retail quantum of development. proposals that provide substantial amounts can play in the shaping of place; of new high quality, high density housing town centre uses should be focussed 5.10 Future OPDC affordable housing will be encouraged. London Plan policies around public transport hubs, along the policy would need to accord with national on housing will apply to these proposals,

46 Strategic Industrial Location (SIL) New transport super hub Focus of town centre uses High Street Residential led development Wormwood Scrubs Potential catalyst for regeneration Willesden Junction

Hythe Road OLD OAK LAND USE MAP Old Oak

North Acton

Wormwood Scrubs

Figure 27: Old Oak land use 0 0.5 1km 47 including the provision of affordable concurrently without market saturation, 5.17 Employment opportunities will not only housing, a mix of housing types and sizes allowing for a high rate of housing delivery. be for those living at Old Oak. OPDC will and high quality design, in accordance with OPDC’s Local Plan will set an annual be developing employment and skills, and the requirements of the GLA’s Housing housing target for the OPDC area, which business strategies to ensure that existing SPG. New residential development will will be informed through further work on and future residents and businesses are need to be designed to achieve a significant housing capacity and phasing across the given the opportunity to develop their skill proportion of ground level front doors, Old Oak area. sets to be able to take advantage of these with defensible space, directly onto the opportunities. street and be informed by best practice for Employment improving and maintaining health. For new 5.14 In order to deliver an indicative target 5.18 Large employment generating market housing, the GLA will encourage of 55,000 jobs at Old Oak, substantial proposals will need to investigate and developers in the Old Oak and Park Royal proportions of employment floorspace will explain how their development will area to sign up to the Mayoral Concordat, be necessary. Given Old Oak’s location in complement the potential to accommodate which requires developers to market homes zone 2/3 in west London and the fantastic newly emerging employment growth first or first equal to Londoners to help public transport accessibility that will be sectors. GLA projections show that tackle London’s unprecedented demand delivered in the area, it is anticipated across London, the following sectors are for housing. that a large portion of new employment anticipated to see growth over the next 30 opportunities will be provided in new office years: 5.12 The majority of land identified for and commercial space. housing at Old Oak is currently designated Accommodation and food service as a Strategic Industrial Location (SIL) in 5.15 The majority of new office space activities; existing borough Local Plans. In accordance should be located within walking distance Information and communication; with Policy 2.17Bb of the London Plan, it of the new Old Oak Common station. There Professional, Real Estate, Scientific and is proposed that SIL is consolidated into will be opportunities for some smaller scale technical activities; the Park Royal (see figure 17). The official office space, particularly catering for SMEs, Administrative and support service de-designation process for SIL in Old Oak in other accessible parts of the Old Oak activities; would be dealt with through OPDC’s Local area close to areas of good public transport Education; Plan. Any resultant loss of SIL would need access. Health; to be considered at a strategic level. Arts, entertainment, leisure, sports and 5.16 It will be important to secure a range of recreation; and 5.13 Details for the potential phasing on new employment opportunities within Old Oak Creative industries. housing are contained within the Delivery in addition to office and commercial space. Strategy chapter. The phased delivery of These uses will typically include Town 5.19 The GLA understands that the OPDC new housing will be largely dictated by Centre uses as set out in paragraph iii of is currently undertaking a Future Growth market conditions. At over 150 hectares Land use principles along with uses such Sectors Study for Old Oak and Park Royal Old Oak is of a scale that should allow for as artists’ studios, home based working, that is analysing potential growth sectors different parts of the area to be developed the service industry, and construction jobs. that could be suited to Old Oak and Park

48 Royal. This work will inform the preparation namely around public transport hubs, along as along the Grand Union Canal, around of the OPDC Local Plan. main streets and at key destinations: public transport hubs, along busy streets such as on Grand Union Street/Hythe 5.20 The redevelopment of Old Oak will Old Oak Common station and its Road. It is important that buildings along displace existing employment uses. New surroundings will form the core location streets have high levels of either active development proposals will need to explore for town centre uses. It is anticipated that frontage or residential front doors (with the opportunity to reprovide this workspace. this area will be a focal point for office defensible space where appropriate) on Developers will be asked to consider the accommodation in order that workers to the street. It is equally important that potential to relocate businesses to suitable are able to get to and from work as easily uses providing active frontage are viable, alternative premises. On a case by case as possible. It will also be a focal point to avoid units remaining vacant for long basis, this should include an assessment for a large portion of the retail space, periods. of affordability, size, quality and location. In catering for local residents and workers terms of location, this should be considered as well as interchanging passengers and with businesses and could be delivered there will also be potential here for hotel through a sequential process considering accommodation. locations in the following prioritised order, The existing stations of Willesden within: Junction and North Acton along with the future London Overground stations 1. the OAPF area (OPDC area) present great opportunities for clustering 2. West London sub-region retail and other town centre uses. Town 3. Greater London centre uses along Old Oak High Street 4. South East of England must connect to Willesden Junction Station and on into Harlesden Town 5.21 The search area for relocations would Centre. This is required to improve also need to consider the specific operational connections between Harlesden and Old needs of the business. The GLA and OPDC Oak. will work with applicants and landowners The main pedestrian thoroughfare to encourage and where possible support through the Opportunity Area will be Old the relocation of businesses to alternative Oak High Street. Active frontages should sites. be provided along its length, where both retail and social infrastructure would Town Centre uses and retail space be appropriate in order to provide for 5.22 Town Centre uses will play an the day to day needs of residents and important place-making role across Old workers in the development. There will Oak and Park Royal. Town centre uses also be some other locations within Old Figure 28. Housing, East Village, should be located close to areas with the Oak where active frontages and town Stratford greatest pedestrian flows and accessibility centre uses may be appropriate, such

49 5.23 The anticipated numbers of new of worship, sports centres and health facilities. Queens Park Rangers Football Club has also homes and jobs at Old Oak are likely to More information on these requirements is set held pre-application discussions with the local give rise to a substantial retail need. The out in the Delivery Chapter. planning authorities and the Greater London future level of retail will be assessed in Authority on the potential for providing a new greater detail through a Retail Needs 5.26 The scale of the Old Oak Common football stadium at Old Oak during this time. Study that would be undertaken as part of Opportunity Area, alongside its excellent public The development of a new Football Stadium the OPDC’s future Local Plan. transport access, gives Old Oak significant and appropriate associated development within potential to support a variety of small and the OPDC area could be supported, subject to it 5.24 It will be important that any retail large-scale sports, recreational, arts, leisure, meeting appropriate planning requirements; and provision should cater for the needs of cultural, education and health related facilities. securing land agreements. Such a use could the development and should complement These could become a focus or a catalyst for provide a large-scale catalyst for regeneration and enhance nearby retail centres. The regeneration. The GLA will work with providers that could be a vibrant focal point for the Retail Needs Study will assess the impact of such uses to explore ways in which they development. of retail provided in Old Oak and Park could assist in accelerating development and Royal on the surrounding hierarchy of regeneration at Old Oak and understands that town centres, including Harlesden, East the OPDC will be developing a Cultural Vision Acton, Shepherd’s Bush and Portobello to support this aspiration. Such uses could meet Road and Ealing and Southall which will London’s growing demand for cultural uses and be in close proximity by virtue of Crossrail. also help to create an early sense of place in Old It is anticipated that future retail would Oak in a similar way to the recently completed have a high proportion of convenience Central St Martins – University of Arts at Kings retail. However, there will be potential Cross. Proposals for large-scale catalyst uses for comparison retail within the Old Oak would need to demonstrate that such facilities Common Station area and along Old Oak could be delivered without undermining the High Street. The type, function and spatial delivery of new homes and jobs in the area, distribution of retail will play an important having regard to the targets set out in Annex A role in place-making in Old Oak. The ways of the London Plan (2015) and should not be at that retail can help deliver a vibrant and the expense of the provision of other necessary successful new place in Old Oak will be infrastructure to support development such as considered as part of the Retail Needs public open space. Study and this would inform OPDC’s retail policies in its Local Plan. 5.27 During 2014 and 2015, Car Giant and London & Regional Properties have held pre- 5.25 There will also be a need for new social application discussions with the local planning infrastructure such as emergency services, authorities and the Greater London Authority education, community facilities, places regarding their development aspirations.

