OLD OAK AND OPPORTUNITY AREA PLANNING FRAMEWORK ADOPTED NOVEMBER 2015

1 INFORMATION

Copyright Euan Mills Greater Authority Ian Moxon November 2015 Michael Mulhern Claire O’Brien Published by Kim Tagliarini Authority Colin Wilson City Hall The Queens Walk More London Richard Carr London SE1 2AA Richard McGreevy

Contact Photography tel: 020 7983 5552 Tom Simpson email: [email protected] Peter Farnham twitter: @OldOakParkRoyal Andrew Holt Franck Allais Website www.london.gov.uk/opdc

Acknowledgements

Greater London Authority & Old Oak and Park Royal Development Corporation Ajit Atwal Jasper den Boeft Tom Cardis Peter Farnham Rachel Flowers Victoria Hills Levent Kerimol Max Middleweek

2 Figure 1: Old Oak and Park Royal Opportunity Areas boundary

3 MAYOR’S FOREWORD

will reach 11 million by 2050. Housing provision is poised to become London’s next new major is perhaps the biggest issue that London will centre, helping to provide much needed new face over the coming decades. homes and jobs for the capital and helping to facilitate the regeneration of surrounding areas. London’s growing population will need to be The Old Oak area could accommodate 24,000 supported by an expanded employment offer. homes and 55,000 jobs while Park Royal, the London has continued to consolidate and UK’s largest industrial estate and a vital cog strengthen its position as the globe’s leading in the London economy, will continue to be business centre. In order to retain the capital’s protected and enhanced to provide an additional position, it is critical that we enable London to 1,500 homes and 10,000 jobs. Development grow and expand its employment base and on the scale that we will see at Old Oak and skills and diversify into new growing economic Park Royal will of course have far reaching sectors. benefits, providing a major regeneration boost to surrounding communities. The Old Oak and Old Oak and Park Royal will play perhaps the Park Royal Development Corporation (OPDC) most crucial role of any regeneration area in will work tirelessly to ensure that the benefits London over the next 20 to 30 years in delivering are secured and shared with local residents and these much needed new homes and jobs. business, existing and future. It is essential that Thanks to the colossal investment being made in we plan sensibly for this growth and that we do it and , the area is set to be now. There is no time to waste. transformed through the creation of a transport super-hub at . The station, I am therefore delighted to introduce this which will be the size of London Waterloo, will document, which forms an important first step have unprecedented connections – just 10 in laying the foundations for OPDC’s Local minutes from and Heathrow Plan, which will set out the blueprint for years Airport and 38 minutes from Birmingham. to come. I am hugely excited about the future of this area, which will do so much to address This Opportunity Area Planning Framework sets London’s growth needs, has enormous potential In February 2015, London’s population out a proactive strategy to capitalise on this step to implement new state of art and sustainable reached a new high of 8.6m people, exceeding change in transport accessibility to redevelop technologies and will surely be one of London’s the previous record set back in 1939. Our city’s Old Oak and regenerate Park Royal. This is a most exciting areas in which to live, work and population is set to continue expand, with development opportunity of national importance play. current estimates predicting that its population that could redefine this part of . It

4 Figure 2:

5 SUPPORTING DOCUMENTS The OAPF is supported by the following Habitats Regulations Assessment Old Oak Strategic Transport Study documents. These documents have been Screening (HRA) used to inform the content of this planning The strategic transport study provides a framework: The Conservation of Habitats and Species high level evidence base and appraisal of Regulations 2010 implements the European proposed transport measures to support Strategic Environmental Assessment Council Directive 92/43/EEC on the the growth aspirations at Old Oak and Park Screening (SEA) Conservation of Natural Habitats and Wild Royal. Whilst the Study identifies a strategic Fauna and Flora (known as the ‘Habitats package of complementary measures, The SEA fulfils the requirements for a SEA Directive’) in and Wales. This responding to a series of major proposed screening in a manner that incorporates the Directive requires the assessment of plans transport infrastructure schemes, including requirements of the European Union’s SEA and projects for their potential to effect sites HS2, Crossrail and Overground, it does not Directive (2001/42/ EU) and the transposing of European nature conservation importance. provide detail on specific schemes. This UK Regulations. allows flexibility to be incorporated into plans Community Charter and recognises that the proposals are still Integrated Impact Assessment (IIA) in the early stages of development and that A Community Charter has been developed they will be refined as the proposals for Old The IIA fulfils the requirements for with local communities groups to demonstrate Oak and Park Royal take shape. Additional Sustainability Appraisal (SA) and Strategic the Old Oak and Park Royal Development analysis will be undertaken and more Environmental Assessment (SEA) (in a Corporation’s (OPDC)’s commitment to detailed transport measures identified as the manner that incorporates the requirements of meaningful and transparent community Opportunity Area is taken forward. the European Union’s SEA Directive (2001/42/ engagement that will help to shape the EU) and the transposing UK Regulations). regeneration of Old Oak and enhancement Park Royal Atlas The approach also fulfils the requirements of Park Royal. for Health Impact Assessment, Equalities The Park Royal Atlas presents a detailed Impact Assessment and Community Safety The Charter’s role is to clearly set out when, overview of the businesses located IN Park Impact Assessment. This approach avoids how and with whom community engagement Royal in late 2013 / early 2014. It records the the need to undertake and report on will be carried out over the coming years. It employment activities and analyses business separate assessments, seeks to reduce any is a critical document to help engage with activities in terms of their sector, size, space duplication of assessment work and benefits existing and future communities. It aspires to typologies, clustering and supply chains. The from a shared understanding of the policies. foster a participatory approach to ensure local Park Royal Atlas is informing the production people are empowered to directly influence of an Employment Land Review, which is the development of planning policy and the currently being undertaken by the GLA. The future of the area. Park Royal Atlas was nominated for the Royal Town Planning Institute ‘Excellence in Planning to Create Economically Successful Places’ Award in 2015. 6 CONTENTS

2. VISION & 3. LAND USE 4. DESIGN 5. OLD OAK 1. INTRODUCTION OBJECTIVES STRATEGY STRATEGY STRATEGY

PAGE PAGE PAGE PAGE PAGE 9 21 27 35 43

6. PARK ROYAL 7. WORMWOOD 8. TRANSPORT 9. ENVIRONMENT 10. DELIVERY STRATEGY SCRUBS STRATEGY STRATEGY STRATEGY STRATEGY

PAGE PAGE PAGE PAGE PAGE 95 107 113 131 143

11. GLOSSARY APPENDIX ONE CONTEXTUAL ANALYSIS Provides a contextual background to the Old Oak PAGE and Park Royal area. 163

7 Figure 3: View of Old Oak & Park Royal looking west

8 8 1. INTRODUCTION

9 DOCUMENT STATUS

Legal Status NPPF

1.1 This Opportunity Area Planning LONDON PLAN Framework (OAPF) provides supplementary SPGS AND OAPFS detail to the planning policies contained within OLD OAK AND Mayor of London’s London Plan (2015) in the PARK ROYAL form of Supplementary Planning Guidance OAPF (hereafter referred to as SPG). This OAPF OPDC OTHER BOROUGH WEST LONDON should be read in conjunction with the LOCAL PLAN LOCAL PLANS WASTE PLAN Mayor’s London Plan and does not seek to NEIGHBOURHOOD replicate all policies in the London Plan. PLANS

OPDC OTHER BOROUGH 1.2 This OAPF has been prepared SUPPLEMENTARY SUPPLEMENTARY in accordance with the Greater London PLANNING PLANNING DOCUMENTS DOCUMENTS Authority Acts 1999 and 2008, the National vision as to how this area could develop as a Planning Policy Framework and National Figure 4: Legal status and relationship with planning policy documents result of significant new transport infrastruc- Planning Guidance. ture. Work from the Vision and associated public consultation responses have been Relationships with other documents Relationship with the Vision for Old Oak, 2013 used to inform the more detailed work includ- ed in this OAPF. Relationship with the London Plan (2015) 1.4 In 2013, the GLA, in collaboration with 1.3 The London Plan forms part of the Transport for London (TfL) and the London Development Plan and all policies in the De- Boroughs of Brent, and velopment Plan must be considered as part and consulted on ‘Old Oak – A Vision of any development proposals. London Plan for the Future’, which demonstrated how land policy will continue to apply across Old Oak around the planned High Speed 2 Old Oak and Park Royal. This OAPF provides supple- Common station could be redeveloped to de- mentary guidance to those existing policies liver 19,000 home and 90,000 jobs. Over 600 in the London Plan. consultation responses were received. 1.5 This document was not a planning policy document but it did set out an early shared

10 Relationship with the Park Royal Oppor- 1.9 The programme for OPDC’s Local Plan is pared in line with all relevant planning policy re- tunity Area Planning Framework, 2011 set out below and is contained within OPDC’s quirements. The Local Plan will provide greater Local Development Scheme, which was pub- detail, evidence and policies than are contained 1.6 In 2011, the GLA adopted the Park Royal lished in August 2015. within this OAPF and it will have greater mate- Opportunity Area Planning Framework. The rial weight in the determination of planning ap- purpose of that planning framework was to 1.10 This OAPF will inform the production of this plications. OPDC’s future Local Plan would also highlight the important function the Park Roy- future Local Plan. The Local Plan will be pre- progress the official de-designation of Strategic al industrial estate performs and to ensure its Industrial Location (SIL) within Old Oak. continued protection. Document OPDC Local Plan Role and Sets out the vision, objec- 1.11 The table below sets out the various piec- 1.7 By adopting the Old Oak and Park Royal Content tives and core policies for the es of evidence that are likely to be prepared by OAPF, the existing Park Royal OAPF is su- area OPDC to support its Local Plan policies. As part perseded and no longer has material plan- Coverage Entire OPDC Area of the Local Plan evidence base, these studies ning weight for the Old Oak and Park Royal will be made available to review and comment Preparation July-December 2015 area. on as part of the Local Plan statutory consulta- Consulta- January – February 2016 tion process. These are also joined by a Sus- tion (Regu- tainability Appraisal, Equalities Impact Assess- lation 18) ment and Habitats Regulation Assessment. Consulta- Summer 2016 tion (Regu- lation 19) Submission Autumn 2016 Adoption Spring 2017 OPDC’s Local Plan production programme

Category Title Description General Smart Strategy Defines how contemporary and potential future technology and digital systems can help to shape Old Oak and Park Relationship with a future Old Oak and Royal. Park Royal Mayoral Development Corpo- Cultural Vision Supports the Local Plan to identify opportunities for place- ration (OPDC) Local Plan making through setting out a cultural vision for the area 1.8 On 1st April 2015 OPDC came into exist- Public Realm and A Strategy making suggestions for how the public realm and ence. On this date, OPDC became the local Walking/Cycling amenity space in Old Oak and Park Royal is enhanced, cre- planning authority for the area, taking on plan- Strategy ated and connected. ning functions normally available to a London Housing Strategic Housing Establishes the housing need, by tenure and house type for borough, including plan making powers and Market Assessment the area determination of planning applications. (SHMA) OPDC’s Local Plan supporting evidence 11 Strategic Assesses the housing capacity and ability of the Energy Strat- A high level strategy for the delivery of a district Housing Land area to meet housing targets egy energy and heating network in Old Oak. Availability Energy Mas- A more detailed strategy for the delivery of a dis- Assessment terplan trict energy and heating network in Old Oak. (SHLAA) Integrated A strategy that recommends how OPDC can mini- Gypsy and Supports the Local Plan policy on gypsies and Water Man- mise surface water run-off. Traveller travellers by identifying housing needs for these agement Study groups Strategy Housing Vi- Supports the Development Infrastructure Funding Decontami- A strategy to define the process for addressing ability Study Study and assesses the viability of delivering af- nation Strat- contamination in Old Oak and Park Royal. fordable housing in the area egy Design Heritage and Assesses the impact of potential development on Green Infra- A strategy for the adaptation and mitigation of Views Study heritage assets and key views structure & climate change, improve biodiversity and define Character Identifies key character areas within and around Open Space the approach to delivering and improving public Areas Study the OPDC area and identifies how development Strategy amenity space. should respond to these character areas Trans- Park Royal A strategy specific to Park Royal that will identify Town Employment A review of the employment uses in Old Oak and port Transport short, medium and long term measures to improve Centre Land Review Park Royal. This would be used to justify any Strategy the transport infrastructure in Park Royal. Uses release of land as a Strategic Industrial Location Construc- A strategy for managing construction traffic and (SIL) in Old Oak. tion Logistics construction waste. Future An assessment of future employment sectors that Strategy Employ- might be suited to locating in Old Oak and Park Delivery Development A study that looks at the infrastructure required to ment Sectors Royal. Infrastruc- unlock development, its cost and the availability of Study ture Funding different funding sources. Retail and A study looking at the quantum, phasing and Study Leisure spatial distribution of retail and leisure uses in the Community A study to justify what rate OPDC will charge for Needs Study area. Infrastructure its CIL Environ- Waste Strat- A paper setting out how OPDC will deal with waste Levy (CIL) Vi- ment egy apportionment for the London Boroughs of Brent, ability Study Ealing and Hammersmith and Fulham Integrated A study looking at the delivery of utilities infrastruc- Air Quality A study to identify and mitigate the impact on air Utilities Strat- ture in the area. Study quality during the demolition, construction and egy operational phases of development and overcome Whole Plan Assesses the Viability and deliverability of the Lo- existing air quality problems while making recom- Viability cal Plan policies. mendations for low emission zones. Study

12 Relationship with Local Authority Relationship with the HS2 Hybrid Bill Planning Documents 1.13 Planning permission for HS2 and associ- agreed at a local referendum and is brought 1.12 As indicated in Figure 4, this OAPF ated works is being sought through a Hybrid into legal force by a local planning authority it has been produced as SPG to the Mayor’s Bill. Permission would be granted by Parlia- becomes part of the authority’s development London Plan (2015). Separately, the London ment under the HS2 hybrid Bill, when it is en- plan alongside the London Plan. At this Boroughs of Brent, Ealing and Hammersmith acted. Therefore matters such as the principle point, the Neighbourhood Plan carries and Fulham have adopted and are preparing for the railway works, their limits, and matters greater weight than the OAPF however Development Plan Documents (DPDs) and of principle relating to mitigation will be deter- both documents would be expected to work Supplementary Planning Documents (SPDs) mined through the Parliamentary process rather together to delivery mutual aspirations for that cover the Old Oak and Park Royal area. than the normal Town and Country Planning Act the Old Oak and Park Royal Area. Upon the establishment of OPDC on 1 April process. However, OPDC as the approving au- 2015, these Local Authority DPDs have ma- thority under Schedule 16 to would be terial weight contingent with the stage that responsible for subsequently giving approvals the document had reached in its adoption to plans and arrangements in respect of certain process upon OPDC’s establishment. I.e. if details of the scheme under certain conditions the document had been adopted prior to the that the Bill will impose on the deemed planning establishment of OPDC, it would have great- permission. er weight than a document that had been consulted on but not adopted. New or emerg- Relationship with Neighbourhood Plans ing Local Authority DPDs progressed after the establishment of OPDC do not have any 1.14 Neighbourhood planning plays an important new or additional material weight in the MDC role in enabling local communities to shape area. As OPDC develops its Local Plan, the their areas at a detailed level. Neighbourhood weight of Local Authority DPDs and SPDs Plans are developed by Neighbourhood will diminish as they are superseded by the Forums for locations within their Neighbourhood growing material weight of the OPDC’s Local Area to shape development and use of land. Plan. The exception to this rule is the West A Neighbourhood Plan must be in general London Waste Plan, which was adopted by conformity with the policies of the Development OPDC Board in July 2015 as a Development Plan. Once a Neighbourhood Plan has been Plan Document (see Environment chapter).

