Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement

4 Masterplan development

Page 35 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 4:1. Masterplan vision

In the first part of this Design Statement development proposal is based on the the constraints affecting the Former following principles: Southall Gas Works site and its context within Southall are described. A sufficient density of activity to These constraints relate to access, generate its own vitality and create contamination, gas infrastructure a lively public realm that is active and the railway line. They have had throughout the day and that is able an impact on the development of the to support a range of facilities (see scheme although it has not been shaped Section 4.2). by these constraints. The masterplan rather builds on the assets of the site; A scheme that has a strong sense proximity to the Minet Country Park of place and a distinctive identity. and the Grand Union Canal to the west, Because of the scale of the site we and to a thriving multi-cultural centre to are proposing a series of character the east; to create a unique new urban areas that can add to the diversity of quarter. Southall (see Section 4.3). This is envisaged as a high-density, mixed-use focus for West London with a creating an integrated, permeable broad range of housing and employment street network that maximises links uses. An urban quarter creating an ideal to the surrounding area. (see Section base for people and activities with links 4.4). to Central London, Heathrow Airport and other parts of West London. The A street network that includes a

Page 36 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement

clear heirarchy of streets each with destination, community facilities and a distinctive form and character. employment uses alongside a series This ranges from the grand main of new residential neighbourhoods so boulevard to intimate home zones that the area becomes a functioning (see Sections 5.2 and 5.3). piece of city (see Section 7.1).

A neighbourhood that is socially, These principles are described in more economically and environmentally detail in the following sections. They sustainable (see Section 4.6). combine to create a distinctive high- density urban quarter. This is designed A development that is served by with densities that are higher than public transport where all residents those of the surrounding area to make and workers are within walking the most of the transport connections distance of a bus stop. (see Section and to create an lively urban area. It is 5.4) envisioned that the development would merge at the edges with the surrounding A network of attractive open spaces urban fabric and not to be visually and parks so that all residents are intrusive. It will transform the image and within easy reach of a park, play the market of Southall while adding to its area and recreational facilities (see distinctive diversity and character. Section 6).

A scheme that makes the most of the canal frontage as a location for leisure uses and canalside housing (see Section 6.1)

New accesses to link development to the wider area.

A rich mix of uses creating a new local shopping centre, a leisure

Page 37 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement

The Southall site is a mile long from tip to tip, the equivalent of the distance from Marble Arch to Soho Square 4:2. Scale of development

A key part of the masterplanning has been rejected as they fail to maximise LONDON PLAN Density Guidance been to establish the scale and density its potential. Within 10 mins of a town centre of the development. The starting point The aspiration to create a high den- Parking -1.5ps/u <1ps/u for this was an understanding of the sity urban quarter has been tempered

Central 240-435 u/ha scale of the site. The developable area by the need to ensure that an attractive Urban 55-175 65-275 u/ha if the Site is 29.45 hectares making it environment with good quality open Suburban 50-110 80-120 u/ha one of the largest sites being developed space and space standards is created. On a transport Corridor in London at the present time. Because Guidance has been taken from the Parking -1.5ps/u <1ps/u of the shape of the site – a flattened density guidance in the London Plan

Urban 50-110 00-150 u/ha triangle – the site feels even larger. (set out on the table to the left). This Suburban 50-80 Indeed the distance from east to west is assesses density based upon loca- nearly a mile, which is the equivalent of tion, proximity to facilities and parking the distance from Marble Arch to Soho levels. The assumption has been made Square along Oxford Street. that the former Southall Gas Works is an urban location and parking has been Density of development provided at less than one space per unit. A number of factors have determined The residential parts of the the proposed density for the site. The masterplan cover 20.85ha so that the most important is a need to create a average density of the housing is 215.8 functioning urban quarter. The size of unints/ha. This translates into a habita- the site and the restricted access means ble room density of just over 600 hr/ha. that it could easily become a backwater This density is concentrated along the Some major development schemes in unable to support a mix of uses and to boulevard through the site which is a London at the moment: Woolwich Arsenal (top) Stratford (second from top) Wembley generate activity. Increasing the density focus for retailing, leisure and employ- (Above) and Elephant and Castle (Right). All are being developed to densities similar of development allows the scheme to ment uses. It is therefore based on to the Southall Gas Works scheme. generate its own vitality. the assumption that the boulevard will This also takes advantage of public extend Southall Town Centre into the transport links and is in line with the aim site so that much of the new housing of the London Plan to increase the den- will be within 10 minutes walk of this sity of development to accommodate extended town centre. This justifys housing growth. In exploring options the inclusion of the site in the higher for the site, low density housing and density bands and is comparable with employment solutions have therefore other major sites in London.