50 Figure 29. Employment: More London

51 DESIGN PRINCIPLE OO2: STREETS & PUBLIC REALM Proposals should deliver the following movement hierarchy: Name Location Guidance Main streets Old Oak High Street will be the focus of the street network, structuring Grand Union Street and secondary streets. Active frontages will be sought along its length. Continu- ing to run through Old Oak Common Station, the route will provide a direct route to Wormwood Scrubs. Located within Old Oak North and Old Oak Old Oak Along the High Street, the width of the street will vary responding to the different sur- South, Old Oak High Street will provide the High rounding characters of Old Oak North and Old Oak South. To ensure the street has a main north-south route within the Old Oak Street and suitable sense of enclosure, the height and density of buildings should respond to the a. area, linking Wormwood Scrubs through Old Old Oak change in the width of the High Street and associated public amenity spaces. Oak Common Station in the south, to Willes- Common den Junction Station and Harlesden town Station The street design should reflect existing and emerging guidance (including TfL London centre in the north. Cycle Design Guidance (2014), TFL Better Streets Delivered Case Studies (2013) and Roads Task Force Report (2013) including the London Streets Family document (2013)) for streets and spaces design to accommodate active frontages, street greening, walking and cycling, inset on-street parking / loading and vehicle movement. This is depicted in figure 33. Located within Old Oak North and Old Oak Grand Union Street will support east-west movement with a mixture of residential and Grand South, Grand Union Street will provide the non-residential uses along its length. b. Union main east-west route within Old Oak linking Street North Acton, Old Oak Common Station and The envisaged street width should accord with existing and emerging guidance (such Scrubs Lane, Harrow Road in the east. as those stated in a. above) for the street to accommodate its roles and functions. Secondary streets (including Grand Union Canal tow path) Located across Old Oak providing connec- Secondary streets and the Grand Union Canal will provide a quieter street environ- Please see tions from main streets, destinations and sur- ment to deliver a range of local roles and functions to support the activities of Old Oak indicative rounding areas. d. High Street and Grand Union Street. Specifically they will be inviting for people to masterplan The Grand Union Canal provides a key east- walk, cycle and spend time. (page 45) west walking and cycling route through Old Oak.

52 Primary route / green grid Secondary routes Local connections Canal path Stations Public green space Willesden Junction Public civic space

1: Old Oak High Street 2: Grand Union Street 3: Grand Union Canal 4: Scrubs Lane 5: Hythe Road 1 6: Old Oak Common Lane / Old Oak Lane 7: Chase Road

OLD OAK GREEN 4 Hythe Road 6 GRID 5 Old Oak Common Lane 3 7

2 Old Oak

North Acton

Figure 30: Old Oak green grid and public amenity spaces 0 0.5 1km 5353 PRINCIPLE OO3: PUBLIC AMENITY SPACE Proposals should deliver the following public amenity spaces in accordance with London Plan table 7.2, the All London Green Grid SPG and the indicative green grid locations outlined in Figure 34: Name Location Guidance a. Grand Located at the Comprising of two distinct elements either side of the Grand Union junction of Old Union Canal, Grand Union Square to the north of the canal Square Oak High Street will be civic in nature and comprise with opportunities for sit- and the Grand Un- ting, relaxing, recreation and play (similar to Granary Square ion Canal. in Kings Cross).

Across the canal to the south, the existing nature reserve will continue to be green in nature. There should be significant improvements, particularly to its biodiversity and ensuring the space is publicly accessible. Figure 31: Russell Square b. Old Oak Located beside or Old Oak Square will be green in character and significant in Square close to Old Oak size, with recreation and play facilities for people of all ages High Street within to provide a focal point for new communities. There may be Old Oak North. opportunities to consider alternative locations for this public open space as more detailed development proposals progress. c. Station Located north, Station spaces should be an integral part of the station in squares south and west of terms of function and design. These spaces will be civic in Old Oak Common nature, providing spaces for movement and activities support- Station and adja- ing the roles of the stations. They will generally comprise high cent quality hard landscaping, but opportunities for appropriate to London Under- greening will be explored, with the square to the south of Old ground and Oak Common Station being green in character. Overground Sta- The exact location of spaces around Old Oak Common stations. tion will need to be progressed with HS2, Crossrail and Net- work Rail d. Small open Located across Smaller open should be integrated across the entire area. spaces Old Oak, including These spaces will provide an important local function and will Figure 32: Granary Square, Kings Cross along the Grand be designed to cater the surrounding uses. This is likely to Union Canal. include a range of typologies to cater for the immediate needs of residents and employees.

54 5.28 Further information on how the Old Oak Wembley and Park Royal street network is to be designed A404 and connects into the wider area has been made available as part of the overall response to public Harlesden consultation queries on streets. This information is available for review on the GLA and OPDC website and has informed the development of Willesden the street hierarchy shown in figure 30. OPDC A406 will progress further detail on this to support the Local Plan. It should be noted that the location of the spaces and the connections between them Park Royal shown in Figure 34 indicate broad locations Kensal for routes and desire lines and the figure is not A404 intended to identify specific locations. St Mary’s Cemetery

A406

A219 Scrubs Ln A4000

Acton Westway

A40 White City West Cross Route

Ealing Acton Figure 34: Old Oak and Park Royal Existing open space Proposed local open space Pavement green grid and public amenity spaces Carriageway 400 m walking distance to On-street activities

One-way cycle lane local open space In set parking / loading

Figure 33: Illustration showing High Street cross section

55 Public amenity space precedents

5.29 The following precedents are intended to help inform development proposals in delivering a range of high quality public amenity spaces. The OAPF recognises that proposals will need to respond to site-specific circumstances and that these are a selection of ways that spaces can be provided. The GLA understands that the OPDC will be undertaking further related work to support the development of the Local Plan.

Figure 35: green spaces Figure 37: green spaces

Figure 36: civic spaces Figure 38: civic spaces

56 Figure 39: canal spaces Figure 41: residential spaces Figure 43: commercial spaces

Figure 40: canal spaces Figure 42: residential spaces Figure 44: commercial spaces

57 PRINCIPLE OO4: BUILDING HEIGHT & DENSITY

Building heights and densities should: a. accord with London Plan Policy 7.7 and the guidance set out in Principle D3; b. accord with the guidance set out in the table below and depicted in figure 45: Location Guidance There are sensitive locations within and adjacent to Old Oak and Park Royal, which include: designated heritage assets (including their setting) (such as the Grand Union Canal, Wormwood Scrubs and St. Mary’s Cemetery), existing residential communities and public amenity spaces. New development close to sensitive locations will be expected to demonstrate how it responds to the specific characteristics of that sensitive location. Buildings in these sensitive edge areas would need to achieve the highest quality design and material use. i. Sensitive edges In many instances sensitive locations tend to be positioned at the edge of Old Oak. It is important that new development adjacent to sensitive locations help mediate the transition in scale with the surrounding areas. To help manage this densities and heights in these locations may be lower. However, there may be some opportunities for a taller element where it clearly helps create a moment of interest and achieves the highest quality design. Residential-led areas will be predominantly of a higher density than development in sensitive edges. However, the predominate density in residential led areas should be lower than areas adjacent the High Street, at key destinations and transport stations. Residential-led ii. Buildings in these locations should reflect the different role of streets and should provide appropriate enclosure and amenity spaces. areas This will result in a variety of building heights across these areas, providing a high quality residential environment with a full range of housing typologies. Along the High Street and at key destinations across Old Oak new development should seek to deliver relatively high densities. The level of development and street width will vary to respond to the changing character. To ensure streets and spaces have a suitable sense of enclosure, the height and density of buildings should respond to the change Old Oak High in scale and width. iii. Street and at other At appropriate locations along the high street and at key destinations there may be some opportunities for higher densities and taller key destinations elements; however, this should not result in a wall of massing. Additionally, there may be locations where lower densities and heights are appropriate. Further detailed analysis of locations of heights and massing will be undertaken through the development of the OPDC Local Plan. The general height of buildings around new and existing Underground and Overground stations would be high density, with opportunities Underground and for some tall buildings. Overground In the majority of these locations, buildings should be carefully articulated and heights must be varied in order to avoid being read as iv. Stations & local a singular mass. Careful consideration will need to be given to how massing and heights transition between different locations. vicinity Buildings in these locations would still need to be mindful of surrounding sensitive locations and this is particularly relevant around Willesden Junction station, Old Oak Lane station and North Acton station. Old Oak Common Development above and immediately to the east, west and north of the High Speed 2 station would be predominantly high density v. Station & local commercial space, with opportunities in the future to include high density residential development. vicinity

58 Commercial density Higher density (approx. 550 U/HA) Average density (approx 405 U/HA) Lower density (approx. 300 U/HA)