13 DOCUMENT PURPOSE

What is an OAPF? additional 24,000 homes and 55,000 jobs ƒƒ ways to maximise the considerable and that the Park Royal Opportunity Area investment presented by the delivery of a 1.15 Opportunity Areas are identified in the could deliver a minimum of an additional significant new HS2/Crossrail interchange, London Plan as areas with the opportunity to 1,500 homes and 10,000 jobs. Combined to facilitate large scale regeneration of this support regeneration and new development. this level of development would make a major area; Opportunity Area Planning Frameworks contribution to London’s growth over the next ƒƒ how the Old Oak Common High Speed 2 (OAPFs) are prepared for Opportunity Areas few decades. This OAPF suggests how: station and surrounding development could to provide planning, regeneration and design be properly integrated with surrounding guidance for these major growth areas. The ƒƒ Old Oak could evolve and change over neighbourhoods, communities and town London Plan (2015) identifies 38 Opportunity the coming decades to create a new centres; and Areas in London, one of which is the Park sustainable, healthy and successful part of ƒƒ how to help to foster new and improved Royal Opportunity Area and one of which is London; and partnership working between the Mayor, the Old Oak Common Opportunity Area. ƒƒ Park Royal could be regenerated to become local Councils, transport providers, central one of the UK’s most successful industrial Government, land owners, local residents 1.16 The Old Oak and Park Royal Opportunity locations, while at the same time facilitating and businesses and potential investors Areas are adjoining and together, they the relocation of businesses from Old Oak, to ensure the preparation of a robust and cover 650 hectares of land in West London, so that both Opportunity Areas can realise deliverable plan. bordered by and Stonebridge Park their development potential. to the north, Kensal and North to West London context the east, White City and Acton to the south What does the OAPF do? and to the west. Park Royal forms 1.19 Across London, Opportunity Areas are one of the largest industrial estates in Europe 1.18 The OAPF does not set planning policy, expected to accommodate a substantial whilst Old Oak is an area of industrial and but rather provides additional guidance to proportion of London’s growth and will railway land and is the planned location for a those polices already adopted in the London shape the character of the capital at a city new railway station connecting High Speed Plan (2015). This additional guidance covers scale. Within the west London sub-region, 2 (HS2) to Crossrail and the Great Western a number of areas, including: Opportunity Areas are expected to deliver Main Line. 99,500 jobs and 84,000 homes. To maximise ƒƒ guidance on desired land uses, the potential benefits that could be achieved Why is an OAPF necessary here? infrastructure requirements and urban and to help drive forward London’s growth design measures to support the Mayor’s it is important that the growth of these west 1.17 The London Plan (2015) identifies that aspiration to develop a quality new part of London Opportunity Areas is coordinated the Old Oak Common Opportunity Area the London across both Old Oak and Park and connected. has the capacity to deliver a minimum of an Royal;

14 Figure 5: Opportunity Areas in west London

15 1.20 The Opportunity Areas close to Old Oak the public transport network. spur delivery of substantial new office and and Park Royal are each at various stages of ƒƒ At regeneration is progressing residential development. Over the coming development and delivery: and there has been significant delivery of new years the Mayor, working across the public homes and office space focused around the sector landowners and the market, will need ƒƒ White City is currently being transformed with Grand Union Canal already underway. By the to build an understanding as to what sort of the expansion of Westfield, development of time new commercial space is available at commercial space both new centres will offer Imperial College’s White City Campus and de- Old Oak, space at Paddington should largely and how both places can work together to designation of Strategic Industrial Locations be full and Old Oak could be an attractive new support London’s growth. (SIL) for new housing and employment location. ƒƒ The Golden Mile is a newly planned uses. Its OAPF was adopted in 2013 and ƒƒ Nine Elms (VNEB) is Opportunity Area, which could be connected development in this area is well underway. seeing rapid development with significant to Old Oak and Park Royal by possible future There is a huge opportunity to link the current residential development and new transport extensions to the . regeneration at White City with that of Old Oak infrastructure alongside a retained power and Park Royal. There could be opportunities station and extended northern line. 1.21 For the purpose of this planning framework for Imperial College to expand its educational ƒƒ Earl’s Court and is it is necessary to emphasise the importance of and business space into Park Royal today undergoing the early phases of construction connecting these places together and identifying and Old Oak in the future. with extensive residential and commercial the level and quality of new infrastructure ƒƒ Kensal Canalside is immediately east development planned in the area over the required to unlock the potential of these areas. of Old Oak. Provision of sufficient new next 20 years. public transport, walking, cycling and road ƒƒ is on the doorstep of Old 1.22 Old Oak and Park Royal could deliver 65% connections provides a fantastic opportunity Oak and Park Royal and today plays a big role of west London’s jobs and over 30% of homes. for Old Oak and Park Royal to be fully in the current success of the area. High Speed This serves to demonstrate the hugely important integrated with the regeneration of Kensal 2 will not include a direct link to Heathrow and role Old Oak and Park Royal could play in driving Canalside. The Royal Borough of Kensington so passengers will interchange at Old Oak. London’s continued growth. This framework and Chelsea have an aspiration to secure An expansion of Heathrow would impact on sets out how development at Old Oak and Park the delivery of a new Crossrail station here; Old Oak and Park Royal and is likely to further Royal could achieve this. however the scheme is currently uncommitted. increase demand for commercial space in this ƒƒ is identified with the capacity to area. deliver significant amounts of new homes and ƒƒ will be under 10 minutes from Old jobs alongside the National Stadium and work Oak and Park Royal on Crossrail and is is underway. Should a West Coast Mainline contributing to the aspirations for increase in connection be delivered in the future, this housing capacity and employment creation. would provide an opportunity to run Crossrail The OAPF for Southall was adopted in 2013. trains and provide a direct rail connection from ƒƒ Euston is progressing along a comparable Old Oak to Wembley. timescale to that of Old Oak, with both areas ƒƒ / north of Old Oak due to undergo significant transformation as a is envisaged to deliver over 20,000 new jobs result of the arrival of High Speed 2 in 2026. and 10,000 new homes with enhancements to As with Old Oak, High Speed 2 at Euston will

16 Figure 6: Green Cross connects to wider area

17 Immediate context 1.26 Given the close proximity to Old Oak and 7,500 new homes over the next 20 years, as Park Royal, there are opportunities to establish well as a range of ancillary uses including a new 1.23 Initial assessments undertaken by OPDC partnership working with Imperial College. There high street. suggest that Old Oak and Park Royal combined is potential for both Park Royal today and Old could accommodate the delivery of 25,500 Oak in the future to accommodate much needed 1.30 At the local level there is also a need to homes and 65,000 jobs. OPDC will, though it’s affordable scale-up workspace for businesses plan for those areas in between the identified Local Plan, carry out work to further consider the growing out of Imperial College, along with Old Opportunity Areas. Learning from the Olympics, deliverable quantum of development. Estimates Oak delivering student and staff accommodation, there is an opportunity for OPDC to work with indicate that the comprehensive regeneration Old will be promoted. Delivering coordinated public the surrounding local authorities to identify Oak could generate £7.1 billion of Gross Value realm improvements, improved transport links and plan for those ‘fringe areas’ that could Added* (GVA) annually to the UK economy, and through walking and cycling networks and see significant change over the coming years. huge potential funding streams from Community public transport services will support improved It is important that these places are properly Infrastructure Levy (CIL) receipts. connections and movement between both areas. integrated and potential impacts are mitigated. This is specifically important for the area south 1.24 The scale of transformation planned in 1.27 These elements could play an important of and north of the A40 this area could further spur the regeneration of role in activating the area and building a strong (including HM Prison Wormwood Scrubs and surrounding areas helping to unlock additional new identity for both White City and Old Oak and Linford Christie Stadium). Planning for fringe development and growth. Synergies between Park Royal. To secure these aspirations, the GLA areas will require joined up planning across the Old Oak and Park Royal and the neighbouring and OPDC will work with Imperial College and local authorities. Opportunity Areas should be maximised other key stakeholders and landowners in this including improved connections and coordinated area including Westfield, Stanhope, St James 1.31 Figure 6 shows the Old Oak and Park Royal regeneration activities. and Berkley to agree and implement proposals. area along with the surrounding Opportunity Areas. The figure also identifies a series of 1.25 Creating strong physical and economic 1.28 Kensal Canalside is located adjacent to potential fringe areas, which are located outside connections to White City will be critical in Old Oak and is identified as having the capacity the OPDC boundary but which could benefit establishing both areas as a coherent place and to deliver a minimum of 2,000 new jobs and from more coherent planning through a range as an exemplary sustainable quarter of London. 3,500 new homes. There will be opportunities of mechanisms. For example there are currently White City is expected to deliver a minimum of to improve connections with Kensal Canalside proposals underway to prepare a Neighbourhood 10,000 new jobs and 6,000 new homes with and the GLA and OPDC will work with the Royal Plan for Harlesden Town Centre. OPDC will Imperial College’s growth aspirations seeking Borough of Kensington and Chelsea to explore work with the existing Councils to help develop to deliver a substantial new campus and drive ways that this can be achieved. plans for these areas. associated business opportunities to establish the centre of gravity for these Opportunity Areas 1.29 Connected to Old Oak by the London around the existing White City station. Overground is the Earls Court and West Kensington Opportunity Area which is expected * Work undertaken by Deloite Real estate on behalf of OPDC to deliver a minimum of 9,500 new jobs and

18 Park Royal Old Oak Wormwood Scrubs

Figure 7: White City Opportunity Area

19 19 Figure 8: View of the Grand Union Canal

20 20 2. VISION & OBJECTIVES

21 VISION & OBJECTIVES VISION

Old Oak and Park Royal will be a sustainable, affordable and inclusive new series of new places / neighbourhoods in a mix of housing types and tenures. community, built on brownfield land in central London. There is an opportunity High quality affordable homes will be an essential part of the housing offer. to integrate and deliver best practice standards of design, housing delivery and affordability, healthy living, utility planning and smart regeneration from Old Oak will be served by a network of new streets and amenity spaces that the outset. The scale of development and investment proposed at Old Oak will provide opportunities for walking, cycling and social engagement. There is transformative in nature and can help unlock significant social, economic, will be a range of new ancillary town centre uses within a new contemporary environmental and social benefits. High Street. This new High Street will become an attractive destination for the area’s sizeable new residential and employee population supporting The area will be a highly accessible location, focussed around a world class social interaction and recreational activities. Alongside town centre uses, transport ‘super-hub’ that will house one of the country’s most connected and new catalyst and cultural uses would help give Old Oak a sense of place that largest railway interchanges that could have the same regenerative potential could make this area an attractive destination. as King’s Cross St. Pancras station. In addition, there will be significant regional and local transport connections. Combined, these improvements Today Park Royal performs a vital role in supporting the London economy. present a once in a lifetime opportunity to create a new piece of London that Building on the area’s existing success and excellent access to Heathrow, the is recognised world-wide as a leading regeneration exemplar. A40 and the A406 there is a fantastic opportunity for Park Royal to become London’s and the UK’s leading industrial location and to establish itself Old Oak and Park Royal will be connected into its surroundings and new as a globally recognised centre for developing innovations such as smart development will enable the free and easy movement of people to and from the technology. To support this Park Royal will be protected and strengthened area. There will be improved local connections to Harlesden, Acton, Kensal, where possible. To achieve this there are opportunities to improve the way Park White City and Shepherds Bush. These connections present opportunities Royal operates through improved transport infrastructure, utility provision, for shared growth with the potential to unlock additional regeneration sites in better coordination of services and a better environment for businesses the wider area. and employees. There is also scope to consider how the significant area of Park Royal can be used more efficiently both to help existing businesses Old Oak will provide a unique employment opportunity. Located in Zone grow, attract new and diverse business and also to accommodate relocated 2 west London and only 10 minutes from Heathrow and 8 minutes from businesses from Old Oak. Euston, it will be a highly attractive new commercial area with capacity to accommodate 55,000 new jobs across a mix of uses and in a variety of high Within Park Royal there is an opportunity for an additional 10,000 new jobs quality buildings. Its excellent connections to central London, Heathrow and across a range of industrial uses making this whole area a sizeable employment Birmingham will drive new demand for hotel uses and associated services. generator. Outside of the industrial land, there will be opportunities for a Linking the planned growth at Old Oak with the current regeneration around minimum 1,500 new homes and other employment types connected by a White City will ensure these locations can drive west London’s economy. network of improved streets and public realm.

Old Oak will achieve the principles of Lifetime Neighbourhoods, embedding Wormwood Scrubs is located between Old Oak and White City and will design to support health and wellbeing from its beginning. Old Oak will be be protected as an important amenity and ecological asset. There are integrated into its surroundings and will be recognised and promoted for its opportunities to improve access to the Scrubs to enable people to more high design quality. In conformity with the London Plan, the area could be a readily enjoy this space and move more easily between these areas. There new urban quarter accommodating a minimum of 24,000 new homes in a will also be opportunities to carry out sensitive enhancements. 22 Figure 9: Indicative 3D model

23 OBJECTIVES

1. CREATE: To create a successful and inclusive new urban quarter, 2. CONNECT: To use the catalyst of the new High Speed 2 (HS2)/ supporting delivery of 24,000 new homes in Old Oak and 1,500 new Crossrail and interchange, along with improved local homes in non-industrial locations in Park Royal. This will include a mix transport connections to regenerate and promote this area as one of of affordable and market tenures and typologies that meet the needs London’s best connected locations. Old Oak and Park Royal can make of new and existing residents. Development of new homes should a significant contribution to London’s competitiveness, in a way that achieve best practice standards of architecture and urban design, is sustainable, attracts long term investment, meets local needs, and along with the delivery of appropriate levels of new social, physical supports the strategic long-term priorities in the Mayor’s London Plan and green infrastructure to support the future population. This will (2015). It is also critically important that this area is fully integrated with help create a vibrant and distinctive places / neighbourhoods, and its surroundings to ensure the free and easy movement of people to, contribute to an integrated, healthy and sustainable place. from and within the area.

Figure 10: Bridge to junction Figure 11: Old Oak High Street

24 3. COMMUNITY: To promote economic growth that helps address 4. CONSOLIDATE: To protect and enhance Park Royal as a Strategic deprivation and reduces inequality for local communities and Industrial Location. To attract investment that will improve existing Londoners. To promote community development by providing jobs, operations and maximise the area’s industrial potential. There is a homes and social infrastructure that is designed to enhance existing need to support the smooth transition of business and industrial and develop new communities who live, work, commute or access relocations. There will also be a need to protect and/or enhance the area. There is an opportunity to coordinate the development and nearby heritage and amenity assets including Wormwood Scrubs and stewardship of public sector land and assets to support the creation the Grand Union Canal. of 55,000 new jobs at Old Oak and a further 10,000 new jobs at Park Royal, and work to identify and secure funding streams. There will be a need to deliver training and employment initiatives to support Londoners into employment. This will require close working with the boroughs, key stakeholders, businesses and local communities to ensure local accountability and their involvement.

Figure 11: Old Oak High Street Figure 12: Old Oak Park Figure 13: Grand Union Street

25 Figure 14: Period properties along Scrubs Lane

2626 3. LAND USE STRATEGY

27 EXISTING LAND USE

3.1 Today Old Oak and Park Royal is predominantly Strategic Industrial Location (SIL) and Land for Transport Functions. There are pockets of residential along Old Oak Lane, Scrubs Lane, at , the First Central site and around the Heart of Park Royal. There is an increasing mix of Town Centre uses at North Ac- ton and some smaller scale ‘walk-to’ services across the area. The Heart of Park Royal houses Central Hospital, a large supermarket and some local level retail uses.

3.2 In 2014, the GLA produced the Park Royal Atlas (for the Old Oak and Park Royal areas). The Atlas was nominated for the Royal Town Planning Institute ‘Ex- cellence in Planning to Create Economically Successful Places’ Award in 2015. The door-to-door survey undertaken as part of the Atlas work identified 2,150 workplaces; 1,934 of these were active, and of those the names and activities of 1,717 could be identified. The distribution across business sectors is relatively even, ranging from 14% in manufacturing to 18% in services. The demand for industrial space is high with vacancy rates at approximately 8% by land area and dropping to 4% when looked at in terms of floorspace. Subsequently rents in the area are growing. Further evidence on the supply and demand of space will be produced and consulted on as part of the OPDC Local Plan. It is estimated that the workplaces in the area contain 2,300,000 sqm of gross floor area, including all floors.