Page 38 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement Identity areas West End 4:3. Distinctive identities

While it is proposed that the potential of the development mean that a public transport node facing the development creates a new high this would be a lost opportunity. The canal. density urban quarter it has also been masterplan therefore creates two new designed to tie into the distinctive nodes, Southall Rise and Etoile on the Between these two new activity nodes identity of Southall. This has been new public transport corridor running two new residential neighbourhoods based on an analysis of urban grain through the site. These new areas are are proposed : and identity that suggests that a site as intended to compliment the existing large as the former Southall Gas Works nodes in Southall by adding to the Beacons Field: The northern cannot be developed as just one place. offer of uses and facilities and creating part of the site is seen as an The plan of the comparable area of the distinct identities. They are described in extension of the Beaconsfield Road West End of London (above left) shows more detail in Section 8 and include: neighbourhood. Rather than being a series of distinctive places including a neighbourhood that stretches the high intensity nodes (shown in Southall Rise: This is in the eastern from the vitality of Broadway to Identity areas Southall light blue) such as Oxford Street, part of the Main Site that will be a the backwater that is the current Regent Street, Piccadilly and Portland focus for retailing and local facilities. boundary with the Gas Works site, Place and the quieter neighbourhoods This will add a third 'pole' to the this neighbourhood will stretch in between these nodes such as current bi-polar structure of Southall between Broadway and the new Bloomsbury, Mayfair, Soho and based on the original two village activity nodes of Southall Rise and Fitzrovia. centres. These three poles would Etoile. The development of the former radiate from the station – the highest Southall Gas Works is not envisioned accessibility point of the district. Waterside: The western part of to be of the same intensity as the The retailing in Southall Rise would the site is proposed as a new West End. Nevertheless as the plan predominantly serve the needs of neighbourhood opposite the Country to the left shows, Broadway, South residents of the Main Site but would Park with an extensive waterfront. Road and Southall Green create also add to the retail mix of Southall It is based on a public transport strong nodes together with Hayes as a whole. corridor but is mid way between Town Centre. Between these nodes Hayes and Southall and so is seen there are neighbourhoods such as Etoile: In the centre of the site is a as having an identity that is distinct the Beaconsfield Road area and the second high intensity node. This has from either of the existing centres housing areas on Dudley Road, south been called Etoile (star) because of of the railway. We have looked at the radiating roads that focus activity simply extending these neighbourhoods on this area. It is a new leisure into the former Gas Works site. destination with a series of leisure, However the scale of the site and the cafe, bar and restaurant uses on

Page 39 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 4:4. Masterplan structure

Grids: Formal grids such as Barcelona (left) and New York (below) are uncommon in the UK where street networks tend to be more organic like Central London (below left).

Masterplanning is not like architecture space and privacy distances. It would 1. Grid because a masterplanner does not allow us to link in to every other road have direct control over the buildings on Beaconsfield (subject to land own- that will be developed as part of the ership). plan. URBED uses the analogy of a trellis and vine to describe the role of a High Street: Plan 2 starts to apply masterplan. The masterplanner’s role is the urban principle of a street heirar- to create a trellis onto which develop- chy to this grid by identifying a 'high ment can grow over a number of years. street' through the site. This links the 1. The trellis gives shape to the neigh- proposed accesses at each point bourhood and can ensure the unity, of the triangle and necessitates the beauty and efficient functioning of reorientation of the grid in the western the whole. However the way in which part of the site. Early versions of the 2. High Street 3. Distorted grid development ‘grows’ onto the trellis will masterplan explored this simple grid change over time. This is the way that however it has been modified for three much of Central London was planned, reasons: perhaps the most successful example being John Nash’s masterplan for the Organic v orthogonal grids: The first area from Regents Park to Piccadilly is the character of London. There are shown on the previous page. broadly two types of grid as illustrated The trellis is created by the street on the figure ground plans (above left). 2. 3. and open space network of the area Many cities in the United States are and is encapsulated in the Parameter based on orthogonal grids like New Plans. The plans to the left show York. These create efficient building 4. Attraction of the poles the way in which the trellis has been plots but they are not particularly ef- formed for the former Gas Works site: ficient for pedestrians. There are very few gridded cities because UK urban Grid: Plan 1 shows a simple grid areas grew gradually around existing applied to the site. This is a standard movement routes. They are therefore urban grid made up of blocks that are characterised by curves and angles 40m wide and 90m long. This is a and are, as a result, easier and more standard dimension that holds true of pleasant to walk around as shown by 4. most UK urban areas and optimises the plan of the square mile. Much of density while allowing sufficient internal London, including the Regent Street