Figure 45: Indicative density arrangement 0 0.5 1km 59 5.32 Further information on this work has been range in Table 3.2 of the London plan will be carried c. demonstrate how they provide a transition made available as part of the overall response to out as part of OPDC’s Local Plan evidence base. in scale between adjacent building height and public consultation queries on heights and density. It should be noted that the density ranges above density locations; This information is available for review on the GLA are not predetermined densities. These ranges are d. make a positive contribution to the local and OPDC website. This information will form part provided as a guide to demonstrate how the total townscape, the setting of heritage assets and of the OPDC’s Strategic Housing Land Availability quantum of development as set out in the London long distance views; Assessment and Local Plan policy and the in due Plan could be arranged on site. It is recognised e. deliver visual permeability and legibility; course. This density modelling work is based on that development on particular sites may be carried f. explore the use of orientation and position the following density assumptions: out in a number of different ways and alternative of massing elements to deliver a positive proposals could be considered appropriate so long relationship to street enclosure and ground Sensitive edges: new development in these as they accord with the guidance in this OAPF level activities taking into account daylight, areas has been modelled at approximately 300 guidance and policies in the London Plan. sunlight and overshadowing issues; and units per hectare g. take account through their arrangement, Residential led areas: new development in these 5.35 This methodology does not take account of of their environmental impacts, in particular areas has been modelled at approximately 405 development viability which will play a key part in on micro-climate, daylight and sunlight and units per hectare defining the capacity of individual sites and will overshadowing of amenity spaces. Further Stations and key destinations such as the high need to be assessed on a site-by-site basis. environmental modelling work will be done street: new development has been modelled at through the OPDC Local Plan process to approximately 550 units per hectare consider this in more detail. Highest density areas around the HS2 stations: PRINCIPLE OO5: new development in these locations have been LOCAL VIEWS 5.30 The guidance for building heights and modelled as high density commercial and densities presented in Principle OO4 and in figure Proposals should be informed by local views highest density residential, which could be in 45 represents a density and place led methodology as shown in figure 29 to assist in shaping the excess of 550 units per hectare. and should be considered along guidance set out in built form, delivering variation in the skyline, Principle D3. This demonstrates that Old Oak has conserving heritage assets and their setting 5.33 The stations and key destination areas are the development capacity to deliver the quantum and enhancing local legibility. identified as the highest density areas, providing of homes and jobs as set out in the London Plan 550 units per hectare, which would exceed the and that this can be achieved in a coherent and 5.36 Locations for local views have been provided density matrix in Table 3.2 of the London Plan. place-based manner. by stakeholders including the London Boroughs However, paragraph 3.28 of the London Plan of Brent, Ealing, Hammersmith & Fulham and notes that it is not appropriate to apply Table 3.2 5.31 The density ranges below have been informed Kensington & Chelsea and Historic England. mechanistically and that other factors should be by existing best practice development across These views are taken from surrounding Con- taken into account such as local context, design London and this takes account of completed servation Areas and other locations that may be and transport capacity. development from the London Development sensitive to the impact of development in Old Database. The densities below have been applied Oak, and require more consideration. Proposals 5.34 The Housing SPG paragraph 1.3.39 provides across each of the areas. This approach to density for tall buildings should be supported by verified information for how proposals above the relevant achieves the level of residential and commercial views and 3D modelling. Further guidance will be density range will be rigorously assessed. In development set out in the London Plan. produced during the development of the OPDC addition, more work on the acceptability of Local Plan. developments in Old Oak exceeding the density

60 Conservation Area Statutory Listed Buildings Viewpoints OPDC boundary

Figure 46: Local views 0 0.5 1km

61 OLD OAK PLACES

6262 OLD OAK PLACES 5.37 Creating and shaping a sense of place at Old Oak is a fundamental element of delivering long-term successful regeneration of the area. To help inform Old Oak’s transformation, eight places have been identified which reflect their different, yet related, character. For each place a vision has been developed that will be delivered through a series of supporting key objectives.

5.38 This place-based guidance will be imple- mented alongside the broader guidance set out for Old Oak to deliver Lifetime Neighbourhoods and support healthy and sustainable communities.

5.39 The boundaries for each place are indicative and not intended to be precise.

1. Old Oak Station 2. North Acton 3. Old Oak Lane 4. Scrubs Lane 1. Old Oak Station 5. Old Oak South Figure 47: Places of Old Oak 2. North Acton 6. Old Oak North 3. Old Oak Lane 7. Old Oak High Street 4. Scrubs Lane 8. Park Royal 5. Old Oak South 9. Heart of Park Royal 6. Old Oak North 10. Wormwood Scrubs 63 7. Old Oak High Street 8. Park Royal 9. Heart of Park Royal 10. Wormwood Scrubs Key facts OLD OAK NORTH Approximate area: 43 hectares Key Landowners: Car Giant, Network Rail, LB Hammersmith & Fulham Activities: Car sales, waste processing, smaller SMEs, Willesden VISION Junction station and operational rail uses.

Development will be residential-led will make a significant contribution to the 5.40 Old Oak North forms a significant creating a new Lifetime Neighbourhood. overall housing target for the area; part of the core development area. It is The area will also need to include a 3. Potential for small and large-scale currently occupied by a number of large- level of commercial space focussed catalyst uses such as a new educational scale operations, including two waste sites, around activating Old Oak High Street, facility, sports stadium, sports complex, a large car dealership and major railway Willesden Junction and the Grand Union health, arts, leisure and or cultural centre; infrastructure, including the West London Canal as key destinations. This area will 4. New and improved public transport and North London Overground lines, the accommodate a much smaller number of connections, including a new Overground West Coast Mainline and a series of smaller jobs than Old Oak South, which will be station at Hythe Road and improvements scale independent businesses. By virtue of the focus for new commercial space. The to Willesden Junction station; the existing types of uses, land is expected area requires significant new transport and 5. A new and improved street network, to be contaminated and remediation works utility infrastructure to ensure that it is both permeable and attractive for social will be required. accessible and operational. Old Oak North interaction, walking and cycling, providing will need to include a network of new streets better connections to the surrounding 5.41 Existing waste facilities in Old Oak and amenity spaces that meet the needs of area including; an accessible bridge of North (such as European Metal Recycling all residents along with the provision of a at least 12 metres wide over the West (EMR) and Powerday) perform an sufficient level of new social infrastructure. Coast Mainline connecting the EMR site important strategic waste function and this Allongside the delivery of a new Hythe to Willesden Junction, new and improved planning policy requirement will need to Road station, this area presents a fantastic connections to Scrubs Lane, and new be carefully considered through OPDCs opportunity for early delivery of homes and connections over the Grand Union local plan. To facilitate residential led jobs. As part of this there could be a role Canal; and mixed use development in this area, EMR for small and large scale catalyst uses to 6. Significant provision of new amenity and will need to be relocated. For Powerday, help create a destination and a place. leisure spaces, connected by a legible subject to detailed design and mitigation and coherent street network: work, there is an opportunity to consider KEY OBJECTIVES 7. Development should be mindful of the role it could play in addressing future existing residential communities in waste management and energy provision 1. Early delivery of new homes and Harlesden, Island Triangle and along for the area, as well as the management infrastructure to encourage the Scrubs Lane: and of construction waste. The relocation regeneration of the wider area; 8. Work with the public sector on a strategy of Powerday may be appropriate in the 2. Development will be residential-led and to decontaminate the land. longer term to release the site for housing

64 New and existing amenity space Public civic spaces New and existing rail stations Main streets Pedestrian routes Active frontage Sensitive edges Bridges and tunnels Willesden Junction Trees Potential catalyst for regeneration

EMR site

Powerday site

Hythe Road

Car Giant site

Figure 48: Old Oak North

65 Willesden Junction

or alternative uses. OPDC will work with this, the delivery of a new bridge over the landowners to encourage the relocation of West Coast Mainline, linking Old Oak North to other businesses displaced from the area Willesden Junction station will be necessary, into Park Royal industrial estate, where to unlock the full development potential of the feasible. area. There is an aspiration for this bridge to be vehicular, so as to improve connectivity and 5.42 Existing connections are poor, with public transport access into the site from the no through east-west vehicular links. The surroundings. However, it is recognised that a pedestrian environment is particularly vehicular bridge could be challenging and further hostile, with existing routes isolated from feasibility work should be undertaken in due surrounding uses and suffering from a lack course to understand this further. At a minimum, of natural surveillance. New development this bridge would be a high quality pedestrian provides opportunities to overcome this and cycle bridge There will also be a need for Hythe Road severance and connect Old Oak North into new and improved connections to Scrubs Lane its surroundings. Connections to Harlesden and over the Grand Union Canal. Town Centre will be particularly critical in Figures 49: Alternative location for order to ensure that new residents in Old 5.45 There will be a new London Overground Old Oak Square to facilitate a large Oak benefit from the services provided in station at Hythe Road and a need for significant scale catalyst. this centre and vice versa. Connections to improvements to Willesden Junction station College Park and Kensal to the north-east New and existing amenity space (increased capacity, improved interchange Public civic spaces will also be important so that the wider ability, access improvements, an overall better New and existing rail stations community is successfully integrated. user experience and better connections to Main streets Harrow Road and Old Oak Lane) that will provide Pedestrian routes 5.43 A comprehensive and joined up improved rail connections into the surrounding Active frontage Sensitive edges approach to masterplanning will be local area. Bridges and tunnels required and it is important that the public Trees sector and private land owners work 5.46 A new road and rail network will serve to Potential catalyst for regeneration together to achieve co-ordinated delivery integrate the area into the wider urban fabric, of new infrastructure and development, in a overcoming significant barriers to movement sustainable mix of uses that will provide the presented by existing rail infrastructure and best long term future for the area. providing coherent links to the existing street network. This will include a new link from Scrubs 5.44 Land currently occupied by Car Lane to connect up with the HS2 station. East- Giant, EMR and around Willesden west connectivity should be improved through Junction station could be brought forward the provision of a bridge connection over the for redevelopment in advance of HS2 Grand Union Canal in association with the by improving connections to Willesden redevelopment of the Oakland’s House site Junction station to the north. To support (see Places: Old Oak South). Figure 31 shows

66 indicative locations for these new connections street network, providing improved east-west to meet the needs of all future residents, into and through Old Oak North. The exact and north-south connectivity. New public amenity employees and visitors to the area. The exact locations of these connections may vary through spaces will need to facilitate the creation of a location of the space(s) could shift around more detailed design work and transport Lifetime Neighbourhood that provides spaces through detailed design (See Figure 49). There modelling. for all users. The area is currently deficient in will also be a need for new civic spaces at the public open space and development proposals entrances to Willesden Junction station and the 5.47 Development will be residential-led and will should include a green amenity space of a new Hythe Road London Overground station; make a significant contribution to the London significant scale for residential users to the north and a canalside space (‘Grand Union Square’) Plan housing target across the Opportunity of Hythe Road station. This space should be at opposite the retained or remodelled nature Area. Non-residential uses should be primarily the heart of the approach to place-making in the reserve, akin to Granary Square at King’s Cross. focussed around Old Oak High Street, Willesden Old Oak North area, which this OAPF refers to Detailed discussions will be needed on the exact Junction station, where non-residential uses as ‘Old Oak Square’. This space could consist of location, design and ongoing maintenance and should connect into Harlesden Town Centre one large space or as a series of spaces across management of these spaces. and the new Overground station at Hythe Road. the area. If this space is provided in a more However, there is potential for local retail and flexible way through a series of spaces, these Figures 50: Precedents for development social infrastructure elsewhere in the area, would need to deliver a variety of functions within Old Oak North. Granary Square and to provide for the needs of residents, where University of the Arts London (Kings Cross) feasible. Development could include a variety of small and large-scale catalyst uses, these uses could help attract people to the area and create a vibrant place. These uses could include a new educational facility, sports stadium, sports complex, health, arts, leisure or cultural uses.