3.3 Figure 16 shows the geographic distribution of these sectors. One of the map’s most striking elements is the diverse patchwork of workplaces found across the area. While some areas have larger workplaces, others are characterised by a much finer grain, of small, individual workplaces as well as larger buildings that have been subdivided.

3.4 Mapping the business sectors highlights that many workplaces in the manu- facturing, wholesale and storage and transport sectors require large building foot- prints. While there are some obvious clusters of larger workplaces, particularly in the food manufacturing sector, there are also many smaller scale clusters of micro Figure 15: Photos of existing land uses and businesses food businesses. These are often located within single buildings and therefore cannot be distinguished on the map. 28 Figure 16: Land uses identified within Old Oak & Park Royal in the GLA Park Royal Atlas (2014) 0 0.5 1km

29 LAND USE STRATEGY 3.5 The proposed land use strategy comprises three principal components:

PRINCIPLE L1: OLD OAK

The core development area is focussed at Old Oak will require a mix of town centre small to the large scale, which should help Old Oak (see figure 17). This area should uses. These should primarily be clustered play a role in attracting people to the area be redeveloped as a sustainable and around Old Oak Common Station, around and creating a destination. healthy mixed-use part of west London. In other transport hubs and along Old Oak High Additionally, there are opportunities conformity with the London Plan this new Street. There may be opportunities to locate created by Old Oak’s proximity to existing urban quarter should be comprehensively town centre uses in other locations but and emerging employment growth sectors redeveloped to accommodate a minimum only where there prove to be large flows of generated at the Imperial College White of 24,000 new homes, and 55,000 jobs. To people. Hotels, specifically those supporting City campus. Old Oak and Park Royal achieve this, there will be a requirement business tourism, will be promoted to could accommodate the delivery of scale- for significant new transport, utility and contribute to London’s competitiveness. up workspace in helping to develop both social infrastructure provision to meet the locations as leading smart technology requirements of the future population. Central to Old Oak’s success will be clear clusters OPDC will, though it’s Local Plan, carry connections into its surroundings so that Old out work to further consider the deliverable Oak is knitted into the local area. The GLA quantum of development. will work with OPDC and the boroughs to develop appropriate mechanisms to achieve In accordance with Policy 2.17Bb of the this aspiration. There is also a need to create London Plan, it is proposed that SIL is a network of new streets and new amenity consolidated into the Park Royal as shown spaces within and across Old Oak, along in figure 17. The official de-designation the Grand Union Canal and to Wormwood process for SIL in Old Oak would be Scrubs to ensure these places become dealt with through OPDC’s Local Plan. integral parts of this network. Requirements for replacement of any resultant loss of SIL should be considered Within Old Oak there is an opportunity to at a strategic level. attract a variety of catalyst uses, from the

30 StrategicStrategic Industrial Industrial Location Location (SIL) (SIL) ResidentialNew transportled development super hub Focus of town centre uses Focus townHigh Street centre uses WormwoodResidential Scrubs led Parkdevelopment NeighbouringWormwood Opportunity Scrubs Areas ExistingPotential connections catalyst for regeneration Existing and potential catalyst for regeneration

Figure 17: Land uses 0 0.5 1km

31 PRINCIPLE L2: PRINCIPLE L3: PARK ROYAL WORMWOOD SCRUBS

the operation of the estate and where Park Royal performs a vital role in Continue the protection of Wormwood possible to intensify uses to cater for up supporting the London economy. Building Scrubs as a valuable amenity and to 10,000 new jobs. Given the timescales on the area’s existing success there is ecological space for Londoners and its involved what is most important now is a fantastic opportunity for Park Royal to wildlife, coupled with improved access and the development of a place that functions become the UK’s leading industrial location. sensitive enhancements where appropriate. Park Royal could establish itself as a well, and which is an attractive business location. Whilst there may be opportunities globally recognised centre for developing Wormwood Scrubs is located between Old to support and promote the location of innovations such as smart and clean-tech Oak and White City. Improved access to specific business sectors, it is important to industries. There are also opportunities to the Scrubs would provide people with the retain flexibility to ensure Park Royal can attract growing businesses from Imperial opportunity to enjoy this space and would evolve to changing market demands in a College Campus into Park Royal. also help to improve connectivity between timely manner. both places. OPDC will undertake a study This can be achieved by; continuing to of Wormwood Scrubs and any proposals Park Royal could also play a valuable role protect Park Royal as a Strategic Industrial would be agreed with the Wormwood in accommodating displaced employment Location (SIL); identifying interventions Scrubs Charitable Trust and London floorspace and businesses from Old Oak. to improve transport and utility (including Borough of Hammersmith and Fulham and connectivity) infrastructure; managing discussed with the local community. impacts generated during and after the Outside of SIL, development should be redevelopment of Old Oak; and developing more mixed use, and should look to deliver planning and design policies that encourage a minimum of 1,500 homes. In the centre development that makes more efficient use of Park Royal, the existing retail centre of land and that works to attract different should be enhanced and expanded so that sectors to the area through the OPDC it can become a local hub for residents Local Plan. and businesses in Park Royal to include business support services and uses such Today Park Royal houses approximately as meeting spaces and business hotels. 1,200 workspaces, employing over 30,000 people in over 2.3 million square metres The existing character of the Wesley Estate of gross floor area. The area’s historical and the nearby playing fields should be development has seen changes in the enhanced with the Heart of Park Royal types and form of businesses. During the reinvigorated to provide a range of services life of this plan there is a need to improve for local communities.

32 Figure 18: Wormwood Scrubs today

33 Figure 19: View of Car Giant offices

3434 4. DESIGN STRATEGY

35 DESIGN STRATEGY 4.1 Critical to the future success of Old Oak and 4.4 Ensuring that frontages are ‘active’ and add Park Royal will be achieving a design standard PRINCIPLE D1: interest, life and vitality to the street, should that will enable this place to become an exemplar STREETS & PUBLIC REALM entail a combination of: in regeneration. Achieving design quality in the Proposals should improve existing mixed use area of Old Oak will be different to street environments and create a new ƒƒ frequent doors and windows, with few blank achieving design quality in the industrial area network of streets that will help overcome walls; of Park Royal. The following section sets out severance and connect existing and future ƒƒ narrow frontage buildings, giving vertical shared principles across the area for the design communities by: rhythm to the street scene; and of streets and public realm, amenity spaces, ƒƒ articulation of facades providing a welcoming building heights and density, built heritage and a. delivering a defined and permeable feeling; and, where appropriate, lively internal place-making. urban grain and a legible urban block uses visible from the outside, or spilling onto pattern; the street. 4.2 The Design Strategy rests on the aspiration b. creating new and improving existing to connect local destinations, including town streets to be safe, comfortable and 4.5 It is important that both Old Oak and Park centres uses and stations, and surrounding attractive for walking and cycling, with Royal are successfully integrated into their neighbourhoods. It focuses on the principle links to off-highway routes such as surroundings. This will encourage the easy of the ‘Green Cross’ as shown in figure towpaths, and support elements of play; movement of people to and from the area. 20 that is centred on Old Oak High Street c. delivering active frontages and/or Figure 20 identifies those key new and improved (linking Harlesden town centre in the north to residential uses at ground level in most existing primary and secondary movement Wormwood Scrubs, and White City locations where feasible; routes that help deliver this integration. It will be in the south) and Grand Union Street (linking d. strengthening the identity and legibility important that new development and investment Park Royal in the west to Scrubs Lane in the of stations (according with guidance is directed to achieve this. The key movement east alongside the Grand Union Canal). The such as TfL Station Public Realm routes are: primary movement routes of the ‘Green Cross’ Design Guidance) and town centres; generates the structure on which the network of and new and improved secondary and tertiary routes e. delivering a high quality, robust public are based. realm with a clear management and maintenance strategy. 4.3 It is important to note that whilst this OAPF does not repeat the design policies set out in the London Plan and the Mayor’s Housing SPG, along with best practice design guidance from bodies including (but not limited to) Historic England and Design Council CABE, these policies and best practice guides do apply in this area. 36 ILLUSTRATIVE GREEN GRID MAP

Figure 20: The Green Cross and other 0 0.5 1km primary movement routes

37 Elements of green Street Green walls landscaping vegetation PRINCIPLE D2: AMENITY SPACE 4.6 The green cross shown in figure 20 Proposals should: provides an indicative layout for how a network of new and existing public, private Deliver a grid of amenity spaces (public, and communal amenity spaces could be private, communal) that contributes to the provided across the area. Development creation of healthy Lifetime Neighbourhoods proposals would be expected to demonstrate as depicted in figure 14 and that: how they would help facilitate delivery, or improve upon delivery, of this grid. Green a. contributes to the delivery of the Mayor’s streets and routes may involve the delivery Figure 21: Illustration of elements of the All London Green Grid SPG; of planting and green walls, flood mitigation proposed green cross b. caters for the needs of new and existing infrastructure such as swales, elements of communities; urban agriculture and biodiversity alongside c. are laid out as a well-connected legible green public amenity spaces. A relevant grid; example includes Victory Parade in East d. are well-designed and with clear Village, Stratford. management and maintenance plans; e. facilitates clear connections between 4.7 It is important that Old Oak and Park stations; Royal includes a range of new amenity f. protects, improves and connects into spaces that will cater for the varied needs existing open spaces; of future residents and employees and that Figure 22: Illustration of building heights g. includes coordinated urban greening are provided over a range of sizes so as to and massing supporting legibility and along streets, in public open spaces and support a wide variety of amenity functions. access to services. along the Grand Union Canal; The masterplan shows the potential locations h. connects biodiversity assets to support of these spaces across the whole area. The habitat resilience; and location of these spaces and the connections i. mitigates flood risk through the delivery between them indicate broad locations for of sustainable urban drainage measures. routes and desire lines and the figure is . not intended to identify specific locations. It will be important that new development proposals demonstrate how they contribute to the delivery of a comprehensive amenity Figure 23: Illustration of permeable and plan for the whole area. legible urban block pattern

38 PRINCIPLE D3: BUILDING HEIGHTS & DENSITIES 4.8 This principle reflects London Plan 4.11 In response to comments received Proposals should accord with London policy by seeking high quality architecture on heights and density through the public Plan policies 2.13, 7.6 and 7.7 and that delivers long-term successful places consultation, a detailed response has been deliver: / neighbourhoods. It also reflects London produced and is available for review on the Plan policy to cluster high densities to GLA and OPDC website. This information a. a world class exemplary architecture support legibility around transport hubs, provides further detail on how the proposed that contributes to the delivery of which have the greatest public transport housing and job targets set out in the London Lifetime Neighbourhoods; accessibility and the importance of Plan can be accommodated on site. This b. a positive contribution to the creation successfully integrating new development information will form part of OPDCs Local of a coherent public realm, streetscape with surrounding areas. Plan policy and associated evidence and will and wider cityscape; be consulted on further through this process. c. greater heights and densities than 4.9 With regard to residential densities, the surrounding existing context to proposals should reflect the London Plan 4.12 Locations within the RAF optimise the use of land in accordance Sustainable Residential Quality density safeguarding area will need to be consulted with London Plan policy 2.13(B); matrix and guidance set out in paragraph on any planning applications exceeding d. taller buildings and higher densities 1.3.13 of the Housing SPG. Specifically, 91.4m Above Ordnance Datum (AOD). should primarily be focussed at proposals for taller buildings should accord stations and other key destinations. with London Plan policy 7.7(D)(a) given the There may also be opportunities for location of existing residential communities. some taller elements in other locations The GLA acknowledges that densities so long as such proposals contribute greater than the Sustainable Residential to the creation of a coherent place and Quality density matrix may need to be accord with the guidance set out in this delivered in locations such as Old Oak. planning framework; and e. new development should be mindful of 4.10 The illustrative masterplan included in their context and in particular sensitive this planning framework (see page 45) is locations in the surrounding area. In a guide to demonstrate how the proposed these locations lower densities may level of development could be arranged be more appropriate and applicants and accommodated on site. will be expected to demonstrate how their development proposals achieve such sensitive design. This is likely to require the highest standards of design.

39 PRINCIPLE D4: PRINCIPLE D5: BUILT HERITAGE PLACEMAKING 4.15 Improving and creating new places Proposals should accord with London Plan Proposals should accord with the guidance within Old Oak and Park Royal is critical Policy 7.8 and enhance built heritage assets set out in Principle D3 and Principle OO4 of to delivering successful new and improved to contribute to successful placemaking. this framework and London Plan policy 7.7 existing urban neighbourhoods. By recog- to contribute to the creation and improve- nising existing positive elements of the lo- 4.13 The Old Oak and Park Royal areas have ment of locally distinct neighbourhoods / cal context, such as those neighbourhoods a disparate assortment of railway and industrial places within three character areas of Old adjacent to the area, to inform current and heritage that play a valuable role in informing Oak, Park Royal and Wormwood Scrubs, new areas of character, a sense of place the evolving character of the area. One element that meet the principles of Lifetime Neigh- can be fostered and nurtured. By provid- of this in Park Royal is the Brent Viaduct which bourhoods, within the three overarching ing specific guidance for each of the plac- is Grade II Listed. Specific collections of non- character areas: es within the Opportunity Area, the OAPF designated heritage assets are located along seeks to ensure these aspirations are re- the east of Scrubs Lane, the 1930s Rolls Royce Area Place alised. works and Acava Studios on Hythe Road with Old Oak Old Oak North Canal Cottage on Twyford Abbey Road being Old Oak Common 4.16 Applicants should engage at the earli- locally listed. Station est opportunity with the Old Oak and Park Royal Development Corporation’s Place Old Oak South 4.14 In 2015 Historic England published a Review Group and local communities and report on heritage assets in Old Oak. This Old Oak High Street businesses to inform the design of devel- report is available for review on the GLA and North Acton opment to ensure it delivers broader place- OPDC website. The Historic England report and Old Oak Lane making excellence. addendums identify the opportunity to extend, or Scrubs Lane create a stand-alone, Conservation Area along Grand Union Canal part of the eastern edge of Scrubs Lane. The OPDC will work with Historic England and the Park Royal Park Royal* boroughs on the development of the future Local Heart of Park Royal Plan and will consider if the designation of a new Wormwood Wormwood Scrubs Conservation Areas and Local List should be Scrubs progressed. *The place of Park Royal is managed by the guid- ance for Park Royal. It does not have specific place guidance.

40 PLACES / AREA MAP

Figure 24: The Places 0 0.5 1km

41 5

Figure 25: View of Old Oak North & Old Oak South

4242 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 . 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 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 ƒƒ a highly integrated transport network; to support this level of development. Principle OO1: and OPDC will work closely with the boroughs LAND USE ƒƒ 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 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, ƒƒ 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 ƒƒ 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 ƒƒ 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 5.9 Table A1.1 in Annex 1 of the London Plan will continue to be applied to the area until 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, ƒƒ a level of new retail that caters for the 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 ƒƒ 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 OLD OAK LAND USE MAP

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 ƒƒ 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 ƒƒ Information and communication; with Policy 2.17Bb of the London Plan, it of the new Old Oak Common station. There ƒƒ 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, ƒƒ 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 ƒƒ Education; Plan. Any resultant loss of SIL would need access. ƒƒ Health; to be considered at a strategic level. ƒƒ 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 ƒƒ 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 ƒƒ 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, ƒƒ 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 ƒƒ 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 green- ing, 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 1

OLD OAK GREEN 4 6 GRID 5 3 7

2

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 pro- gress. 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 sta- tions. 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 and Park Royal street network is to be designed and connects into the wider area has been made available as part of the overall response to public consultation queries on streets. This information is available for review on the GLA and OPDC website and has informed the development of the street hierarchy shown in figure 30. OPDC 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 shown in Figure 34 indicate broad locations for routes and desire lines and the figure is not intended to identify specific locations.

