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5. Old Oak Strategy

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5. Old Oak Strategy 5 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.
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