5.48 Building heights will vary across the area, with taller buildings focussed around public transport nodes, and at/around key destinations including to the south of Willesden Junction station, the new Overground station at Hythe Road and opportunities for increased massing along Old Oak High Street (see Places: Old Oak High Street on p.72-75). Densities will be optimised to make the most efficient use of land, whilst delivering a high quality residential environment.

5.49 Development must deliver a high quality public realm, including a legible and coherent

67 Key facts OLD OAK SOUTH Approximate area: 67 hectares Key Landowners: Network Rail, Department for Transport, Crossrail, Hs2 Activities: Operational rail uses, construction of Crossrail depot, VISION KEY OBJECTIVES residential communities, nature reserve

The new HS2 station presents a 1. Be mixed use and make a significant a new pedestrian/cycle connection (at a significant regenerative catalyst and a contribution to the overall housing target minimum) to the north side of Wormwood huge opportunity to support proposals of 24,000 homes and additional 55,000 Scrubs; for high density development. Old Oak new jobs in the Opportunity Area; an improved accessible edge to the Grand South will be a focal point for a mix of uses 2. Deliver a large quantum of new Union Canal, that optimise the proximity of Old Oak commercial space, including office, new bridges over the Grand Union Canal Common Station. This area will become retail, hotel and leisure focussed around connecting Old Oak South and North and a new commercial centre and will include the new Old Oak Common station; better connections to Kensal Canalside a significant proportion of Old Oak’s new 3. Facilitate delivery of a new High Speed Opportunity Area to the east. office, commercial and retail space. Old 2, Crossrail and Great West Main Line Oak South is edged by the Grand Union interchange station (Old Oak Common 7. Relocate, or significantly reconfigure Canal, an existing nature reserve to the station), a new London Overground the Crossrail depot and sidings to bring north, and by Wormwood Scrubs to the station at Old Oak Common Lane and forward development on this land in a south. Both of these features will be provision of new bus, taxi and cycle timely manner important place-making elements and services; 8. Work with central Government on buildings alongside them should support 4. Facilitate delivery of a new connection opportunities to release the IEP depot place-making aspirations through the from the Crossrail line to the West Coast site for redevelopment in the future, highest quality design. Old Oak South will Main Line, should this prove necessary; where this proves to be feasible; become a hub of activity where people 5. Locate town centre uses around the 9. Encourage early delivery of areas such will live, work and shop, with office, retail new stations and along Old Oak High as the Oakland’s House, North Pole and leisure uses focussed around the Street; East depot, North Acton and land along new HS2 station and Old Oak High Street. 6. Deliver a new and improved network of Scrubs Lane, where these sites support Old Oak South will be integrated into its streets including; the comprehensive regeneration of the surroundings and this will require a series a new north-south Old Oak High Street; wider area; of bridges over the canal, new and/or a new east-west Grand Union Street; 10. Development should be mindful of improved access to Old Oak Lane, North new and improved access onto Old Oak existing residential communities at Acton and Wormwood Scrubs. Common Lane and an improved Old Oak Wells House Road, Midland Terrace/ Common Lane; Shaftsbury Avenue, and the areas a new street through the ‘Shield’ site proximity to Wormwood Scrubs; connecting Old Oak Common station to 11. Development should provide an edge North Acton; and new access points into Wormwood

68 Figures 51: Diagram indicating uses on Grand Union Street Grand Union Canal Union Grand StationRoad Hythe Building frontage Building frontage Building frontage Old Oak Common Lane Station Common Oak Old Building frontage Old Oak Station Oak Old North Acton Station Acton North Building frontage Building frontage Bridge to Scrubs Lane Scrubs to Bridge

New and existing amenity space Public civic spaces New and existing rail stations Main streets Pedestrian routes Active frontage Sensitive edges Wormwood Scrubs entrance Bridges and tunnels Trees Potential catalyst for regeneration

Old Oak Common Lane To Kensal OA

Old Oak Station

North Acton

Figure 52: Old Oak South

69 Scrubs whilst respecting its character to Transport for London (TfL), Crossrail and Development on the fringes of Old Oak South, and ecological value; a series of rail operators. The public sector such as the Oakland’s House site, the Shield 12. Provide a network of well-connected will therefore have a critical role in bringing site and the North Pole depot, is expected to public spaces around Old Oak; forward development at Old Oak South. be residential-led, with supporting local retail Common station, and at Old Oak Lane and social infrastructure to meet the day-to- station as well as a series of smaller 5.52 There will be a new and improved day needs of residents. scale amenity spaces for local needs road, walking and cycling network. This will throughout the development area; include a series of bridge connections over 5.54 Development on the Crossrail depot and 13. Work with the public sector on a the Grand Union Canal and the GLA/OPDC sidings sites is contingent on their relocation or strategy to decontaminate the land; will work with Canal and River Trust and reconfiguration. The Mayor considers it critical 14. Protect, enhance and connect to the landowners to develop a bridge strategy for to either fully or partially relocate or reconfigure Grand Union Canal and the existing the area including: the depot and sidings in the 2020’s so that nature reserve adjacent to it; and development can proceed upon the opening of 15. The Brunel Road industrial estate A new north-south high street bridge the proposed Old Oak Common station. This should be retained as a Strategic over the canal; will unlock the comprehensive regeneration of Industrial Location while recognising a new east-west street named Grand the Old Oak area. Work is currently underway the potential for development given Union Street, connecting Old Oak by TfL to look at the feasibility of reconfiguring its proximity to Old Oak Common Common Lane through to Hythe Road the depot and sidings or fully or partially Station. and on to Scrubs Lane; and relocating them to an alternative location (see new bridges across the Grand Union Delivery Chapter). Canal connecting Old Oak Common 5.50 Old Oak South is currently dominated Lane to Old Oak North via the Oakland’s 5.55 The IEP depot site, immediately to the by operational railway infrastructure. The House site. north of Wormwood Scrubs, is freehold area is also home to two small residential owned by the Department for Transport (DfT). communities, at Wells House Road and 5.53 By virtue of its proximity to the new The land is leased as operational rail land Midland Terrace/Shaftesbury Gardens, Old Oak Common station, together with and currently performs important functions and a nature reserve along the canal edge. a new London Overground station at Old for operational rail uses. Given the scale of As with Old Oak North, there are likely Oak Common Lane, the area will be highly regeneration proposed immediately to the to be issues with land contamination in accessible, with direct connections to north of this site, the Mayor is keen to promote Old Oak South and any proposals would Birmingham and London Euston via HS2, the longer term redevelopment of this land need to develop a clear strategy for the as well as Heathrow, the West End and to accommodate new homes and jobs to identification, remediation and ongoing Canary Wharf via Crossrail. In accordance accord with the wider vision of the area. The monitoring of land contaminants, in line with London Plan policy, this high degree Mayor, through GLA, OPDC and TfL is keen with the Environment chapter. of accessibility justifies high density mixed to work with DfT to explore opportunities to use development, including office, retail relocate existing uses to alternative sites to 5.51 Much of the developable area is in and leisure uses focussed around the realise this vision for the area. However, it public sector ownership of Network Rail, new stations and Old Oak High Street. is recognised that given current contractual Department for Transport with long leases

70 obligations and operational requirements this Gardens and development on adjacent sites would require close working across all parties should be designed so as not to create a cliff to address these challenges. In the shorter edge between existing communities and Old term, the Mayor is keen to secure improved Oak. Development should also have regard access to Wormwood Scrubs to ensure that to existing amenity spaces and heritage people living and working to the north of the assets such as Wormwood Scrubs, which depot site can still access to the Scrubs as an is protected as Metropolitan Open Land important amenity and ecological space. This and by the Wormwood Scrubs Act (1879) could include connections delivered while and the existing nature reserve adjacent to the IEP depot is still operational. OPDC will the Grand Union Canal, which is a valuable work closely with both the London Borough natural asset that should be protected and of Hammersmith and Fulham and Wormwood enhanced for the enjoyment of the new Scrubs Charitable Trust to explore how these residential community. connections could be delivered. Figure 53a: Precedents for 5.56 The majority of Old Oak South is expected development within Old Oak South, to come forward for development post-2026, City of London, St Mary’s Axe. when Old Oak Common station is scheduled to open. The notable exception to this is the Oakland’s House site, which is capable of being developed as an earlier phase and should be designed to facilitate delivery of a new bridge across the canal connecting Old Oak Lane to Old Oak North.