Figure 34: Old Oak and Park Royal

Pavement green grid and public amenity spaces Carriageway On-street activities One-way cycle lane 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 ƒƒ 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. ƒƒ 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 ƒƒ 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. ƒƒ To help manage this densities and heights in these locations may be lower. ƒƒ 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. ƒƒ 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. ƒƒ 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. ƒƒ Along the High Street and at key destinations across Old Oak new development should seek to deliver relatively high densities. ƒƒ The level of development and street width will vary to respond to the changing character. ƒƒ 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 ƒƒ 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. ƒƒ Further detailed analysis of locations of heights and massing will be undertaken through the development of the OPDC Local Plan. ƒƒ 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 ƒƒ 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 ƒƒ 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 ƒƒ 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 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 ƒƒ 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, ƒƒ 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 ƒƒ 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. ƒƒ 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 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 deliver- ing 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 communi- ties.

5.39 The boundaries for each place are indica- tive and not intended to be precise.

Figure 47: Places of Old Oak

63 Key facts OLD OAK NORTH Approximate area: 43 hectares Key Landowners: Car Giant, , 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 EMR site

Powerday site

Car Giant site

Figure 48: Old Oak North

65 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 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 (increased capacity, improved interchange will also be important so that the wider ability, access improvements, an overall better community is successfully integrated. user experience and better connections to Harrow Road and Old Oak Lane) that will provide 5.43 A comprehensive and joined up improved rail connections into the surrounding approach to masterplanning will be local area. required and it is important that the public sector and private land owners work 5.46 A new road and rail network will serve to 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, , 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 ƒƒ 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; ƒƒ 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, ƒƒ 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 ƒ a new commercial centre and will include the new Old Oak Common station; ƒ 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 ƒƒ a new north-south Old Oak High Street; wider area; of bridges over the canal, new and/or ƒƒ a new east-west Grand Union Street; 10. Development should be mindful of improved access to Old Oak Lane, North ƒƒ 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 ƒƒ 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

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 , 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 ƒƒ 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 ƒƒ 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 ƒƒ 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 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, , 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 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 High Street Grand Union Canal

High Street

Old Oak Common Station

Wormwood Scrubs

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: 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 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

76 250,000 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 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 finest stations in the world. The style and quality place. The most sustainable form of 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 As noted in para 1.13 of the Introduction and would allow for greater permeability chapter, the HS2 Hybrid Bill, once enacted, 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 consider issues such as the external and also be opportunities to reconsider the internal design of the station and how the street layout in the Old Oak South area to station integrates with the surroundings. better optimise the arrangement of new The GLA is confident that this panel will development and connectivity with the add rigour to the approach to designing the wider area. The height, scale and massing station and help to ensure that it achieved of any over station development would the highest design quality. need to be mindful of its impact on the surrounding context, including Wormwood 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: ƒƒ 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 ƒƒ an access point and civic space on the western coming from the development sites to the Speed 2, Crossrail, side of the station building; north of the Grand Union Canal. and any potential London Overground platforms ƒƒ 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 ƒƒ 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 Figure 60: North Acton

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 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

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

Within Park Royal 8. New development should seek to activate the canal edge where appropriate and viable; 9. New connections to the canal should be provided to improve access; 10. The southern canal side tow path should be retained and improved and should help deliver the requirements of a cycle Quiet Way. 11. New and improved lighting and signage should be delivered and balanced 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 buildings to be set back from the canal public amenity spaces should be edge; provided; 13. Biodiversity and flood mitigation 15. Development of new passenger improvements will be supported where and freight transport facilities will be these do not have an adverse effect supported in appropriate locations, on navigation. Opportunities to use where it can be demonstrated that canal water for the heating and cool of such facilities are viable. Opportunities 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 ), 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 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 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: ƒƒScrubs Lane should be a transition area between the surrounding area and the core development area; ƒƒAlong the eastern side of the street, development should sensitively respond to adjacent buildings (including the Former Cumberland Park Factory) and to St. Mary’s Cemetery; ƒƒAlong the western side (behind the street front) there will be opportunities for increased massing and taller elements that respond to the scale of new development within the core development area. 8. New development to the south of Scrubs Lane will need to respect the existing Grand Union Canal conservation area; 9. There is also an opportunity to investigate the potential for a safe and secure access 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 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 ) 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 has identified the need for improvements to the Old Oak Lane route.

5.97 Development next to Old Oak Lane will provide opportunities to create better enclosure and enhance the road’s public Figure 68: Old Oak Lane

93 Figure 69: Park Royal Oriental Carpet Centre

9494 6. PARK ROYAL STRATEGY

95 ENHANCING PARK ROYAL

6.1 Park Royal performs a vital role in million square metres of gross floor area increasing demand for warehousing supplying London and supporting the accommodating a diverse range of sectors and logistics, and space for smaller London economy. It is one of London’s and a low vacancy rate of 7.5% of floor businesses in accessible locations; primary industrial areas. Building on the area. ƒƒ Secure improvements to the public areas existing success there is a fantastic realm and public amenity spaces; opportunity for Park Royal to become the 6.4 The area will become an even more ƒƒ Address transport capacity issues by UK’s leading industrial location. To support attractive business location once the Old planning for existing and future need; this Park Royal’s Strategic Industrial Oak regeneration starts to be delivered. ƒƒ Address utility capacity issues, in Location (SIL) will be protected and It is therefore increasingly important particular limited connectivity; strengthened. Park Royal is within easy that the GLA, OPDC, TfL, the boroughs, ƒƒ Support the intensification of industrial access of London, UK and international landowners, and the Park Royal Business sites to accomodate to increasing markets and the area should be the Group work together to plan for the future demand; industrial focus of west London. Park Royal success of the area. Although presently ƒƒ Demonstrate how changes in building currently employs an estimated 30,000 thriving, Park Royal does face a number form including the need for larger floor people and there is an opportunity for an of challenges. In particular the area has to ceiling heights, more on-site service additional 10,000 new jobs across a range suffered for some time from transport and and parking space and more accessible of industrial sectors making this whole area utility capacity issues. More recently there sites, could be delivered; a sizeable employment generator. is increasing pressure of rising land values ƒƒ Support delivery of 1,500 new homes and associated rental increases. on those sites not identified as SIL and 6.2 Outside of SIL there will be opportunities without impacting on the functioning of for a minimum 1,500 new homes and other 6.5 The following sets out those key SIL; employment types connected by a network objectives, which the Mayor intends OPDC, ƒƒ Provide skills training and employment of improved streets and public realm. The GLA and TfL to progress both through opportunities for local people and existing character of the Wesley Estate and delivery of the OAPF and preparation of businesses generated from the significant the nearby playing fields will be enhanced OPDC’s Local Plan. These include the development proposals at Old Oak; and with the Heart of Park Royal reinvigorated need to: ƒƒ Secure funding streams to deliver the to provide a range of services for local ƒƒ Protect Park Royal as a Strategic above. communities. Industrial Location (SIL); ƒƒ Retain industrial flexibility to allow 6.3 Today Park Royal is home to over Park Royal accommodate changes in 1,200 businesses, and approximately 2.1 London’s industrial market, including

96 Figure 70: Photos of Park Royal locations

97 d. New residential uses should be directed provides a snapshot of the diverse range LAND USE to non SIL, including the First Central site of employment activities across the Park where they can be delivered so as not to Royal Strategic Industrial Location. impact on the functioning of surrounding PRINCIPLE PR1: SIL; 6.7 This role is reflected in the London LAND USE e. Within the Heart of Park Royal, Plan Strategic Industrial Location (SIL) development should deliver a range of designation. Given its strategic importance, a. The GLA will continue to support Park services and amenities to support the proposals not in accordance with the Royal as London’s leading industrial local business, residential and medical area’s SIL designation will be resisted. area by: communities; Additionally, OPDC will be progressing an f. Within the First Central site, proposals Article Four Direction to remove permitted ƒƒ protecting existing Strategic Industrial for office and residential floorspace development rights for change of use of Locations (SIL); and and ancillary retail, health and leisure buildings currently in office or storage or ƒƒ promoting development and facilities will be supported where they: distribution uses to residential within the intensification on SIL land. Park Royal SIL designation. ƒƒ i. improve walking, cycling and public b. New employment proposals in Strategic transport access to Park Royal London 6.8 New employment proposals within Industrial Locations should: Underground Station; Strategic Industrial Locations should ƒƒ ii. improve walking and cycling to the make the most efficient use of the site to ƒƒ deliver new workspace that maximises existing residential areas to the north; increase employment densities and meet and intensifies the use of the site to and the increasing demand for industrial units. support delivery of 10,000 new jobs ƒƒ iii. enhance the adjacent wildlife corridor New development will need to be flexible in Park Royal and where possible to the south-west. and should seek to help to accommodate accommodate business relocations displaced employment floorspace. This from elsewhere in the OAPF area. g. Within the existing residential area of the could include increasing the amount ƒƒ deliver new employment workspace that Wesley Estate and the adjacent Wesley of employment floorspace, delivering meets identified needs for micro, small Playing Fields, proposals which support shared services and floorspace (such as and medium enterprises and studios with the existing residential character, deliveries infrastructure and site access) higher employment densities in locations improve the quality of the public realm and implementing new employee working within easy walking distance to public and Wesley Playing Fields and improve patterns. This activity has the potential to transport services and/or town centres walking and cycling routes to and from continue to grow which is reflected in the and elsewhere for larger enterprises these locations and the Grand Union London Plan target for 10,000 additional with lower employment densities. Canal will be supported. new jobs. 6.6 Park Royal is one of Europe’s largest c. support the delivery of nationally 6.9 In addition to employment uses, Park and most succesful industrial estates significant railway infrastructure. Royal also has a role in delivering waste, providing vital services for the capital and logistics and land for transport functions in further afield. The Park Royal Atlas (2014) accordance with its SIL designation.

98 Strategic Industrial Location (SIL) Focus town centre uses Non SIL

Figure 71: Park Royal land use

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99 6.10 The Park Royal Atlas demonstrates Twyford Abbey and other public transport that micro and small businesses comprise services. Supporting uses should be local approximately 95% of the existing in scale and nature. businesses. Micro and small businesses refer to a range of employment sectors, 6.13 There is an existing area of housing including creative and cultural industries. that sits west of North Acton Road, south Different sectors have different spatial needs east of Acton Lane with Wesley Playing which require a range of sizes and types Fields adjacent in the east. The residential of workspace. Businesses with smaller character of this area is markedly different floorspace requirements tend to deliver to the surrounding industrial uses and higher employment densities and as such should be improved where possible. The should be located nearer to existing and Wesley Playing Fields offer a valuable new public transport services. Conversely, green space within the north of Park Royal businesses requiring larger floorspaces and should be improved where appropriate. such as warehousing generally have a Specifically, the creation of an improved lower density of employees and as such walking and cycling route to the Grand are more appropriate to be located further Union Canal should be explored to improve away from public transport interchanges. local accessibility.

6.11 To help regenerate Park Royal, improvements to the road network, public transport and connectivity will also need to be delivered.

6.12 First Central sits on the western edge of Park Royal with housing areas to the north and west and Strategic Industrial Location (SIL) land to the east. Its location near to Park Royal Station and position outside of SIL enables it to accommodate housing subject to the mitigation of any impact on the functioning of the SIL. Housing will be supported where it enables the delivery of significant public transport improvements, provides spaces for small and micro businesses and connects the site to the Heart of Park Royal,

100 IMPROVING INFRASTRUCTURE

PRINCIPLE PR2: INFRASTRUCTURE

a. Proposals should seek to improve 6.14 To support the protection, protect public transport from congestion, transport and utilities infrastructure. intensification and the long-term consolidation centres, rail depots and canal successful functioning of Park Royal, it is wharves for freight transport alongside b. Improvements to: critical that existing issues relating to traffic shared freight and passenger vehicle congestion, utilities infrastructure capacity parking. Additionally, new employment ƒƒ the road network should be undertaken and connectivity are addressed to support uses should demonstrate how they across Park Royal, OPDC is currently business growth and development. maximise the use of the Grand Union progressing a Park Royal Transport Canal and rail network for freight transport Study with TfL and the Park Royal 6.15 The Mayor will work with TfL and the purposes. Business Group. This work should identify boroughs to deliver a transport strategy recommendations for improvements for Park Royal and is working with utilities 6.17 Congestion on the road network and to the transport network. This may providers through the London Infrastructure the quality of the public realm restricts the recommend improvements along the Delivery Board and broadband providers use of walking and cycling as sustainable four main roads of Abbey Road, Acton to ensure that deliverable processes are transport modes. As such proposals will be Lane, Park Royal Road and Coronation in place to meet current and future needs. required to contribute to the delivery of new Road and at junctions with the North These should be developend in accordance and improved walking and cycling routes, Circular Road (A406), Western Avenue with the principles of ‘Smart London’ (see specifically in the delivery of north-south (A40) and Old Oak Lane (A4000); and pages 128 and 129). With this in mind, any routes. The Mayor will explore options with ƒƒ the walking and cycling network should development which seeks to deliver these partners and stakeholders to improve the be focussed along the routes shown in principles will be supported. transport network. figure 72. 6.16 The local and strategic road network c. Proposals for employment floorspace within and adjacent to Park Royal is should demonstrate how they will frequently congested which restricts public maximise the use of sustainable transport access and freight movement. transport modes and facilities for freight To help to address this, proposals for movement. facilities which help alleviate congestion will be supported. These could include investigation of bus priority measures to

101 DESIGN PRINCIPLE PR3: PRINCIPLE PR4: STREETS & PUBLIC REALM PUBLIC AMENITY SPACE

Proposals should: Proposals should accord with Principle D1 and London Plan Policy 7.18 to deliver: a. deliver a safe, permeable and legible movement network in accordance with Name Location Guidance figure 72; a. Heart of Located within These new public amenity spaces should be delivered on, b. Improve streets and create a public Park Royal the Heart of Park or coordinated between individual sites with typologies realm that enhances local connectivity small Royal. which reflect the nearby employment and housing uses. across Park Royal and to surrounding amenity The Mayor will work with stakeholders to explore how neighbourhoods; spaces these spaces will be delivered. c. encourage the location of offices and smaller business spaces along the b. Other Located across These new public amenity spaces should be delivered street front to deliver activity along the small Park Royal with stakeholders to deliver a high quality working envi- ground floor and above across Park amenity ronment. Royal including the Grand Union Canal, spaces where feasible; c. Improvements to existing public amenity spaces such as Wesley Playing Fields and canal d. utilise a coordinated palette of high side spaces would be encouraged and supported. quality durable materials and street furniture to support Park Royal’s role and reflect and improve its local character; PRINCIPLE PR5: and BUILDING HEIGHT & DENSITY e. support the coordinated management of New building heights should accord with the guidance set out in the table below and depicted in the public realm. figure 45: 6.18 Park Royal has a rich industrial Location Guidance heritage which should also be reflected in a. Heart of Park Higher A taller building could be located on the existing Asda site. Any tall development in accordance with London Royal. building would need to respond to the functioning of the surrounding Plan policy 7.8. The OPDC will work with SIL designation and would need to accord with London Plan policies Historic England and other stakeholders 7.6 and 7.7. ensure local heritage is embedded within b. First Central Highest A taller building could be located closest to Park Royal tube sta- the character of the area. tion and the A40. Any tall building proposals would be subject to a detailed design analysis, would need to accord with London Plan policies 7.6 and 7.7. and would need to be enable delivery of a fully accessible public space and route through the site.