Page 40 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement

area is a combination of the two – a series of masterplanned streets and West End Blocks squares overlaid on existing routes and ownership boundaries. It is this hybrid that we have sought to create in the masterplan so that the key routes retain the formality and vistas of an orthogo- nal grid but the other roots curve and create attractive walking routes.

Distorted grid: The second reason that the grid has been stretched is to eas so that they can be easily reached of blocks in the Southall Parameter make use of the points of access to the from any of the residential areas. Plans is broadly the same as a compa- Main Site, to optimise the development rable section of the West End. plots and to allow the block sizes to get Block dimensions: This exercise smaller around the high intensity nodes has resulted in the plan described in as Plan 3 shows. the remaining sections of this Design Statement. The trellis of the street net- Attraction of the poles: The grid has work creates a series of building plots also been pulled together at the two Block dimensions: While Southall is very and open spaces. This has been com- different to the West End it is a useful poles of Southall Rise and Etoile (Plan comparison for the sort density and urban pared again to the West End (Plans to form that we are seeking to create. The two 4) in order to focus activity on these ar- plans to the left are at the same scale and the right). This shows that the number show the scale and form of urban blocks.

Identity areas and grid Southall Blocks

Page 41 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 4:5. Masterplan development

The plan has evolved over the last The plans to the left are representative public consultation exercise. three years into the plan shown on the of some of the iterations of the plan opposite page via a series of iterations that have been developed over a three- Access points: The principle of the shown to the left. The plan has evolved year period. The main changes over Pump Lane access has remained as a result of the following influences: this period have been: fixed throughout albeit that the detailed alignment has changed. The Analysis of urban form. Tram Depot: For a long time the access to Springfield Road has been scheme incorporated a tram depot in through a number of changes some- Discussions with the local authority the western part of the site. This was times being included and sometimes and the GLA. a significant constraint on this part of excluded.The Eastern access was at the site and we were able to reassess one point via a new skewed bridge Assessment of constraints and op- portunities this area when it was confirmed that over the railway. However, this cre- the depot would be located on an ated undesirable technical and safety Consultations with local people. alternative site. issues in relation to the railway and South Road bridge, as well as sig- Investigations of environmental fac- The western part of the site: nificant adverse impacts on the listed tors such as noise and visual impact. Partly because of the depot but also water tower. Also the reconfiguration because of the complex interaction on the final plan to create a link under Assessment of the highways and of constraints the western part of South Road has the benefit of provid- access strategy by Capita Symonds the plan has undergone the greatest ing a transport interchange north of Architectural testing of the plots by change. The final plan has a curving the station. Jestico & Whiles. spine road set away from the canal to maximise the connection between the Open space: There have been a va- Iterations of the masterplan: Market appraisal of the viability of the majority of residents and the water. riety of approaches to the provision The plan has evolved through a number of iterations development by DTZ. of open space on the Main Site. The The Canal: Various schemes have early schemes had an eastern park The development of a public realm explored canal inlets into the site. next to the railway which has now strategy by Lovejoys. However, such major excavations been shown as sports pitches. This raised significant ground water, was reconsidered as part of a co- The possible location of a tram depot contamination and underground con- ordinated open space strategy that on the site. struction issues. They also created created two London Square type Tram depot The ground conditions and the reme- difficulty in bridging the canal while parks in the northern and western diation strategy by WYG. maintaining an accessible public parts of the scheme. realm and were not supported in the

Page 42 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement

Illustrative masterplan

Page 43 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 4:6. Masterplan and sustainability