5.57 Subject to the east part of North Pole depot being decommissioned, it may also be possible for land to the east of Scrubs Lane to be delivered pre-2026, which will provide opportunities for better connections between Old Oak and the Kensal Canalside Opportunity Area in the Royal Borough of Kensington and Chelsea.

5.58 Development should be mindful of Figure 53b: Precedents for existing residential communities at Wells development within Old Oak South, House Road and Midland Terrace/Shaftesbury Bishop’s Square (Spitalfields).

71 Key facts OLD OAK HIGH STREET Approximate length: 1km Land Ownership: DfT, Network Rail, LBHF, Car Giant VISION KEY OBJECTIVES

Old Oak High Street will be one of the Development should: 5.59 New development should achieve the main attractions in the core development highest quality design that will contribute area. It will provide a key north-south 1. Provide a legible connection between to delivering an excellent and accessible route connecting Harlesden to Wormwood Wormwood Scrubs and Old Oak public realm. The High Street should be, Scrubs and further south. It will provide Common station with Willesden Junction at a minimum, a through connection for direct access to Willesden Junction station and Harlesden Town Centre pedestrian and cyclists with exemplar station, Hythe Road station and Old Oak 2. Provide a street environment that is public realm to promote its use by these Common station. There will be a hub of attractive for pedestrians and cyclists two modes. It may also be necessary for Town Centre activities along its length along its entire length. There may also all, or parts, of the street to be vehicular, with a mix of amenity spaces. The canal be a need for vehicle movement, along including public transport, servicing and and its surrounding amenity spaces will either part of the street, or its full length, private vehicle. However, further transport become a focal point for this new street. and these activities will need to be and design work is needed to assess this There will be a need for new infrastructure carefully integrated; in more detail. This would be encouraged to ensure the street is fully connected into 3. Provide clear and direct access into where it would add to the street’s sense its surroundings that must achieve the Old Oak Common station, Hythe Road of activity and does not detract from the highest standards for public transport, Overground station and Willesden environment for pedestrians and cyclists. social interaction and walking and cycling. Junction station; 4. Deliver a mix of town centre uses typical 5.60 The High Street forms part of the of a busy London high street; ‘green grid’ (see page 37). It is therefore 5. Seek to incorporate active uses (including expected that street widths are generous residential entrances) along its full length and incorporate the highest standards of the street (where feasible); of design for the public realm. Along its 6. Include public green spaces and public length, open spaces and public squares squares along its length. It should should be provided to contribute to the celebrate the canal as a focal point open space network. It may also be feasible and include built in Sustainable Urban for open and civic spaces to be provided Drainage and greening measures to contiguously or continuously along its address drainage issues in the area; and entire length to support the incorporation 7. Explore opportunities for increases in of Sustainable Urban Drainage techniques. building heights along the street, in New development should celebrate the recognition of its role and function as a canal as a focal point along the new High mixed use high street. Street. The nature reserve on the southern 72 edge of the canal should be retained, improved and potentially expanded, and a complementary new space should be provided on the northern edge of canal comparable to Granary Square Willesden Junction at Kings Cross. The High Street has been Willesden Junction Station indicatively designed as going under the West London Line at Salter Street, with improvements Willesden Junction Station bridge to the tunnel to make the connection wider and deeper. However, a more direct alignment of the High Street High Street from Old Oak Common station to Willesden Junction station, which creates a new connection under or over the West London Line Old Oak Park could also be supported. High Street Hythe Road Station Hythe Road High Street Grand Union Canal

High Street

Old Oak Common Lane To Kensal OA

New and existing amenity space Public civic spaces Old Oak Common Old Oak Common Station New and existing rail stations Station Main streets North Acton Pedestrian routes Active frontage Sensitive edges Wormwood Scrubs entrance Bridges and tunnels Wormwood Scrubs Trees Potential catalyst for regeneration

Figure 54: Old Oak High Street

73 5.61 Along with the Old Oak Common 3. The part of the High Street to the north 5.63 Any development proposals will need Station, Old Oak High Street should be the of the canal is likely be more varied with to be sensitive to its surroundings such as key location for active uses within the core some high density residential led uses Wormwood Scrubs, the Grand Union Canal, development area. The character and uses close to the main transport hubs of Hythe Kensal Cemetery and nearby existing along the full length of the High Street will Road and Willesden Junction and medium residential areas. New buildings should also vary. However, it will include a mix of typical densities elsewhere. Spaces are likely to have regard to the proposed local views (see London high street uses. To the north of be a mix of hard and soft landscaping – pages 60 and 61). the canal the predominant land use should with the potential for hard landscaped be residential, and to the south of the canal civic spaces next to the station and soft it should be commercial. There will be landscaped spaces relating to areas of opportunities along the High Street to provide residential behind the High Street. uses such as retail, commercial, community uses and leisure.

5.62 Given the opportunities for generous street widths (see Old Oak design guidance) and active uses, there will be opportunities for higher density development along the High Street. Building heights and massing should vary, respond to local character and context and should not create a wall of massing. Density along the High Street is likely to have three overarching characters:

1. The part of the High Street to the south of the canal around Old Oak Common station is likely to be high density commercial uses, with potential for tall buildings. Spaces interfacing with the High Street are likely to be more civic in nature with hard landscaping; 2. The part of the High Street around the canal is likely to be low or medium densities with spaces potentially including more soft landscaping that responds to canal’s biodiversity; and Figure 55: Southwark Street as a comparison for street enclosure

74 Figure 56: Illustration of Old Oak High Street

75 Key facts: OLD OAK COMMON Planned opening date: 2026 Land Ownership: Network Rail, HS2 Station capacity: 250,000 passengers STATION interchanging per day

VISION 5.64 The station and its immediate Old Oak Common Station will be a new order that people can move seamlessly surroundings should not just be a place state of the art public transport interchange through the station, as well as exploring to go to access the transport network, but that will serve communities at Old Oak, other opportunities for connections to the should have wider facilities and services Park Royal, London and the wider UK. Scrubs from Old Oak South; that help create a destination and which It will incorporate the highest standards 4. Provide a variety of active town centre are accessible to the local community. This of architecture and will be designed to uses that caters for residents, employees, new station should be a core part of a new connect seamlessly into its surroundings and passengers; centre. with the station and track potentially 5. Provide new public arrival spaces that accommodating over station development. will act as a focal point for the entire area; 5.65 To enable this to happen, the station It will become a beating heart with the 6. Be supported by a mixed development should become part of the wider public opportunity to perform a comparable including commercial, retail and realm and be seamlessly integrated into regenerative impetus to that of the recently residential uses; its surroundings. Facilities such as retail, improved Kings Cross station. 7. Support over station, and over track, leisure, cafes and restaurants are important development, where feasible, to optimise parts of any large station. By integrating development capacity preferably in the these uses with the wider area they could KEY OBJECTIVES form of new development or new decked cater for the needs of passengers using amenity space; and the station as well as the day to day needs 1. Create a destination of exceptional 8. Provide a state of the art public transport of surrounding residents and workers, in quality and form an integral part of interchange, which would easily facilitate a similar way to St. Pancras and King’s the public realm, connecting into its the movement of pedestrian, cyclists Cross. surroundings in all directions; and passengers from buses, taxis and 2. Be of outstanding architectural quality, (a small number of) cars into and from 5.66 London has a tradition of grandly rivalling the finest stations in the world the station and be well integrated into the designed stations from the Victorian era such as the redeveloped Kings Cross public realm. and despite adaptation to take increased and St. Pancras stations; capacity and facilitate new technology, each 3. Secure connections to Wormwood retains its own unique character. The new Scrubs including a legible and direct Old Oak Common station would need to be ungated access through the station in designed to accommodate approximately