102 ILLUSTRATIVE GREEN GRID MAP

Figure 72: Park Royal Improved 0 0.5 1km connections and Green Cross

103 Key facts HEART OF PARK ROYAL Approximate area: 20 hectares Key Landowners: Central Middlesex Hospital, Asda, various residential and commercial VISION

The Heart of Park Royal will be enhanced 5. Support appropriate taller buildings in 6.20 The Heart of Park Royal currently as a local town centre, providing a range accordance with Principle PR5; lacks a defined character. Its environment is of services and amenities to support the 6. Improve legibility to the surrounding dominated by the road network and framed local business, residential and medical businesses and destinations including by a range of inactive building frontages communities. local stations, the Grand Union Canal and parking that creates a poor quality and public open spaces; public realm. The existing services are 7. Deliver new public green spaces near to dispersed within the area which weakens KEY OBJECTIVES the junction of the four main streets; its role as a centre for business services. 8. Safeguard existing Strategic Industrial 1. Create a sense of place with improved Locations (SIL) and ensure that new 6.21 In seeking to improve and create a walking and cycling usage with well- development continues to support and sense of place there is an opportunity to defined streets and spaces; respond to the important role of the consider the arrangement of the Asda site 2. Support the intensification of sites surrounding SIL designation; and the potential to intensify its use. This including in the delivery of flexible and 9. Secure improvements to transport could include delivery of a new amenity affordable workspace for smaller and infrastructure including walking and space to help deliver greater definition micro businesses; cycling routes, improvements to the road to the public realm and road network. 3. Support a range of uses that support capacity and layout (as shown in figure Intensification may include increasing local business operations, this could 73) and increases in frequency, capacity building height and massing that will include local levels of retail, leisure and and connectivity in the local bus network. help to improve legibility within Park business services (including meeting Royal and deliver additional floorspace spaces and appropriate business hotel to accommodate flexible and affordable accommodation) on the main roads of 6.19 There is an opportunity for the Heart workspace. Abbey Road, Acton Lane, Park Royal to become a destination for both new Road and Coronation Road and within businesses and employees from the the Asda site to create active frontages businesses in the wider Park Royal area and a sense of place; through the creation of a new mixed use 4. Explore the potential for delivering a environment. However, development within mix of uses on the Asda site and other the Heart should ensure that it does not suitable locations including on land off inhibit the function of the surrounding SIL, of Acton Lane which could provide a which is necessary to ensure its long term suitable transition from SIL uses; protection and enhancement of Park Royal.

104 6.22 The four mains streets that meet in the centre of the Heart suffer from traffic congestion and poor public realm. Through new development these streets have the potential to better frame this local centre through active frontages and provide consistent building lines. Public open spaces are not currently present within the Heart and would support the local communities and visitors.

Figure 73: Potential junction improvement

Figure 74: Heart of Park Royal

105 Figure 75: Wormwood Scrubs looking north east

106106 7. WORMWOOD SCRUBS STRATEGY

107 WORMWOOD SCRUBS

Key facts Approximate area: 68 hectares Designations: Metropolitan Open Land, Wormwood Scrubs Act, Commons Act, part covered by a Nature Conservation Area 7.1 Covering almost 68 hectares, responsibility of the Wormwood Scrubs (Boroughwide Grade 1 Importance). Wormwood Scrubs is the largest open space Charitable Trust. The Linford Christie Managed by the Wormwood Scrubs in the London Borough of Hammersmith Stadium provides changing facilities which Charitable Trust & Fulham and is green lung that provides are used by sports pitch users during people and wildlife with the opportunity match days. to enjoy green amenity space. The PRINCIPLE WS1: Wormwood Scrubs open space is managed 7.4 Over half of the Scrubs comprises a mix PROTECT & ENHANCE by the Wormwood Scrubs Charitable Trust of young and established woodland, scrub, and is protected by the Wormwood Scrubs grassland and tall herbaceous vegetation The Mayor will: Act 1879, the Commons Act 2006 and as which gives the Scrubs a sense of wildness a. Ensure the valuable ecology of Metropolitan Open Land in the London that is a unique characteristic, in particular Wormwood Scrubs is maintained and Plan, which affords the Scrubs the same given is proximity to central London. There where appropriate enhanced; level of protection as Metropolitan Green is a combination of diverse habitats across b. Maintain and where appropriate Belt. This protection will continue and the Wormwood Scrubs that support a diverse enhance Wormwood Scrubs as an Mayor of London will not seek to change range of native plants, breeding birds and area for exercise and recreation for the the Acts or its designation as Metropolitan insects, including species not usually found inhabitants of the metropolis; Open Land. The Ministry of Defence also in more formal parks and open spaces. c. Improve access to Wormwood Scrubs have rights to access and use the Scrubs. The site also supports a large population of from the surrounding area; common lizards and attracts a wide variety d. Secure resources for the long-term 7.2 Wormwood Scrubs sits between Old of migrant birds in spring and autumn. management and maintenance of the Oak and White City Shepherds Bush. It There are a number of legally protected Scrubs; can become an amenity space focal point animals, plants and fungi resident on the e. Carry out detailed discussions with local between both places that helps bring them Scrubs. residents and interest groups, including together. the Friends of Wormwood Scrubs; and 7.5 Retaining the Scrubs as an amenity f. Agree any works for any sensitive 7.3 To the south-east of Wormwood space that is more wild than tamed, will enhancements to the Scrubs with the Scrubs is the Linford Christie Stadium. The inform future thinking about how the Wormwood Scrubs Charitable Trust and Linford Christie Stadium lies outside of the regeneration of land at Old Oak relates to London Borough of Hammersmith and Old Oak Common Opportunity Area and the Scrubs. Given the scale of development Fulham. OPDC boundary but does fall within the planned to the north of Wormwood Scrubs it

108 Woodland habitat Meadow habitat Grassland Playing pitches Main streets Potential new access Existing access Existing paths Sensitive edges Active frontage Pedestrian route

WWSCRUBS MAP & BLOB IN- SET

Figure 76: Wormwood Scrubs

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109 is recognised that there will be an increase 7.8 All development shown to the north of in users, and so in the interest of coherent the Scrubs in Figure 76 is on rail or industrial planning and to ensure that all local people land. have access to the Scrubs, there is a need to consider the potential impacts of these additional users.

7.6 Over the coming year there is a need to have discussions with local residents, businesses, local Councils, the Wormwood Scrubs Charitable Trust and local groups (including Friends of Wormwood Scrubs) to consider these issues in more detail. Any works to the Scrubs would need to be consented by the Wormwood Scrubs Charitable Trust and the current role of the Charitable Trust will not be changed.

7.7 As part of these discussions there will be some important issues to consider including:

ƒƒ The conflict between protecting the integrity of the Scrubs and providing access to it; ƒƒ Outcomes of increased users; ƒƒ Drainage across the Scrubs; ƒƒ Maintenance and management; ƒƒ Relationship to surrounding areas including the Linford Christie Stadium and Little Wormwood Scrubs; and ƒƒ Opportunities for sensitive enhancements.

110 Figure 77: Wormwood Scrubs

111 Figure 78: Kings Cross Station

112112 8. TRANSPORT STRATEGY

113 TRANSPORT STRATEGY

Strategic Transport Study a substantial increase in rail capacity to the 8.1 This transport chapter is supported by e. Seek to embed existing and future West End, City and Canary Wharf and the a Strategic Transport Study, which is a sup- technology to inform station design to station will bring excellent regional and porting document to this OAPF. The Study maximise integration with the wider area. sub-regional connectivity to Old Oak. was undertaken by Transport for London in conjunction with the GLA and Hammer- 8.2 The new Old Oak Common station and 8.4 Subject to a positive business case a smith & Fulham, Ealing and Brent Councils. surrounding interchange will be the key potential link from Crossrail to the West The Strategic Transport Study provides an driver for development in the area and will Coast Main Line (WCML) could provide evidence base for the transport measures be the focus of future transport connections. additional connections from northwest proposed in this document and responds to It could have the same regenerative London and Hertfordshire including, major transport infrastructure proposals in- benefits to that of the improved Kings Cross potentially, Wembley Central. The most cluding High Speed 2 (HS2) and Crossrail 1. station. The station itself is being designed recent proposals for a Crossrail to WCML to accommodate 250,000 passengers a extension would also be compatible PRINCIPLE T1: day, making it comparable in passenger with aspirations for operating passenger RAIL & UNDERGROUND numbers to Waterloo. HS2 will provide up services on the although to 18 trains per hour between Old Oak and a business case for this has not yet been Proposals should: the North, with Birmingham Airport just 31 established. minutes from Old Oak. The new Crossrail a. Deliver a state of the art rail station at station at Old Oak will provide up to 24 trains London Overground station(s) Old Oak Common, providing interchange per hour into central London, as well as 8.5 Building on the international, national between HS2, Crossrail 1 and the Great services towards Heathrow and Reading. and regional links provided by HS2 and Western Main Line; There will also be up to 24 trains per hour Crossrail, TfL has developed proposals for b. Provide new London Overground into central London on rail services using new London Overground stations at Old station(s) and supporting infrastructure; the Great Western Main Line (GWML). The Oak Common which would provide access c. Provide substantial capacity station should support the integration of to services operating on the North and improvements to existing London cycling and public transport by providing West London Lines. Underground and Overground stations, high quality, secure cycling parking at particularly Willesden Junction and North stations to meet projected demand as a The London Overground stations would: Acton, and potentially stations in the wider minimum. area; ƒƒ Reduce the crowding effects of HS2 in d. Ensure that the impact on existing 8.3 The presence of a Crossrail station central London; ƒ rail infrastructure is minimised during will be one of the most important transport ƒ Facilitate regeneration across the Old construction; and connections to the site. Crossrail will provide Oak Common site;

114 0 0.5 1km Figure 79: Existing and proposed rail connections

update

115 ƒƒ Provide a new strategic transport of the transport network. They will provide Station improvements interchange for west London and improve a level of public transport access and 8.10 To accommodate the scale of connections to other Opportunity Areas; capacity which can support high density development at Old Oak and Park Royal, ƒƒ Provide improved access to Crossrail residential and commercial development. major improvements will be required at and HS2. an early stage to existing rail stations 8.8 The stations will also widen access to including Willesden Junction and North 8.6 Current HS2 plans do not provide for employment, retail and leisure opportunities Acton. These capacity improvements will new stations on the London Overground for new residents by offering connections need to accommodate the increases in or connections to them but they are seen to major centres such as rail station usage forecast but they are not as essential to maximise the potential Junction, Shepherd’s Bush, Richmond currently funded or committed and so there connectivity of the new interchange. Public and potentially . Improving local would need to be a sound financial case consultation on three alternative options connectivity to Old Oak from all directions and sources of funding would need to be for the new London Overground station(s) is critical to help maximise the opportunities secured. took place in autumn 2014. Following for regeneration of the area. A 2014 study this TfL has made a recommendation to by Jones Lang LaSalle has suggested that 8.11 The impact of development and growth develop option C which would comprise with the local connectivity provided by the across the area will also put added pressure two separate stations as illustrated in figure proposed Overground stations, as many as on nearby stations such as , 79. This decision was also supported by 20,000 additional jobs would be created at Harlesden, Park Royal, Stonebridge Park a detailed technical study. The proposed Old Oak. As part of the station proposals, and . Access to existing and stations are not a committed project and so new high quality pedestrian and cycle new rail and Underground stations from powers of delivery and sources of funding links will be provided across the Old Oak Park Royal industrial estate will need to would need to be secured. TFL, OPDC development area connecting to Victoria be enhanced through a combination of and GLA are continuing to progress these Road and the main HS2/ National Rail improved bus links and more direct high proposals. transport hub. quality routes for pedestrians and cyclists.

8.7 As well as providing congestion relief 8.9 In addition to the new London Willesden Junction at London Euston, the new London Overground station(s), the case for 8.12 Willesden Junction is a major Overground stations will provide excellent improved service frequencies and longer interchange for north and west London. local and sub-regional connections to trains is being investigated for the North As well as the proposed rail connections Old Oak and will support development and West London Lines. All proposals for highlighted above, passengers will also by extending the catchment area for new improvements to the London Overground have the choice of taking existing Bakerloo commercial activities bringing 250,000 will be developed in close liaison with line and London Overground services from additional people and 150,000 additional Network Rail. Willesden Junction. A major rebuilding or jobs within an hour’s journey of Old Oak. renovation of the station will be required The new stations will be essential to deliver at an early stage to cater for development the scale of development envisaged without related trips and to act as a focus for compromising the operation of other parts

116 development to the north of Old Oak. The and more detailed station modelling. There 8.16 South of the GWML tracks is a depot new station will need to offer improved is also the possibility of a more substantial for the Intercity Express Programme (IEP) interchange between the high and low redevelopment which could allow for new trains which is nearing completion on part level stations, accessibility improvements, structures to be built above the station. It will of the former North Pole depot. better connections with buses and high be important to secure good interchange The first trains will arrive at the depot during quality pedestrian and cycle links to the with buses as part of any changes in and 2015. surrounding streets. The station will also around the station. need to facilitate a new bridge connection 8.17 As well as the depots and stabling at Old over the WCML to the EMR site. However, Existing rail infrastructure Oak, there are existing rail freight facilities there are no existing plans, funding or 8.14 It is essential that existing rail at and in the vicinity of Willesden Junction. commitment to improvement by Network infrastructure remains open during the If the existing rail freight facilities were Rail, DfT, TfL, or rail operators and so likely long construction period and that any identified for redevelopment, replacement this would need to be secured. Walk and temporary disruption to both passenger facilities with the same capacity and cycle routes in and around the station and freight services is managed effectively accessibility would need to be provided will also need to be improved to cater for and kept to a minimum. This will be a nearby. The North and West London increased passenger numbers, particularly challenge when installing new stations, Lines and Dudding Hill Line also provide between Willesden Junction and the new subways, bridges, works to move or alter important routes for rail freight transport development to the south. Any proposed rail lines or potential new decked structures which will need to be accommodated. The work in and around the station including over operational rail lines. GLA, TfL, OPDC, DfT. Network Rail and links over rail lines will require liaison with LCR will need to work together to plan for the Network Rail Delivery and Operations 8.15 Existing and planned transport strategic rail and freight movement and to team. facilities and infrastructure including identify opportunities for redevelopment of depots, maintenance facilities and stabling sites no longer required for rail use. North Acton will need to be accommodated even if this 8.13 As well as improved access involves relocation of some facilities in the arrangements, works at North Acton to long-term. Although HS2 will necessitate accommodate the predicted increase the relocation of the existing First Great in passenger numbers will require new Western and depots, passenger facilities which may include new the new Crossrail depot is due to come into access from the north, improved entrances operation in 2017. TfL is currently assessing and ticket hall, a new footbridge, new stairs alternative locations for the reconfiguration and lift access. TfL, OPDC, GLA and Ealing or relocation of the Crossrail depot in the Council have undertaken a feasibility study 2020’s. Depending on the outcome of this looking at options for how the station’s work, the scale and phasing of development capacity and accessibility could be and related infrastructure works at Old Oak enhanced. The preferred option and design may be impacted. would be dependent on securing funding

117 PRINCIPLE T2: ROADS most important highway links to provide, j. Provide flexibility to enable the trialling Proposals should: as it connects the largely residential and implementation of existing and future development to the north, to the transport smart technology such as autonomous a. Develop a network of new roads and hub and commercial development to vehicles, drones, negative carbon vehicles streets to cater for the needs of all users, the south. Other important links that are and energy harvesting road design. including measures to give priority to essential to delivery are identified in figure pedestrians, cyclists and buses, and to 8.18 The road network will need to change 62. provide improved east-west and north- if it is going to support new development south connectivity; in the area, improve conditions for existing 8.21 The Roads Task Force (RTF) Street b. Ensure that roads in and around Old Oak users and facilitate improved pedestrian, Types classification adopted by TfL will be and Park Royal can support development cycle and bus connections. It will also used to identify the movement and place while maintaining capacity and reliability be important that the amount of traffic functions of these new routes. Measures for strategic transport movements on an generated by the development is limited to to prioritise bus movements, provide already heavily used network; what the strategic road network including segregated facilities for cyclists and create c. Manage the cumulative impact of the A40 and A406 can handle without pedestrian priority areas will be needed. developments in west London on the A40 having a negative impact on its strategic Any through routes used by general traffic and A406 corridors, particularly on key function, given the limited amount of should be designed to avoid rat running junctions along these corridors including feasible and productive improvements that including traffic calming and controlled Hanger Lane, Gypsy Corner, Savoy Circus can be made. The A40 in particular has a crossing facilities. 20 mile per hour speed and Wood Lane; number of junctions already at capacity and limits will be the norm across the area, d. Provide appropriate links to, and improve measures should be taken to ensure that and this should be achieved through good junctions with the strategic road network; there is minimal additional traffic generated design, rather than merely signage and e. Provide sufficient capacity to enable the that would put further pressure on these traffic calming. All new and improved roads bus network to function effectively and for junctions as a result of development in Old must be built to adoptable standards. Any freight and site traffic to access and egress Oak and Park Royal. decision to adopt streets would need to be the site; made in collaboration between OPDC and f. Improve management of traffic on the 8.19 New junctions and road links will be the Local Authority. existing network; needed to open up potential development g. Enhance existing highway infrastructure; sites. An indicative route network is shown 8.22 In the wider area, highways modelling h. Create new local links to the road at figure 80. carried out for the Strategic Transport Study network; and showed that a number of road junctions i. Create a legible, permeable and 8.20 A 2014 study by Jones Lang LaSalle would be affected by increased traffic accessible network of streets for all users has suggested that the provision of as a result of development at Old Oak. that encourages people to walk and cycle Grand Union Street - an eastern highway Changes in delays at key junctions without in comfort and connects into existing cycle link, bridging the gap between the HS2 any substantial changes to the highways infrastructure; and interchange and Hythe Road, is one of the network are shown in figure 81.