The Sustainability Strategy is set Social sustainability: needs of the development. However out in a separate report by WYG. In it does acknowledge the need to this section we describe how this Location and Connectivity: The create facilities of benefit to the wider strategy has influenced the Main Site scheme seeks to integrate with the community. This includes a health masterplanning to create the Parameter surrounding residential areas and with centre that will take the pressure off Plans. This has drawn on URBED’s the centre of Southall. There will be local GPs, a community facility with experience over some 10 years on limited vehicular connections to the sports pitches along the railway and the Sustainable Urban Neighbourhood local streets. There will however be a a range of open spaces together with (SUN) Initiative, a project that series of pedestrian links to maximise links to the Minet Country Park so that has received funding from the UK connections between new and existing new and existing residents can gain Government and European Union to development and to encourage access to good quality open space. explore the creation of urban areas residents to walk into Southall. that are sustainable environmentally, Economic sustainability economically and socially. Engagement and Social Capital: This work has shown that all The scheme has been developed Economic Diversity: The Parameter three aspects of sustainability are in consultation with local people Plans have drawn upon commercial vital. Problems are created where a as described in Communique's advice to create a mix of employment single issue such as solar orientation Consultation Report. uses including office space along the dominates. The former Southall Gas boulevard to create local jobs and to Works Parameter Plans are therefore Balanced Communities: The scheme contribute to the economy of Southall. guided by principles of social and has been designed to create a balanced In total the scheme could include some economic sustainability relating to community by adding to the diversity of 3,500 jobs thereby creating economic the density of development, the use housing in Southall. This has balanced opportunities for local residents. of street-based perimeter blocks and housing needs identified by the council a mix of uses. This is influenced by with housing demand. The scheme Maximising benefits to local environmental sustainability, however includes a mix of housing types, sizes companies: The involvement of local the environmental standards relate more and tenures so that, together with the companies and people in construction to the specification of the buildings and surrounding communities it becomes a is a detailed issue. However the the energy and waste infrastructure balanced community. Parameter Plans have made provision described in the Sustainability Report. for space for local businesses as These issues have shaped the Amenities and Services: The scheme suggested by the local regeneration Parameter Plans in the following ways: is primarily concerned with meeting the agency.

Page 44 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement

Local competitiveness: The type of of parking to zones of 50%, 70% and other than some mature trees. The retailing and leisure uses on the site 100% depending on proximity to public most important area is the canal and will complement existing businesses transport. Provision is made for direct, the scheme has been designed to leave in Southall. Consultations have been pleasant and safe walking and cycling a soft edge to the water to preserve held with the local community who are routes and provision is made in parking this. The open space network has also supportive of a broader range of retailing areas for cycle parking. been designed to create a series of that will add to the attractions of the connected spaces where new planting area. Construction: The sustainable can encourage wildlife as described construction of the buildings and in Lovejoy’s Landscape Strategy. This Environmental sustainability infrastructure of the scheme is a includes green fingers that connect the detailed matter that will be dealt with at canal and Yeading brook corridor into Energy Use: The scheme will be the reserved matters stage. the heart of the scheme. designed to minimise energy use and achieve 10% renewables as set out Waste Minimisation: The scheme is Water Use: Water use is covered in the in the Sustainability Report. While the based a sustainable waste strategy Sustainability Report and will include Parameter Plans have not been dictated that is able to accommodate a future measures to reduce water use and by solar orientation, the number of where a majority of household waste explore the recycling of waste water. blocks with south-facing elevations has is recycled. This has been explored been maximised. The shading studies through the housing typology work (Section 7.3) have been done to ensure (Section 9) to ensure sufficient bin that there is no significant loss of solar storage space. On the apartment blocks gain for the majority of properties. We this will be accommodated in the have also sought to minimise single communal waste stores accessible from aspect units. street level. For the houses, bin space The energy efficiency of new will be created in the curtilage in front development is a detailed design issue of the housing. This will be developed that is covered in the Sustainability at detailed design stage. There is also Report and will be developed in detail as the potential to create a series of ‘bring’ part of reserved maters applications. sites throughout the scheme depending on the recycling system being adopted Car Dependency: The reduction of car by Ealing. dependency is central to the scheme as set out in the Transport Assessment. Habitats and Biodiversity: The site This is achieved through restrictions currently has very little natural habitat

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