76 Willesden Junction

250,000 passengers per day, making it one 5.67 It may be possible for the Old Oak HS2 5.68 The station should be designed to be of the UK’s biggest in terms of passenger station to support over station development accessible from the north, south, east and flows. The station could be a gateway and OPDC and the GLA are currently west so that it can be connected into the Hythe Road to Old Oak, Park Royal, London and the exploring how this could be facilitated ‘green grid’. The concourse should provide UK and could shape many visitors’ first without affecting the programme of HS2. for ungated access in order that people impressions. The station should therefore This approach would enable an increased are able to move seamlessly through the be of the highest architectural quality, quantum of development, provision of station, whether they are using the rail drawing on the standards set by London’s amenity space and would also allow for other major rail hubs and rivalling the the design of a more integrated and high Old Oak Common Lane finest stations in the world. The style and quality place. The most sustainable form of To Kensal OA character that is created would be imprinted development focuses high levels of mixed not just on the transport network but in the use activity and density at the areas of identity of the wider area and could reflect highest accessibility. Development over the the area’s ambition. It can act as a catalyst station would allow for the optimisation of and precedent for future development. public assets and development capacity Old Oak Common Station As noted in para 1.13 of the Introduction and would allow for greater permeability chapter, the HS2 Hybrid Bill, once enacted,North Acton and connectivity across the site and create will determine issues such as the station’s the potential for releasing development limits and matters of principle relating value. A similar example in development to mitigation. Other matters will be dealt can be seen at Hudson Yards in New York with through Schedule 16 approvals, City. The illustrative masterplan in this which will be determined by OPDC. As OAPF includes the emerging thoughts on part of the petitioning process, the GLA the block layout that might be achievable has negotiated an undertaking whereby to deliver over station development at Old a station design panel will be established Oak Common. Were significant over-station for the Old Oak Common station, that will development to prove feasible, there may New and existing amenity space consider issues such as the external and also be opportunities to reconsider the Public civic spaces New and existing rail stations internal design of the station and how the street layout in the Old Oak South area to Main streets station integrates with the surroundings. better optimise the arrangement of new Pedestrian routes The GLA is confident that this panel will development and connectivity with the Active frontage add rigour to the approach to designing the wider area. The height, scale and massing Sensitive edges station and help to ensure that it achieved of any over station development would Wormwood Scrubs entrance Bridges and tunnels the highest design quality. need to be mindful of its impact on the Trees surrounding context, including Wormwood Potential catalyst for regeneration Scrubs. Figure 57: Old Oak Common Station

77 services on offer or not. This station concourse of the IEP depot site. The southern access into and from the station. At the same time, should ensure coherent links can be made to the should be designed to ensure that it sensitively the intermodal interchange should not act as a station entrances to the north, west and south. integrates with Wormwood Scrubs; and barrier to pedestrian flows into the station but This should include: an eastern entrance to the station should be well integrated into the public realm. Within include an access to the station for passengers the station itself, connections between High an access point and civic space on the western coming from the development sites to the Speed 2, Crossrail, Great Western Main Line side of the station building; north of the Grand Union Canal. and any potential London Overground platforms a northern access point to the station. In the would need to be as legible and as seamless as longer term the full or partial relocation of the 5.69 There is likely to be a large demand for possible. Crossrail depot and sidings will provide the onward travel from the station and the local area opportunity to create a new exemplar civic by bus and taxi. The station, under the HS2 space adjoining the northern entrance to the proposals, will be accompanied by an intermodal station; interchange, which would easily facilitate the passive provision for a new publicly accessible movement of people from buses, taxis and cars southern entrance. The provision of this new Figure 58: Illustration of Old Oak Common connection is extremely important to complete Station south side the network of north-south routes and provide improved access to Wormwood Scrubs, which is currently difficult to access. The GLA and OPDC are investigating ways in which additional connections can be delivered in the short-medium term while the IEP depot remains operational. However, in the long term the best place making and regeneration solution is to have a clear and legible connection through the Old Oak High Speed 2 station connecting Old Oak to Wormwood Scrubs and further south. The GLA currently considers that this connection could be best achieved through an at-grade connection but recognise that this connection is the subject of more detailed design work with HS2 Ltd and will ensure the Wormwood Scrubs Charitable Trust are involved in discussions. This route should include provision of a public space at the southern access to the station on the IEP depot land. This southern access would also help to support the long term redevelopment

78 Figure 59: Illustration of Old Oak Common Station Square north side

79 Key facts NORTH ACTON Approximate area: 32.9 hectares Key Landowners: Carphone Warehouse, Fairview Homes, Berkeley Homes, John Lewis, Quattro, Boden, Georgina and Texaco Recent regeneration has delivered 2,040 homes and 1,225 student homes. VISION

Future development at North Acton will 5. Improve pedestrian and cycle connections appropriate location for town centre uses and continue to progress along the same lines between North Acton, Old Oak and active frontages at ground floor level. as the recent successfully completed Wormwood Scrubs and provide improved regeneration in this area. New and connections to communities south of the 5.71 The area has experienced major improved connections to Old Oak Common A40; redevelopment in recent years and Station and the core development area 6. Improve the road network within North current indications show that this pace of will be important to ensure North Acton is Acton to provide better facilities for regeneration and renewal is likely to continue integrated into the wider regeneration. New pedestrians, cyclists and bus users. with opportunities for growth in the immediate development in the area will need to deliver Ealing Council are currently assessing vicinity of North Acton station, as well as to a mixture of new public and private amenity the potential to improve the Gyratory the south on the Perfume Factory and Portal spaces. North Acton station will likely require system; Way sites. Development is expected to be improvements to increase its capacity and 7. Secure wholesale improvements to the residential led but provision of employment access arrangements. public realm across North Acton and in space would be encouraged, particularly particular on the one-way system along within the high tech innovative economy and KEY OBJECTIVES Victoria Road and Wales Farm Road; clean tech sectors. 8. Provide a mix of public and private amenity spaces 5.72 In recent years there has been a high 1. Support mixed use intensification, 9. Support new access and new amenity provision of student accommodation within including residential, student housing, space at the entrance to North Acton North Acton and whilst these uses are offices, light industrial, educational uses Underground station; and supported and have helped to regenerate and potential for retail, leisure and hotel 10. Explore the opportunity to upgrade North and bring a new population into the area, it is uses closer to North Acton Underground Acton station to provide additional capacity important that future schemes seek to provide station; and improved access to accommodate a greater mix of tenure types and typologies 2. should seek to provide flexible space for increased passenger numbers. to accommodate a more mixed, balanced SME businesses; and sustainable community. 3. Be high density in the vicinity of North 5.70 North Acton station is situated on the Central Acton station; 5.73 Within North Acton there is a lack Line, which provides tube access to the West 4. Achieve the highest standards of design amenity space. New development will need End and the City. Coupled with bus connections, when in close to surrounding sensitive to make an adequate provision of new public, this affords North Acton a high level of public locations including existing residential communal and private amenity space. In transport access, which provides opportunities for premises and North Acton Cemetery; particular new residential development will medium and high density development and it is an be expected to include good quality private/

80 Old Oak Common Lane To Kensal OA

Old Oak Station

North Acton

Figure 60: North Acton

New and existing amenity space Public civic spaces New and existing rail stations HS2 work sites Main streets Pedestrian routes Active frontage Sensitive edges Bridges and tunnels Trees Potential catalyst for regeneration

81 communal amenity spaces and will also need commissioned a feasibility study to investigate 5.78 Victoria Road and Wales Farm Road are both to demonstrate how it is contributing to a joined potential improvements to North Acton station heavily used routes with considerable noise, light up network of public amenity spaces. This to increase its capacity and accessibility. To and air quality pollution. As part of the proposed may require new development to design and the north of the station, the land is required for HS2 works, road and bridge widening would create delivery public amenity space that connects the construction of High Speed 2. Once this is additional space to provide improved facilities with amenity spaces on adjacent sites. completed, development proposals could be for cyclists and buses. New development should brought forward for this land, known as the ‘sword’ provide enhancements that look to complement 5.74 Development close to sensitive areas site and there will be opportunities for public these works, such as widened footpaths and such as existing residential premises, and realm enhancements and improved connections. planting, as well as ensuring that buildings are North Acton Cemetery, will need to be of the However, this will be dependent on the outcome designed to mitigate against the routes’ harsh highest standards of design. Along the A40 any of the Employment Land Review and a detailed environmental conditions. future development should provide a strongly review of Strategic Industrial Location (SIL) use defined frontage, such as that created by the designations. Figure 61: Illustration of Old Oak Common recently expanded and refurbished Holiday Lane Station underpass Inn. (by Farrells on behalf of TfL)

5.75 The Shield site is located immediately to the north of North Acton and more detail on this site can be found in the section on Old Oak South. However, development on the Shield site will provide opportunities for the provision of a direct connection from North Acton station to the new London Overground station at Old Oak Common Lane. Aspirations for a Crossrail spur connecting the West Coast Main Line with the Great West Main Line could potentially cut this site in two and solutions would need to be found to overcome this severance, by providing links either over or under the spur.

5.76 To the south of North Acton station, Ealing Council is currently in the process of delivering a much needed new public square, which would provide a central focal point to North Acton.