118 8.23 It may not be possible for physical improvement works to be carried out at many of these junctions and in any case this may just shift the problem to another location. A package of transport interventions that has been designed to provide access to development sites and to minimise impacts on the surrounding road network was tested as part of the Strategic Transport Study and is fully described in the report. However, there is a need for further analysis to examine the need for improvements in the wider area. A study of the A40 corridor, which could include tunnelling options, is being carried out to understand the cumulative impact of growth at Old Oak and elsewhere in west London and to identify potential long-term solutions. The study is due to report late in 2015 or early 2016.

8.24 Development proposals will need to demonstrate that the impact on the road network can be managed in a way that mitigates the negative impacts on traffic flow and junction capacity. Collision analysis will be used to help inform the need 0 0.5 1km for improvements at specific locations.

Figure 80: Existing and proposed road network

119 PRINCIPLE T3: CAR PARKING

Proposals in Old Oak should: Transport Accessibility Levels (PTALs) will be designed into the new development areas at the highest. It is expected that the majority the outset, as well as bays for existing and a. Provide no car parking for new commercial of commercial space will be located close to future technologies such as autonomous development apart from parking for Old Oak Common station and other public vehicles and charging point infrastructure. disabled people; and transport interchanges. b. Provide no more than 1 car parking space PRINCIPLE T4: per 5 residential units with priority given to 8.27 Further transport planning work is TAXIS, PRIVATE HIRE & COACHES disabled residents. required to identify an appropriate level of parking for Park Royal and this would be Proposals should provide suitable facilities 8.25 The modelling for the Strategic Transport set out through OPDC’s Local Plan, where to cater for anticipated demand from taxis Study indicated that the road network would consideration would be given to the potential and coaches. not be able to accommodate additional for flexibility to take account of the location development related traffic unless parking and access to public transport services for was restricted to very low levels across the employment uses in parts of Park Royal 8.29 There is likely to be a strong demand Old Oak development area. Low levels of car which are furthest from rail and Underground for taxis and private hire vehicles (PHV) parking will be essential to ensure that traffic stations. generated by the HS2/National Rail congestion does not reach unacceptable interchange. The HS2 Transport Assessment levels. Nearly all spaces will be allocated for 8.27 To ensure that impacts on the road suggests that there will be around 140 taxi disabled staff and visitors, car club vehicles network are minimised and to reduce the trips (per direction) generated in the peak and operational use including deliveries. This need for costly infrastructure, car parking hour upon opening of HS2 Phase 2. The approach is justified by the very high level of for residential development will need to be interchange will be designed with fully public transport accessibility resulting from restricted to very low levels, equivalent to a accessible taxi ranks and facilities for PHVs. the planned and proposed investment. The ratio of 0.2 spaces per unit. The approach Taxis and PHVs may be allowed to use availability of rail services will be equivalent to taken in each place will need to be informed access routes that are not available to general central London and this will be supplemented by PTALs and expected household types. traffic. Further taxi and PHV demands will be by a radically improved bus network and Parking for disabled residents and visitors associated with the Overground stations in high quality comprehensive walking and will be a priority and all parking spaces will be the area. A key challenge will be the ability of cycling provision on and off the highway so purchased on short leases rather than being the local road network to accommodate this that the need for access to a car can be met sold with a specific property. number of taxis, along with residual demand by dedicated car club spaces together with from the development. Depending on the parking for disabled people. 8.28 It is expected that Controlled Parking nature of development, particularly those Zones (CPZs) will be co-ordinated across which attract many visitors, there may also 8.26 For new commercial development the area and that an approach to residents’ be a need to provide temporary facilities for including offices, retail and leisure uses, no permits will need to reflect the availability coach parking as well as pick up and drop car parking should be provided apart from of alternatives to car ownership. Car club off. Consideration should also be given to parking for disabled people. This approach vehicles spread across the site should provide the delivery of facilities for future transport will need to be applied to all new development access to a car when needed for specific technology such as autonomous vehicles. in the core Old Oak area where Public journeys and car club bays will need to be 120 Figure 81: Road junctions experiencing delays

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121 PRINCIPLE T5: BUSES

Proposals should: City and Shepherd’s Bush. There is also 8.33 All roads that will be used by buses the potential to provide a direct link to the must allow appropriate clearance for the a. Provide increases in bus frequencies on Opportunity Area at Kensal Canalside. A largest double deck vehicles and be built existing routes and introduce new and combination of bus route extensions, new to an adoptable standard with sufficient extended bus routes through the new routes, additional capacity on existing width. Where appropriate, priority should development area; and services and enhanced frequencies should be provided over other vehicular traffic b. Provide improvements to bus accommodate the substantial increase in which may include the creation of bus only infrastructure. bus trips expected as a result of growth and facilities not open to general vehicular development at Old Oak. traffic. Improvements such as the works to lower Old Oak Common Lane where it 8.30 To accommodate the increase in 8.32 Figure 82 shows existing bus services passes under the Great Western Main Line travel demand and to better serve existing as well as the indicative roads a future bus are absolutely vital in allowing access for communities, it will be necessary to recast network could operate on. Bus routes will double decker buses. These works will be the bus network in this part of London, and run along Old Oak Lane and Scrubs Lane carried out as part of HS2. to introduce new and extended bus routes into and across the core development across the new development area. In line area. In addition, creating a bus only link 8.34 The bus routes which use these with the Transport Strategy’s aims there will between the heart of Old Oak and Willesden roads would need to be determined at be a strong emphasis on good provision of Junction would give substantial benefits in a later date following a review of the bus bus services as a way of ensuring a high terms of bus accessibility, journey times network operating in the wider area and the public transport modal share and reducing and operational efficiency. This could be form new development takes, particularly the impact of the development on the achieved by building the proposed bridge north of the canal. Proposals for individual surrounding road network. Infrastructure across the West Coast Main Line rail tracks sites, sources of funding and development such as bus priority to secure reliable to a standard that could accommodate phasing will all influence the development of and quick passage through the site, and buses. A feasibility study will look at the the bus network. At present it is anticipated suitably located stops and stands will be cost, design and engineering implications. that there would be at least six bus routes essential to delivering this. Bus priority Routes running into the site via this bridge running to/through the site. could encompass measures such as would attract additional bus passenger trips bus lanes, bus only areas and/or gates and create a vital link between the Old Oak 8.35 This increase in bus services will depending on the individual circumstances development area and areas to the north also require provision of new supporting at each location. that include some of the highest levels of infrastructure such as bus stops, stands, deprivation in London. There would also turning and drivers’ facilities and priority 8.31 Bus services will provide improved be benefits in allowing buses to use the measures. TfL’s Bus Stop Accessibility connections linking Old Oak and Park proposed route from Old Oak Lane/ Station Guidance will be applied to all new Royal to surrounding neighbourhoods Road to High Street/Harrow Road past facilities and existing facilities brought up to including Harlesden, Kensal, Acton, White Willesden Junction station. standard. Bus stops should be placed close

122 Figure 82: Existing and proposed bus routes

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123 PRINCIPLE T6: to centres of activity. Whilst these issues WALKING & CYCLING site. The HS2/National Rail interchange will need to be considered in more depth will remain difficult to access unless at the detailed design stage it is important Proposals should: improvements are made to the existing that they are built into the planning process road network and new high quality links are now, as they will require sufficient space to a. Create an exemplar pedestrian and provided for pedestrians and cyclists. There be made available. In particular, sufficient cycle network and level of service across will be a need to provide new connections space for bus interchange and standing the development area with a high level to both existing and proposed strategic space for terminating facilities will need to of segregated cycle infrastructure; cycling and walking routes and to key be provided, particularly around the HS2 b. Provide high quality cycling provision in destinations such as Harlesden, White City, station. line with the Mayor’s Vision for Cycling Park Royal, North Acton, Queens Park and and the adoption of best practice from . Existing and indicative 8.36 Where possible, bus services and the ‘Mini Holland’ projects; future cycle routes are show in figure 83. the availability of through routes for buses c. Connect to existing and planned will be provided from the beginning of pedestrian and cycle links in the wider 8.38 Modelling carried out for the Strategic the occupation of development to ensure area; Transport Study has shown that a high that car-dependency does not become d. Ensure that all key destinations proportion of journeys in and around Old established. The bus services are likely including public transport interchanges, Oak will need to be undertaken on foot or to require initial subsidies to pump-prime local centres, schools and community cycle if the road network is not to suffer from routes before they become viable. In facilities are fully accessible on foot and increasing congestion. The area has great the short-term there will need to be bus by cycle; potential for cycling and walking given its service diversions and route changes to e. Provide cycle parking to meet future topography and the close proximity of major accommodate construction works. It will demand in accordance with London trip attractors. In line with the Mayor’s Vision be essential that disruption to bus services Plan standards as a minimum; and for Cycling there should be a transformative during the long construction period is f. Provide flexibility to enable the trialling change in conditions underpinned by high minimised and any extra costs incurred by and implementation of existing and quality design solutions. The design of TfL be paid for by the developers. future smart technology such as energy the area should therefore encourage and harvesting pavement materials. accommodate a high mode share for both cycling and walking. All streets should be 8.37 Aside from limited access along the designed to be comfortable and attractive Grand Union Canal, Old Oak is currently for all pedestrians and cyclists. impenetrable for pedestrians and cyclists and the whole area is difficult to navigate 8.39 Redevelopment presents an with numerous barriers to movement and opportunity to open up the area and a hostile environment. Large highway and reconnect it to surrounding residential and rail corridors in the wider area also create business areas as well as establishing barriers to movement in and out of the connections along the canal corridor and

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Figure 83: Existing and indicative future cycle routes 125 linking to green spaces such as Wormwood cyclists. Details will be determined as the be providing infrastructure to overcome Scrubs. The canal towpath provides a masterplan and phasing of development level differences and to cross rail lines and leisure route for cyclists and pedestrians across the site emerge. canals. Gradients should be minimised and and is designated as a ‘Quietway’. It is shallow enough to provide access for all but currently narrow and its capacity is limited 8.41 Segregated facilities or priority in some locations it may be necessary to but funding from the Quietway programme measures to assist cyclists are likely to be provide lifts to overcome changes in levels. will improve these conditions. A continuous required, particularly on busier streets. All pedestrian and cycle route should also cycle routes and supporting infrastructure 8.43 New residential areas should be created along the north side of the will need to conform with or exceed designed to deliver street environments Grand Union Canal. There are proposals London-wide and borough standards where permeability for walking and cycling for the east west Cycle Superhighway to including the London Cycling Design is prioritised over through-movement for be extended along the A40 corridor and Standards (2014). The network should motor vehicles. Local streets should be links to this from Old Oak will need to be draw on current best practice in London, low-speed environments where it is safe provided. A substantial improvement to the including Cycle Superhighways, Quietways for cyclists of all ages and abilities to share cycle network on the A219 Scrubs Lane / and the Mini-Holland programme (this is a the street with other users and where it is Wood Lane will be required to make that scheme supporting three London boroughs clear from the design of the street and use strategic link. The Park Royal industrial to deliver local cycle networks with levels of materials that it is not a motor vehicle- estate should also benefit from improved of service equivalent to best practice dominated space. facilities to enable more journeys to be examples from the Netherlands). undertaken by foot or cycle. Supporting infrastructure 8.42 New development will need to 8.44 Cycle parking will be provided to New route networks create a permeable and pedestrian and cater for future demand in line with the 8.40 Given the future delivery of the Cycle cyclist friendly environment at all times. quantitative and qualitative requirements Super Highway along the A40, there is an The design of infrastructure should be set out in the London Plan and the opportunity to create new and substantially accessible to all pedestrians and cyclists London Cycling Design Standards (2014), improved connections for pedestrians in line with the supplementary planning providing numbers in excess of London and cyclists in Old Oak that overcome guidance Accessible London: achieving an Plan standards. This will include private the barriers and severance that currently inclusive environment and the forthcoming cycle parking for residents and employees make moving around the area so difficult. London Pedestrian Design Guidance. as well as generous provision for visitors These links should contribute to coherent, TfL’s Pedestrian Comfort Level Guidance and high quality facilities at public transport comprehensive, high quality networks will be used to inform detailed planning interchanges. The spatial and design for walking and cycling across the new of pedestrian routes such as pavement requirements will need to be factored in development area, connecting seamlessly widths and crossing facilities and will be from the outset. Visitor cycle parking will to other neighbourhoods and local centres. applied to both new and upgraded routes. be integrated into the overall urban design Those networks should serve both local Pinch points and hidden areas should be and sited in locations that do not impede and strategic movement by pedestrians and avoided. The most challenging aspect will pedestrian movement. Cycle wayfinding

126 PRINCIPLE T7: CONSTRUCTION FREIGHT, DELIVER- IES & SERVICINGS signage will be installed to improve the Proposals should: a high level of co-ordination between all legibility and navigation to, from and developers and infrastructure providers through the area. a. Make maximum use of rail and water drawing on best practice from elsewhere transport during the construction period, will be prepared. Challenging targets for 8.45 A future extension of Cycle Hire into Old including removal of excavated material, use of sustainable transport will be set and Oak would represent a logical expansion and for servicing and deliveries; enforced through the strategy. This will westwards. Subject to further analysis, b. Co-ordinate and phase construction need to be jointly produced by TfL, OPDC, a network of docking stations could be projects to enable the transport impacts GLA, the land owners, the boroughs, HS2, designed in to the new development areas to be effectively managed; Network Rail with input from the Park Royal from the outset and built at the appropriate c. Manage servicing and deliveries in line Business Group and local residents. timings. Funding for the docking stations with best practice to minimise the impact would need to be provided through on the surrounding road network; 8.47 Adopting sustainable transport contributions from developers as there d. Support the provision and operation of solutions across all major construction are currently no plans by TfL to extend the measures to reduce freight trips (e.g. projects will help to minimise impacts on network in this area. The case for extending consolidation centres), promote cleaner local residents and businesses, create further into the Park Royal industrial estate vehicles, minimise any adverse impacts new commercial opportunities for local would need more detailed investigation. on local residents and businesses, and companies and allow the sharing of minimise interaction of larger vehicles overheads. Construction phasing, detailed 8.46 To provide navigation, particularly for with cycles and pedestrians. timing of deliveries and vehicle routing will the large number of visitors expected to use need to be managed and co-ordinated the transport interchange, Legible London 8.46 The concentration of multiple across a range of projects. A central booking signage will be installed at key locations. infrastructure and development projects system for deliveries will need to be put in To aid pedestrians’ understanding of the within one area and the sheer scale place and all major construction projects area there should be consistent use of of construction activity will generate will be required to sign up and participate paving materials. High quality pedestrian pressures on the transport network. This including a contribution to the costs of connections linking the main transport has not been explicitly modelled in the shared facilities such as consolidation interchange to the London Overground Strategic Transport Study although some centres, wharves and rail facilities. station(s) and other key destinations such information on construction movements as Willesden Junction, North Acton and has been collated by Network Rail based on 8.48 There will be a need to co-ordinate surrounding areas will be designed to form information supplied by Crossrail and HS2. and phase construction projects to enable part of the urban fabric. Where possible, Further analysis of construction transport the transport impacts to be effectively these will be open 24 hours a day to non-rail impacts will be required as information on managed. As construction activity intensifies travellers even where they are managed as development phasing becomes available. A the number of vehicle movements on the part of the overall transport interchange. construction logistics strategy that achieves local road network will increase along with

127 potentially increased exposure to road adopted. Maximum re-use and recycling of Investigation should take place as to whether safety risk and deterioration in air quality. waste and construction materials within the paths can be identified beyond 2017 for the area will reduce transport demands. For use of transporting construction materials 8.49 A combination of voluntary measures, residual movements, there is potential for and waste from major infrastructure and incentives and targeted investment will be bulk construction materials and/or waste to development projects at Old Oak. used to reduce these increases as much be transported by rail and canal although as possible, e.g. through use of alternative issues of local environmental impact 8.55 Water transport could take advantage modes. Residual movements will need to and commercial viability will need to be of existing wharf facilities on the canal and be made using vehicles that are designed addressed. may be best suited to transport of bulk to be as safe as possible, together with loads to be used in construction including high standards of driver training. 8.53 The project director for HS2 phase movement of material for tunnel segments. 1 has stated that maximum use should 8.50 Membership of a scheme such as be made of rail and water transport for Freight transport geography the Fleet Operator Recognition Scheme movement of waste and construction 8.56 Old Oak and Park Royal currently and adherence to the industry Standard materials. Alongside use of existing generate a substantial number of road for reducing Work- Related Road Risk will facilities, this is likely to require additional freight movements as they are key industrial form part of a package of measures to rail freight facilities which could be shared sites where many raw materials and reduce risk to other road users from freight with other large construction projects and manufactured goods are handled en route movements. provide a legacy use for future distribution to their final users, generally elsewhere and logistics services. A commitment to in London. Although business relocations Using rail and canal in construction logistics maximising use of rail and water transport may have an impact on vehicle routing, 8.51 For a number of years there have should be extended to all other major there will still be a substantial number of been aspirations to make greater use of the construction projects in Old Oak, drawing freight movements to accommodate on the canal and rail routes for freight transport in on best practice from Crossrail and the road network. Improving the reliability of Old Oak and Park Royal and some sites Olympics. As part of the scrutiny process deliveries and servicing is a key factor in already have direct rail or canal access. for HS2, TfL has petitioned for maximum business success. However, the potential of these modes, use to be made of the canal and rail particularly for bulk transport has not been network for construction transport in line 8.57 Park Royal is London’s largest exploited. with policy in the London Plan and Mayor’s industrial area and one of Europe’s Transport Strategy and will continue to biggest urban industrial estates home to 8.52 Redevelopment in Old Oak alongside pursue discussions with HS2 Limited as the more than 2,000 workplaces and over major infrastructure projects will generate project is developed. 44,000 employees. Wholesale, transport a large amount of construction vehicle and warehousing / storage use functions movements for a number of decades 8.54 Off-peak rail paths for freight account for 27 per cent of commercial exporting waste and importing materials. movements, to 2017 are reserved as part floor space in Park Royal. Manufacturing The amount of construction activity planned of the construction strategy for Crossrail, accounts for 20 per cent and construction for the area provides an opportunity for enabling 85% of excavated Crossrail related activities account for a further eight sustainable transport solutions to be material (by tonnage) to be removed by rail. per cent. Arguably, in some sectors such

128 as food preparation, Park Royal already avoid the resulting congestion that could serviced by small delivery vehicles. From acts as a large-scale consolidation centre arise. Consolidation centre(s) may also the outset residential and commercial for central London. These generate a enable deliveries and servicing to take developments will be designed with central substantial number of strategic and local place during the night-time or other off peak drop off facilities for home deliveries trips by heavy and light goods vehicles. periods, thereby avoiding the worst traffic including refrigerated storage. Given that Similarly, Old Oak currently accommodates congestion. the largest growth in traffic in recent years a number of key industrial and waste has been light goods vehicles (vans) it is processing activities. 8.60 The establishment of consolidation particularly important to find more efficient centre(s) used by multiple businesses in means of delivering goods to enable the 8.58 Congestion at key junctions and on the area could reduce demand and help road network to function more effectively. links providing access to strategic routes is manage flows at peak times by utilising a major barrier to business growth and may existing and future technology to enable have been a factor in business relocations ‘call-off’ deliveries of stock during quieter away from the area in recent years. on the local road network and reducing volume of freight and servicing movements freight’s contribution to congestion. also raises challenges in terms of maintenance and management of the road 8.61 Consolidation centre(s) should be network and the safety and environment for located on sites that are easily accessible other road users. to the strategic road network, rail connected and central for local deliveries and servicing. Reducing additional delivery and servicing Potential sites for consolidation centre(s) in trips the Old Oak and Park Royal area will be 8.59 A potential solution to the problem identified through the Local Plan process. of large freight vehicles using unsuitable roads and the resulting congestion is the Designing facilities for deliveries and establishment of consolidation centre(s) servicing that could service Old Oak and Park 8.62 Servicing and deliveries in Old Oak Royal and potentially a wider area of and Park Royal will need to be managed west London. Consolidation centre(s) in line with best practice to minimise the could reduce the volume of Heavy Goods impact on the surrounding road network. In Vehicles (HGVs) passing through the area new development areas off street solutions although it would generate traffic impacts for servicing should be adopted, where in the immediate vicinity. New commercial possible, utilising different ground levels and residential development within the Old including basement and void areas within Oak area will generate large numbers of multi storey structures. Street frontage delivery and servicing movements once servicing should be minimised and occupied. TfL wishes to discourage use restricted to small individual units located of unsuitable roads by vans and HGVs to on lightly trafficked streets which can be

129 Figure 84: Grand Union Canal looking east

130130 9. ENVIRONMENT STRATEGY

131 ENVIRONMENT

PRINCIPLE E1: WATER

Proposals should: localised higher risk areas. However the 9.4 GLA and OPDC will commission downstream combined sewer catchment is an Integrated Water Management Plan a. Minimise water consumption through recognised as having significant capacity to highlight the long term infrastructure the use of efficient devices, smart issues leading to frequent surface water requirements for water demand and landscaping and the use of grey water and combined sewer flooding. OPDC as drainage in Old Oak and Park Royal to and rainwater recycling; local planning authority will be encouraged support policies in OPDCs future Local b. Use an extensive range of sustainable to work with Thames Water and the Royal Plan and work with other emerging drainage techniques (including green Borough of Kensington and Chelsea on OPDC strategies. The Integrated Water infrastructure) to ensure that new current proposals to upgrade the Counters Management Plan would look to: development achieves a greenfield run- Creek water tunnel. off rate; and ƒƒ Assess the existing water supply c. Explore opportunities to retrofit 9.3 All proposals must ensure that any infrastructure in the Old Oak and Park sustainable urban drainage measures to new development does not increase Royal area; existing buildings and public realm; and flood risk either on site or elsewhere. ƒƒ Assess the existing sewerage and d. be part of an integrated approach to This should be achieved through the drainage infrastructure in the Old Oak water utility planning. provision of comprehensive new drainage and Park Royal area; infrastructure, coupled with the provision ƒƒ Consider the likely range of demands for of grey water recycling and rainwater water supply, sewerage and drainage 9.1 The Old Oak and Park Royal area harvesting systems. through the redevelopment of the Old provides an opportunity for the design Oak and Park Royal area; and implementation of innovative water 9.3 In line with the emerging London ƒƒ Propose a range of options to minimise management techniques that can help Sustainable Drainage Action Plan (LSDAP) drinking water demand, maximise grey/ minimise flood risk, reduce water wastage, consideration should be given to delivering rainwater re-use, maximise the use and ensure that any increasing demand on and encouraging sustainable drainage of sustainable drainage systems and water supply does not impact on the already retrofits. There are a wide range of relatively minimise discharge to the Combined at critical supply levels across London and easy and low cost options associated with Sewer system; the south east of England. existing industrial buildings and large format ƒƒ Consider a range of sensitivity tests for public buildings e.g. hospitals and open the above options; 9.2 Flood risk within Old Oak and Park spaces to enable surface water storage and ƒƒ Assess the spatial implications of any Royal is generally low, albeit with some infiltration measures to be implemented. required infrastructure; and ƒƒ Assess the outline costs of any required infrastructure. 132 Figure 85: Potential water infrastructure

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133 PRINCIPLE E2: WASTE

Proposals should: 9.6 The London Borough of Hammersmith management and district-scale energy and Fulham form part of the Western generation. Alternatively, the Powerday a. Continue to protect waste sites in Park Riverside Waste Authority (WRWA), whose could be relocated in the longer term to Royal as set out in the West London members also consist of the Royal Borough release the site for housing or alternative Waste Plan, as adopted by OPDC in of Kensington and Chelsea and London uses. July 2015; Boroughs of Wandsworth and . b. Investigate the potential for the relocation The WRWA have not started a joint waste 9.8 It will be necessary to relocate one or of existing waste sites from Old Oak to plan and waste apportionment is currently more of the waste sites in Royal and wider; dealt with on a borough by borough basis and Fulham to accommodate new c. Support London’s transition to the as set out in the London Plan. Within the development. In particular the early circular economy to turn London’s London Borough of Hammersmith and relocation of EMR is considered necessary waste into an economic opportunity and Fulham part of the OAPF area there are to facilitate the early regeneration of Old become 100% net waste self-sufficient several existing waste sites: Oak North. The Mayor is keen to ensure d. Investigate the potential for integrating that existing waste management activities waste sites in Old Oak delivering benefits ƒƒ European Metal Recycling; in Old Oak continue to operate in the area in the form of jobs, new materials and ƒƒ Powerday; and will work with waste providers to explore low carbon heat and power; and ƒƒ Capital Waste Ltd; ways in which sites could be relocated. Any e. Demonstrate innovative waste and ƒƒ UK Tyre Exporters; and relocation deemed necessary will be done recycling management and collection ƒƒ O’Donovan’s Waste Disposal Ltd in line with London Plan waste policy and processes to help boost London’s the GLA will work constructively with the recycling rate. 9.7 New development in Old Oak and Park relevant borough/s within its jurisdiction Royal affords the opportunity to explore how to ensure its waste apportionment is the existing waste sites in Hammersmith met. The London Plan requires Mayoral 9.5 The London Boroughs of Brent, Ealing, and Fulham can be incorporated into Development Corporations to cooperate , Hounslow and Richmond have solutions for the treatment and transfer of with the boroughs in which they sit to ensure produced a joint West London Waste Plan, waste in the area and potentially provide for that apportionment needs are met. As part which identifies within Park Royal, specific energy need. For example, the Powerday of the Duty to Cooperate, OPDC will need sites that should be safeguarded for waste. waste site provides construction waste to discuss its approach to the relocation of The Mayor will support the local authorities services. This facility could act as the waste sites within the London Borough of in protecting and safeguarding these waste on-site construction waste management Hammersmith and Fulham, to ensure that sites and OPDC have adopted the West centre for the redevelopment of the Old Oak the waste policies in its Local Plan ensure London Waste Plan as a Development Opportunity Area and could be refurbished that the borough is still able to meet its Plan Document, ensuring that these waste over the lifetime of the development so that apportionment target. sites will be safeguarded. its focus could switch to municipal waste

134 Figure 86: Existing waste infrastructure

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135 PRINCIPLE E3: AIR QUALITY

9.9 Given the scale of new development Proposals should: roads, as exemplified by locations near the to take place, development should seek A40 Western Avenue. During construction, to deliver over and beyond Mayor’s a. Minimise the generation of air pollution, the main air quality effects are anticipated waste policy and targets, through the use both during and post construction, to result from emissions of oxides of of innovative solutions to reduce waste making new developments ‘air quality nitrogen (NOx) and fine particulate matter production in construction phase, use neutral’ or better; and and dust (PM10 and PM2.5) emanating recyclable materials as much as possible, b. Achieve EU established health-based from an increase in road traffic and traffic- and to achieve a 95%+ reuse and recycling standards and objectives for a number of management schemes. rate as achieved on the Olympic Park site air pollutants (NOx, PM10 and PM2.5). in 2012. Development should provide local 9.13 Mechanisms for minimising air pollution facilities to support waste minimisation and are therefore closely tied to the principles achieving high reuse and recycling rates 9.11 Development proposals should of the transport strategy: encourage use of and identify final destinations for residual include mechanisms to ensure that they public transport, walking and cycling and waste, with preference for local energy are air quality neutral and achieve EU minimise the number of trips by private generation facilities where appropriate. health based standards. Longer-term vehicle. Developers will be required to improvements to air quality (and other undertake strategies that assess baseline 9.10 Development should provide highly benefits such as urban cooling) can also air quality levels, set targets for new air visible and accessible recycling facilities for be delivered through a strategic approach quality levels, monitor this during and post both residential and non-residential and see to the provision of trees in the public realm construction and take action if these targets a commitment for adequate storage space which considers the form and structure of are exceeded. maximising recycling opportunities and the canopy and how groups or avenues of meeting the standards in the GLA’s SPG on trees interact with the open space network 9.14 Once the proposed scheme is in Sustainable Design and Construction. This to create ‘breeze pathways’ that optimise operation, changes in traffic are anticipated should be considered at the earliest stages air flow. to be the cause of significant residual of the design process and included in plans effects for air quality at a small number of submitted when applying for planning Road Traffic residences close to a short section of the permission. 9.12 The main source of existing air A4000 Old Oak Lane. There will be adverse pollution in the area is directly attributable impacts on NO2 concentrations on Victoria to emissions from road traffic, as is the Road, Victoria Terrace and Shaftesbury case for most parts of London. The site is Gardens. There will be moderate adverse close to roads with high traffic flow resulting impacts on NO2 concentrations on in significant concentrations of road traffic- the A4000 Old Oak Lane, Shaftesbury related pollutants. Airborne concentrations Gardens and Wales Farm Road close to of the main pollutants increase substantially the Old Oak Common station area. There when compared to sites not close to main

136 will also be slight adverse impacts for dust and emissions. The reconfiguration of form and structure of the canopy and how NO2 concentrations on A4000 Victoria the area is likely to see an improvement in groups or avenues of trees interact with Road (near the A40 Western Avenue) current air quality issues. the open space network to create ‘breeze and along the A219 Wood Lane in the pathways’ that optimise air flow. Mitigation vicinity of Burlington Danes Academy (DfT, 9.17 Future dust emissions will be measures will need to be in accordance 2013). There will be temporary moderate associated with activities including with the Control of Dust and Emissions adverse impacts on roadside NO2 on the vehicular movements, site preparation, from Construction and Demolition SPG. A5 Road between Blomfield demolition, works and the use of haul routes Road and the A40 Flyover. within areas of construction. For example, Managing noise These are considered significant effects. dust concentrations are particularly acute 9.19 The reduction and management Traffic data obtained from the Old Oak near high density housing 20 meters to the of noise generated activities during the Common area indicates that some roads east of the land required for construction on construction and operational phases are predicted to have significant changes Stephenson Street. Two localities, Midland of development should be managed in in traffic flows. In this regard, there will be Terrace and Wells House Road are partially accordance with London Plan policy 7.15. moderate adverse impacts for fewer than encircled by construction compounds Further detailed guidance will be provided 20 properties assessed for NO2 along the at Old Oak Common Station, Old Oak through the development of the OPDC A4000 Old Oak Lane between the junctions Common Lane underbridge satellite Local Plan. with Atlas Road and Channel Gate Road. compound and Victoria Road tunnel drive main compound. It is anticipated that the 9.15 The guidance in the Transport main dust-generating activities will occur Strategy chapter, which aims to maximise at the construction compounds at Old Oak use of walking, cycling and public transport Common, Atlas Road, Victoria Road and while minimising the number of additional Willesden Euroterminal. vehicle trips, should help to mitigate some of the negative impacts on air pollution. A 9.18 Development proposals for buildings site-wide construction logistics plan which that give rise to air pollution will be promotes use of rail and water transport and encouraged to ensure mechanisms greater efficiency in use of road transport (interventions e.g. technology) are put in should also be beneficial. place to ensure that they are air quality neutral and achieve EU health based Dust Emissions standards. Longer-term improvements to 9.16 Existing uses at Old Oak include a air quality (and other benefits such as urban number of industrial and waste recycling cooling) can also be delivered through a plants that cause a substantial amount of strategic approach to the provision of trees in the public realm which considers the