5.77 Capacity enhancements and access improvements will be required to North Acton station to accommodate increased passenger use. TfL, Ealing Council and OPDC have 10

82 Figure 62: Illustration of Old Oak Common Lane Station west entrance (by Farrells on behalf of TfL)

83 Key facts GRAND UNION CANAL Approximate length within Old Oak & Park Royal: 4.3 km Major landowners: Canals & Rivers Trust Main land uses: Sustainable transport VISION corridor, navigable waterway, leisure uses, for transport and freight. The Mayor and boater moorings and adjacent industrial Within Old Oak the Grand Union Canal OPDC will work to encourage this. There uses. Designated as a Conservation Area, will be central to creating a new place. It may also be a need for additional crossings Cycle Quietway and Nature Conservation will be a diverse and well used space. The along with ecological enhancements. The Area of Metropolitan Importance. built environment created along the canal southern canal side tow path should be should look to other regeneration schemes maintained and continued for use as an examples such as Battlebridge Basin near important east-west route for pedestrians King’s Cross for guidance. Development and cyclists. Access to both sides of the should enable easy east-west movement canal edge should be promoted. However, on both sides of the canal and should also it is unlikely that a new fully accessible tow 4. There is an opportunity to bring additional allow views, and access, to the canal from path would be deliverable on the northern water into the core development area, land to the north and south. To achieve this side of the canal. and new water spaces, such as basins, there will need to be close working with the should be explored where feasible; Canal and River Trust. This should include 5. Opportunities for new residential and KEY OBJECTIVES preparation of a deliverable bridge crossing visitor moorings would be supported strategy in discussion with landowners. The Within Old Oak in appropriate locations that do not canal should become a place of interest adversely impact on the delivery of the for residents and visitors. It should be 1. New development along the canal should core regeneration area around Old Oak fronted by high quality buildings, with some be mixed use including residential, with or the navigational function of the canal; opportunities at key destinations for higher some opportunities for retail and leisure 6. New development should support the densities and active uses. The canal edge uses located near to main streets and delivery of new bridges over the canal should include a series of connected open other key destinations; to improve connectivity and to achieve spaces that allow people the opportunity 2. New development should recognise the this a bridge a strategy will need to be to enjoy this place. Within Old Oak it is canal’s conservation area designation prepared and agreed with the Canals also important that development enables and its sensitive and historic character; and River Trust and landowners; and the easy use of the canal for movement of 3. In general new buildings should be more 7. The tow path on the southern side of the people and freight. restrained in height then at transport canal should be retained and improved, nodes, but there will be opportunities whilst on the northern side new access, Within Park Royal the canal should play for some high quality, high density and views, to the canal should be an important commercial role for business. development at key destinations along secured to allow east-west movement There are opportunities to use the canal the canal; within the core development area.

84 Figure 63: Kingsland Basin, Hackney

Willesden Junction

Within Park Royal 8. New development should seek to activate the canal edge where appropriate and viable; Hythe Road 9. New connections to the canal should be provided to improve access; 10. The southern canal side tow path Old Oak Common Lane should be retained and improved and To Kensal OA should help deliver the requirements of a cycle Quiet Way. 11. New and improved lighting and signage Old Oak Station should be delivered and balancedNorth Acton with biodiversity aspirations; Figure 64: Grand Union Canal 12. New development should provide an appropriate sense of enclosure to the canal and explore the potential for 14. New and improved accessible local New and existing amenity space Public civic spaces buildings to be set back from the canal public amenity spaces should be New and existing rail stations edge; HS2 work sites provided; Main streets 13. Biodiversity and flood mitigation 15. Development of new passenger Pedestrian routes Active frontage improvements will be supported where and freight transport facilities will be Sensitive edges these do not have an adverse effect Wormwood Scrubs entrance supported in appropriate locations, Bridges and tunnels on navigation. Opportunities to use where it can be demonstrated that Trees canal water for the heating and cool of such facilities are viable. Opportunities Potential catalyst for regeneration buildings will be explored within major for temporary wharves during the developments situated adjacent to the demolition and construction should be canal. explored.

85 5.79 The Grand Union Canal currently canal to increase passive surveillance and approach, development should consider provides the only consistent east to west create a more inviting linear route. recognised best practice canalside walking and cycling route through the OAPF development from around UK locations area although improvements are required. 5.82 Due to the nature of the sites adjacent such as Battlebridge Basin (LB Islington), The canal provides a direct connection into to the canal and a lack of access to the Brindleyplace (Birmingham) and Kings central London and improvements to the towpath, the canal is underutilised as a Cross (LB Camden). Further information environment of the canal towpath, along transport route and presents an uninviting gathering will be undertaken to inform the with delivery of new active frontages will environment. There will likely be a greater OPDC Character Study and Public Realm help transform this part of the canal into a use of the canal for walking, cycling and and Amenity Space to support the Local high quality part of people’s journey along leisure opportunities. As such the potential Plan and this work will help inform the the canal. The Paddington Arm of the Grand to deliver a new and improved towpath, location, scale and type of development Union Canal has been designated as a other pathways and new open spaces that sits alongside the canal. cycle Quiet Way and improvements to the needs to be maximised. existing towpath should enhance the user 5.85 The potential to deliver biodiversity experience for cyclists and pedestrians 5.83 The delivery of bridges across the canal improvements along with innovative as well as increasing connectivity to will be critical in supporting north – south solutions to towpath lighting should be neighbouring areas. Pathways on the accessibility. These should be designed to considered. Alongside these, the role of the offside of the canal (non-towpath side) will be sensitive to their context and developed canal to support and deliver sustainable be supported in appropriate locations, such with engagement from the Canals and urban drainage should be investigated. as where they are adjacent to active uses Rivers Trust specifically with regard to within the core development area location, delivery and maintenance. 5.86 The canal is also a vital asset in securing sustainable transport patterns 5.80 How these improvements are secured 5.84 The scale of development will vary for construction and waste transport. The is likely to differ between Old Oak and along the canal, with Old Oak Common expansion and intensification of Park Royal Park Royal. However, similar successful seeing a greater level of change than will contribute to increasing the potential examples of how to activate a canal edge Park Royal. Within Old Oak, new buildings for water transport that will require new can be seen along the River Lee Navigation will need to recognise the more sensitive and improved wharf facilities and working within and adjacent to the Queen Elizabeth character of the canal as a Conservation with water freight companies to maximise Olympic Park. Improvements to the canal Area and there may be opportunities to set potential opportunities. will be undertaken in close working with the some buildings back from the canal edge. Canal & River Trust. Building heights will be more restrained than elsewhere in the core development 5.81 To help increase the use of the canal area. However, there will be opportunities for walking and cycling, dining, leisure, for taller elements that deliver exemplary recreation and employment uses should architectural quality to reflect the location be focused along the canal. These uses of main streets and new public open should provide active frontages onto the spaces to support legibility. To support this

86 Figure 65: Illustration of Grand Union Canal

87 Key facts: SCRUBS LANE Approximate length: 1560m Major landowners: Car Giant, Perrygrove, Aurora Developments, UK Tyre Exporters Ltd and there are also a number of smaller freeholders and leaseholders operating in the area Existing homes: 5 Existing businesses: 57 Partially within the Grand Union Canal Conservation Area VISION

Scrubs Lane is an important road To the south of the Grand Union Canal this a mixture of residential entrances with front connecting Harlesden, Old Oak, and White should include new and improved access doors on street. City which is well used and will continue to to North Pole Depot East that would enable be well used. It also provides access to the improved connections on to Kensal Canal The scale and massing of development A40. There is an opportunity to improve the side Opportunity Area. There should also along Scrubs Lane will need to be physical environment of this street through be opportunities to improve pedestrian coordinated with that of nearby Opportunity robust building, traffic management, new and cycle access to both Wormwood Areas, specifically along the Grand Union access routes to Old Oak and existing Scrubs and Little Wormwood Scrubs which Canal to the Kensal Opportunity Area. amenity spaces, and the provision of would provide better opportunities for local quality public realm for pedestrians and people to access these important amenity KEY OBJECTIVES cyclists. and ecological spaces.

Along Scrubs Lane there may be Kensal Cemetery and the Grand Union 1. Early regeneration along Scrubs Lane opportunities for early development so Canal Conservation Areas sit to the will be encouraged where it complements long as these developments complement east and south of Scrubs Lane. New the aspirations of this planning framework the aspirations of the wider masterplan and development will need to be sensitive to and OPDC’s energy policy plans. It will support the comprehensive regeneration these existing heritage assets. To create an be important that early development of the area whilst also achieving suitably attractive place the environment of Scrubs achieves the highest quality design and high design standards. Lane will need to be significantly enhanced, architectural standards to set the right through new high quality development and tone for the wider area To the north of the Grand Union Canal public realm improvements. These should 2. To the north of the Grand Union Canal this should include new and improved also create a generous walking and cycle new and improved access points should connections from Scrubs Lane into Old environment along its entire length. Uses be provided into Old Oak North from Oak North, a significantly improved public in this area will be residential-led with Scrubs Lane; realm, access to the canal, and there opportunities for a mix of uses at lower 3. To the south of the Grand Union Canal may also be opportunities to provide new levels. At ground level buildings will need new and improved access to North Pole access into the Cemetery. to be predominantly either active, or have Depot East should be provided, along

88 with opportunities for pedestrian and predominantly residential led with residential front doors on street. Where cycle access to Wormwood Scrubs and opportunities for other uses on the lower early development is proposed, lower level Little Wormwood Scrubs levels. New development should include uses will need to be flexible to respond to a 4. Transport improvements are likely to be a mix of active commercial uses and changing environment. required along Scrubs Lane;

5. Public realm improvements including Willesden Junction wider footways and high quality cycle infrastructure will be needed linking Scrubs Lane to Wood Lane and further south to White City; 6. Environmental and street greening will be required, including the potential for Sustainable Urban Drainage Systems (SUDS); 7. New development should create a coherent built form onto the street: Scrubs Lane should be a transition area between the surrounding area and the core development area; To Kensal OA Along the eastern side of the street, development should sensitively respond to adjacent buildings (including North Acton the Former Cumberland Park Factory) and to St. Mary’s Cemetery; Along the western side (behind the street front) there will be opportunities for increased massing and taller elements that respond to the scale Green amenity spaces of new development within the core Train station development area. Grand Union Canal 8. New development to the south of Scrubs Streets Lane will need to respect the existing Active frontage Grand Union Canal conservation area; Sensitive edge 9. There is also an opportunity to investigate Pedestrian routes Bridges and tunnels the potential for a safe and secure access Trees to the Cemetery; and 10. Development should be Towards White City Figure 66: Scrubs Lane

89 5.87 Scrubs Lane is an important road, with Network Rail is required and the of Hammersmith and Fulham (LBHF) which connects Harlesden Town Centre exact location of this connection may vary and has also been identified as a nature and Willesden Junction Station in the following more detailed design work and conservation area and Metropolitan Open north, with White City, Shepherd’s Bush modelling. Space. Any development to the east of and North Kensington in the south. Scrubs Scrubs Lane will need to be sensitive to Lane is currently served by the 220 bus 5.90 Scrubs Lane is currently a harsh the cemetery and its heritage assets. The route (Willesden Junction to Wandsworth) environment. The road is busy, particularly OPDC will work with the London Borough and has pedestrian access to Willesden with the number of lorries entering waste of Hammersmith & Fulham, Royal Borough Junction station via Harrow Road. It will be sites on Scrubs Lane and within Old Oak of Kensington and Chelsea and Historic possible for new mixed use development North. The relocation and redevelopment England to designate a Conservation proposals on Scrubs Lane to be brought of the waste sites in Old Oak North would Area for 69 to 91 Scrubs Lane to manage forward in the short term. be likely to reduce the number of these lorry these heritage assets. Development along movements, helping to make Scrubs Lane Scrubs Lane should also consider ways 5.88 Today Hythe Road provides the only a less harsh environment. The public realm that the College Park residential area to the entrance point into Old Oak North. This is of a relatively poor quality, despite the north-east of Scrubs Lane can be better road dips in a tunnel under the West London road’s generous street widths, ranging from integrated into the Old Oak area. Line. Development proposals will need to approximately 17m to 19m. Monies will be look at improving the Hythe Road entrance, secured from new development to make 5.92 To the west of Scrubs Lane, improving its design and making it a more improvements to the road, by improving its development fronting onto the street welcoming environment for pedestrians management and operation, public realm should respond to the scale and rhythm of and cyclists. and by street greening. Opportunities premises to the east, so that development should also be taken to provide a cycle along the street reads as one. Development 5.89 In addition to a Hythe Road vehicle, route, connecting the proposed Cycle not fronting onto Scrubs Lane to the rear pedestrian and cycle entrance, it is also Superhighway along the A40 corridor and of land to the west has the potential to expected that an additional vehicular, Cycle Quietway along the Grand Union increase in scale to blend with the density pedestrian and cycle connection into Old Canal to the existing cycle network around of development being proposed in Old Oak Oak North will be required to ensure the Harlesden. North. full development potential of Old Oak North to be realised. This additional connection 5.91 To the east of Scrubs Lane, 5.93 Development along the length of is considered necessary to provide development will need to be sensitive to Scrubs Lane should be residential led with improved transport capacity, improved nearby St. Mary’s and Kensal Cemetery, opportunities for a mix of uses including connectivity with the wider area and better existing residential and business premises active and employment uses provided resilience to the transport network. There and the Grand Union Canal, in accordance around the new and improved access points is an opportunity for this connection to be with the guidance provided in the Grand into Old Oak North. As part of this, the GLA provided either over or under the existing Union Canal place guidance. St. Mary’s will expect opportunities to be explored for train line. It is recognised that this will be Cemetery has been designated as a the provision of SME space which could technically challenging and further work Conservation Area by the London Borough include incubator space and start-up space

90 in association with educational institutions such as Imperial College. Small amounts of retail, SMEand micro bussines space may be appropriate at the two entrances into Old Oak North or close to the canal access. Active frontages including well designed residential front doors onto the street will be encouraged. In the early years lower level units may need to be flexibly designed to mitigate the existing environment and this would need to be discussed in detailed through pre-application discussions with the planning authorities.

5.94 To the south of Grand Union Canal new development should provide a new or improved access to North Pole East that should also enable a connection to Kensal Canal side Opportunity Area. There is an opportunity to provide improved access for pedestrians and cyclists into both Wormwood Scrubs and Little Wormwood Scrubs. Figure 67: Industrial properties on the east side of Scrubs Lane

91 Key facts OLD OAK LANE Approximate length: 650 metres Existing homes: 414 Existing businesses: 30

VISION

Old Oak Lane will be a line of transition with physical improvements to the street to traffic impact on the Old Oak Lane between the protected Strategic Industrial better manage vehicle, pedestrian and cycle Conservation Area; Location (SIL) of Park Royal and the mixed movements. There is a need to work with 4. Enhanced access routes should be use regeneration area of Old Oak. The HS2 to mitigate construction logistics, where provided from Old Oak Lane to the Old street will continue to be a busy connecting possible, impacts along this route. Oak development area; street between the A40 and Harlesden 5. Improvements to the street may be Town Centre. Immediately west of Old KEY OBJECTIVES required to mitigate increased transport Oak Lane there are two large sites set to use; be used as HS2 work sites. Once HS2 has 6. Proposals should be sensitive in scale 1. Continue to function as an important finished work, there is an opportunity to to existing residential premises and north-south connection road encourage the design and development of Conservation Areas; 2. Industrial land to the west of Old Oak SIL appropriate uses here that help to buffer 7. Enhancements should be made to the Lane will continue to be protected as a the existing Park Royal industrial area from public realm on Old Oak Lane; and Strategic Industrial Location (SIL); existing and future mixed-use development 8. Development should intensify 3. Development brought forward on the to the east. Whilst Preferred Industrial employment uses along Old Oak Lane. HS2 works sites after their requirement Locations would still be supported, the There is an opportunity to secure active for HS2 construction ceases should delivery of Industrial Business Park uses frontages as part of new development comply with the SIL land use policy along Old Oak Lane would help improve fronting onto Old Oak Lane. requirements. There may be an the character and types of use along this opportunity to encourage the use of street. These two sites should be joined by 5.95 Old Oak Lane and Old Oak Common these sites as Industrial Business Park a new bridge over the canal to allow better Lane sit at the centre of a dividing line uses in the east of the sites, which could movement between both sites. Where the between Old Oak and Park Royal. To its help act as a buffer between Old Oak fronts of these sites meet Victoria Road west, the strategy remains to continue and the wider Park Royal area such. The there is an opportunity for uses that help to to protect and regenerate the Park Royal sites could form a location for research activate and define the street and improve industrial estate, whilst to its east, the and development, high tech and/or clean the street environment. strategy seeks redevelopment of Old Oak. tech uses. The redevelopment of these Old Oak Lane is home to a small enclave sites should investigate the potential for There should be new and enhanced access of residential properties within the Old Oak an alternative vehicular connection to to the core Old Oak regeneration area from Lane Conservation Area and further south the west of Old Oak Lane, to minimise Old Oak Lane. This should be coupled of Victoria Road are Shaftesbury Gardens

92 and Midland Terrace. The Old Oak Lane realm and highway capacity, including Conservation Area is a set of Victorian potential enhancements to existing bridge railway cottages. Any proposals adjacent connections; however, these opportunities to this Conservation Area will need to be are likely to be limited as a result of narrow sensitive in scale and respond in their street widths. Development to the east of character to their architectural heritage. Old Oak Lane will also provide opportunities to improve connectivity into the Old Oak 5.96 To the west, HS2 Ltd has identified area. At Willesden Junction, there will be land as a temporary work sites. This is substantial improvements to connectivity planned to be in operation until 2026 and allowing for better access from Old Oak once its use ceases and it is deemed Lane. To the south of the West Coast Main surplus to requirements, the GLA and Line, development of the Savoir Beds OPDC will seek its retention as a Strategic site may provide opportunities to provide Industrial Location (SIL). Development pedestrian/cycle and vehicular access brought forward on the HS2 works sites into the Powerday site, although there are after the requirement for HS2 construction substantial levels to overcome in order ceases should comply with the SIL land to achieve this. Next to the Grand Union use policy requirements. There may be Canal, it may be also possible to secure a an opportunity to encourage the use of pedestrian/cycle connection, which would these sites as Industrial Business Park connect through to the core Old Oak area uses, which could help act as a buffer (see Places: Grand Union Canal). between Old Oak and the wider Park Royal area. The sites could form a location 5.98 The Mayor will continue to work with for research and development, high tech, HS2 to ensure that the works they have innovation technology and/or clean tech planned along Old Oak Lane and Old uses. Redevelopment of these sites may Oak Common Lane will be of the highest also provide opportunities to investigate the possible design and will be mindful of potential to provide improved road access the operation of existing businesses and across the canal, which would go some residents. way towards accommodating increased traffic along the street. The Strategic Transport Study that supports this OAPF HS2 work sites has identified the need for improvements to Conservation area the Old Oak Lane route. Grand Union Canal Streets 5.97 Development next to Old Oak Lane Sensitive edge will provide opportunities to create better Pedestrian routes Bridges and tunnels enclosure and enhance the road’s public Figure 68: Old Oak Lane

93 Figure 69: Park Royal Oriental Carpet Centre

9494