137 PRINCIPLE E4: ENERGY

Proposals should: requirements and the potential for use of ƒƒ Ensuring energy infrastructure is located waste heat and other energy sources to to be resilient to current risks and the a. ensure that Old Oak and Park Royal supply district heating networks; impacts of future climate change. area is an exemplar of low carbon ƒƒ Electricity infrastructure requirements, development; and including electricity substation 9.22 The Energy Strategy and subsequent b. commit to achieving the highest requirements, location, land take and the Masterplan will be used to inform future standards of energy efficiency and low/ opportunity to retail electricity; OPDC planning policy in the Local Plan. This zero carbon technology. ƒƒ Heat networks and their associated is particularly relevant around safeguarding thermal storage and energy production sites for electricity substations, energy 9.19 The GLA and OPDC will be particularly plant in balancing energy demands and centres and network routes (and their supportive of exemplar residential and supply at a local distribution level: the installation design coordination with other non-domestic proposals that look to feasibility of energy from waste will be linear infrastructure) and planning for heat achieve cost-effective near or zero carbon established; network installation according to heat load standards on-site. ƒƒ Consideration of the ability to connect development. into nearby decentralised energy 9.20 The proximity between the proposed developments, proposed at White City Old Oak mixed-use area and the Park Royal and Wembley; industrial area provides the opportunity to ƒƒ Smart grids and demand side response interconnect these two places to achieve a at building (new and retrofitting existing) diversified energy demand that will enable or aggregate level to optimise capacity a more cost-effective energy supply and investment, reduce energy demands, infrastructure provision. balance local energy supply and demand, including peak energy across 9.21 As part of an integrated utilities the site, and reduce the need for network strategy, OPDC and GLA will produce an reinforcement; Energy Strategy for the area. As more ƒƒ Existing buildings and the need to detailed development proposals emerge, mitigate peak loads; this will be superseded by an Energy ƒƒ The use of innovative technologies for Masterplan for the Old Oak and Park Royal distributed generation; area. It is expected that this Masterplan ƒƒ Energy demands for electric and fuel would provide confirmation and additional cell vehicles and the opportunities for guidance on: distributed refuelling infrastructure, i.e. ƒƒ Heating and cooling requirements, chargepoints and electrolyser hydrogen including the potential for heat and refuelling stations, and their use in last cooling networks, energy centre mile electricity grid balancing; and Figure 87: Olympic Energy Centre, Stratford

138 PRINCIPLE E5: GREEN INFRASTRUCTURE

Proposals should: but which could be bolstered by carefully a. Create a network of amenity spaces considered landscaping or habitat creation, connected by soft landscaping and tree particularly along the Grand Union Canal planting to encourage healthy, walkable corridor where there is scope for increasing neighbourhoods; its biodiversity value by planting marginal b. Use green infrastructure to sustainably vegetation and reedbeds. manage rainwater (see water section); c. Retain and enhance the value of existing 9.25 Wormwood Scrubs is a major open ecological or nature conservation assets; space to the south of the development d. Improve ecological connectivity by site. Whilst increased recreational use of enhancing existing green corridors such this site is a likely consequence of the new as the canal and railway lines; and development, e. Help reduce temperatures in hot weather Wormwood Scrubs has considerable and intensification of the urban heat existing ecological value which will island effect through providing shading need to be maintained, and enhanced and evaporative cooling and green and where possible. Consequently the green brown roofs and walls. infrastructure within the core development site itself should be designed to 9.23 At Old Oak there is an opportunity accommodate as much of the day to day to ensure that the concept of green recreational demand as possible. infrastructure is fully adopted and realised such that the provision of open space 9.26 Within Park Royal there will also throughout the site is not informed solely by be opportunities as part of development space standards but by the functions that a proposals to secure ecological well-planned green infrastructure network enhancements. Development should look can provide; in particular, the role of green to connect up existing ecological areas infrastructure in surface water management and corridors through the provision of and the opportunity to encourage ‘healthy street greening and new open space and living’ neighbourhoods by creating greener biodiversity corridors. These improvements routes through the development. would also help to enhance the environmental quality of Park Royal. 9.24 Furthermore, the development site has existing green corridors in the form of the canal and railway embankments which have some existing ecological value

139 PRINCIPLE E6: LAND CONTAMINATION & REMEDIATION identified along with their potential related with the information gathered through the risks. It should then be determined what site investigation to confirm the existence Proposals should identify land that is sensitive receptors are likely to be present of any remaining pollutant linkages. contaminated and sources of contamination at the development site such as humans, and remediate the land, in accordance with ecological receptors or building materials. 5. Remediation Strategy the stages outlined below. Any pathway from potential on-site sources 9.32 A detailed method statement for any to off-site sensitive receptors should also be required remediation works identified identified. A conceptual site model should through the risk assessment should be 9.27 The Old Oak and Park Royal area be produced to demonstrate where any produced with the aim of breaking any has been heavily used by industry and pathway connects any of these sources to pollutant linkages. The Strategy should there are likely to be a number of sites the sensitive receptors. support waste minimisation and maximising with substantial land contamination. resource use by promoting the sustainable Specifically, contamination may pose 2. Site Investigation Scheme remediation and reuse contaminated soils. risks to water resources (notably ground 9.29 This Method Statement is based upon water) and construction activities. The the preliminary risk assessment and should 6. Verification OPDC, Environment Agency and local set out how the site investigation will be 9.33 A report should be produced which authorities will work together to address carried out, how the sources of pollution validates and verifies that all of the works land contamination and may need to identified in the conceptual site model will outlined in the remediation strategy have undertake further work looking into the be targeted and determine the existence of been undertaken as agreed. This would potential land contamination context in the the pathway to the identified receptors. include details such as analytical results OPDC area to inform the Local Plan. The confirming successful in-situ remediation Local Plan and future planning applications 3. Site Investigation or importation or clean topsoil cover, the in the OPDC would need to comply with 9.30 This investigation should be undertaken proper placement of gas membranes and all statutory processes for managing the using current guidance and methods. The waste transfer tickets demonstrating a duty decontamination of land. Statutory duties results of the investigation must be clearly of care in handling any off site transfer of to address land contamination would presented, compared against recognised excavated soil. remain with the individual local authorities and approved standards and interpreted within the Old Oak and Park Royal area. so that it is clear to see where remediation 7. On-going monitoring Any proposals will need to follow the below action is required. 9.34 If during development, contamination seven stage process: not previously identified is found to be 4. Risk Assessment present at the site, the respective Council 1. Preliminary Risk Assessment 9.31 The results of the site investigation should be immediately informed and no 9.28 This assessment should comprise of should be assessed to determine the further development (unless agreed in a desk top study which includes details of degree and nature of any contamination writing by the Council) should be carried past and present uses at the site and the on the site and the risks posed by any out until a report indicating the nature of the surrounding area to identify any potential contamination to human health, controlled contamination and how it is to be dealt with sources of contamination. Any pollutants waters and the wider environment. The is agreed in writing. associated with these sources should be conceptual site model should be revised

140 Figure 88: EMR site in Old Oak

141 Figure 89: West Coast Main Line looking west

142142 10. DELIVERY STRATEGY

143 Development Infrastructure Funding Study strategy (Regulation 123 list). This would 10.3 As can be seen from Figure 90, there are 10.1 The GLA and OPDC are currently in form part of the DIFS and CIL work and would several landowners who own (or have a long the process of developing a Development identify the potential delivery mechanisms for term interest) in the majority of land in the core Infrastructure Funding Study (DIFS), which will infrastructure and rank infrastructure under development area. This makes the assembly of eventually sit as evidence to OPDC’s Local the following categories of importance: deliverable development plots less problematic Plan. 1. critical enabling infrastructure, than on sites in more fragmented ownership. 2. essential mitigation, These large landowners include: 10.2 The DIFS is focussing on the core 3. high priority; and ƒƒ Network Rail; development area at Old Oak; however, 4. desirable. ƒƒ Department for Transport (DfT); delivery and securing infrastructure will be ƒƒ Cargiant; equally important in the Park Royal industrial ƒƒ The London Borough of Hammersmith and estate and the GLA will be undertaking further PRINCIPLE DL1: Fulham; work on delivery in Park Royal. This will look WORKING WITH STAKEHOLDERS ƒƒ HS2 Ltd (who will be acquiring land for in particular at utilities infrastructure, as there the construction of the Old Oak Common are known to be problems with the current Proposals must: station.) connectivity (broadband), drainage and energy ƒƒ TfL/Crossrail networks. a. Ensure a comprehensive approach to the regeneration of the area, development 10.4 The GLA and OPDC have started The DIFS will inform the following future that restricts the ability to secure the the process of engaging with landowners, workstreams: comprehensive regeneration of the area developers, utility providers and other public will not be supported; sector bodies in order to understand their ƒƒ the Local Plan produced by the proposed Old b. Demonstrate joined up working between needs and aspirations and in turn how these Oak and Park Royal Mayoral Development key stakeholders such as the public can best fit with the Mayor’s regeneration Corporation (OPDC); and private sector landowners, local objectives for the area. ƒƒ A Community Infrastructure Levy (CIL), which authorities, statutory undertakers and is a levy charged on developments to pay for infrastructure providers and adjacent 10.5 The GLA and OPDC will work with infrastructure. This would be produced by the landowners and developers; landowners and developers to ensure OPDC and would undergo its own statutory c. Optimise development and accelerate that infrastructure requirements for early consultation and examination; delivery of public sector assets by development help secure the objectives of ƒƒ A Section 106 Supplementary Planning ensuring that public sector landowners the wider masterplan whilst not placing an Document (SPD), which would identify those are joined up and have an aligned infrastructure burden that stops development pieces of infrastructure not been picked strategy; and from coming forward. up through CIL and would provide further d. Kick start regeneration in advance of detail on types of infrastructure and funding the planned Old Oak Common station in 10.6 To ensure a comprehensive approach is sources; and 2026; taken, in accordance with this OAPF, the GLA ƒƒ Infrastructure prioritisation and delivery and OPDC will encourage collaborative working

144 Network Rail 59.1 ha Department for Transport 11.3 ha 0 0.5 1km Car Giant 16.4 ha LBHF 1.0 ha Private multiple landowners 20.7 ha Proposed HS2 Work sites 25.7 ha (ownership as set out in the hybrid bill)

Public Landowners 71.2 ha = 53% Private landowners 37.1 ha = 28% HS2 work sites 25.7 ha = 19% total: 134 ha

Figure 90: Land ownership

145 across all parties. This collaborative Fulham to realise optimal value for their Indicative phasing working is aimed at minimising the need assets and secure substantial benefits 10.10 Figure 91 provides an indicative for compulsory purchase; however, the for the Opportunity Area. Joined up phasing plan for development in the Old GLA or OPDC does have the ability to use public sector working will be particularly Oak Common Opportunity Area. Phasing its CPO powers where it is considered instrumental in securing the timely is split between pre and post 2026, when necessary to secure the comprehensive development of public sector owned land the planned Old Oak Common station regeneration of the area. in the area. is due to open. Given the length of time over which this project could be delivered To achieve a comprehensive approach, 10.9 Old Oak Common station is currently it is anticipated that the exact phasing landowners will need to demonstrate how: programmed to open in 2026. This will would vary and what is set out represents undoubtedly transform the area, giving a pragmatic and potentially deliverable ƒƒ their proposals fit within this planning Old Oak unparalleled local, regional and programme based on a number of framework and do not prejudice future national transport connections. However, assumptions made at the time of writing development on adjacent sites; the GLA and OPDC are keen to ensure this planning framework. ƒƒ proposals are being phased to fit with that, where feasible, development in other stakeholders’ aspirations; and the surrounding area is brought forward 10.11 Given the size of the Opportunity ƒƒ consideration has been given to the in advance of the opening of Old Oak Area and the predicted numbers of provision of on-site infrastructure in Common station. This could include the homes and jobs, it is unlikely that all sites relation to the overarching planning potential for small or large-scale catalyst identified as being pre-2026 would be fully framework. uses such as sports, leisure, recreational, built out within that period. However, the arts, cultural education and health related opportunity for those sites identified as 10.7 72% of freehold land ownership uses. Early development proposals will pre-2026 is that they could be developed within the core development area is within need to demonstrate how they fit with and without being overly reliant on the opening public sector ownership. Early estimates support the long term delivery of the wider of Old Oak Common station and so should show that this public sector land could masterplan. not be sterilised for development during accommodate 10,500 homes and 46,000 the station’s construction. jobs. This would generate substantial capital receipts to the public sector as well Pre 2026 as long term revenue receipts in the form 10.12 Development pre-2026 is most likely of council tax, business rates, income tax, to start on land to the north of the Grand corporation tax and stamp duty. Union Canal, around North Acton, along Scrubs Lane and on the Oakland’s site. 10.8 The GLA is working with public sector landowners such as Network Rail, the 10.13 At North Acton development has Department for Transport, TfL and the already started, with the Berkeley Homes London Borough of Hammersmith and and Costume Store and other student

146 Figure 91: Development phasing

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147 housing schemes already occupied. This contribute to and not reduce delivery of as Strategic Industrial Location (SIL). high pace of regeneration and renewal at homes and jobs across Old Oak. However, as and when this land becomes North Acton is anticipated to continue with available once it is no longer required opportunities for growth in the immediate Post 2026 by HS2, there may be the opportunity vicinity of North Acton station, as well as to 10.16 The opening of Old Oak Common to encourage its use as a mixture of SIL the south on the Holbrook House, Perfume station in 2026 will act as a huge catalyst appropriate uses including Preferred Factory and Portal Way sites. to kick start the regeneration of the land to Industrial Location towards the eastern end the south of the Grand Union Canal. Land of the land and Industrial Business Park 10.14 To the north of the Grand Union to the south of the canal and on HS2 work uses closer to and along Old Oak Lane. Canal, on the Oakland’s House site and sites would include a significant proportion Industrial Business Park SIL uses could along Scrubs Lane, there is potential for of the new commercial space proposed for provide higher density employment space the early delivery of new homes and jobs. the area. This represents a shift in land use and could help create a buffer between the This would require a series of infrastructure strategy from a focus on housing delivery mixed use redevelopment of Old Oak and upgrades as set out elsewhere in this pre-2026 to a focus on commercial space the SIL uses of Park Royal. There may also planning framework including new and delivery post-2026. This strategy reflects be opportunities to link this to the growth improved road, bridge and pedestrian/ the fantastic public transport accessibility aspirations expressed by Imperial College cycle connections into the surrounding that would bring Old Oak within just 10 to provide more scale-up space for their area and onto the canal, and an improved minutes of Central London and Heathrow growing businesses from their White City Willesden Junction station, addressing and 38 minutes of Birmingham. campus. decontamination issues, new utility infrastructure, mitigation of environmental 10.16 Within the core development area 10.18 In addition to the above listed HS2 concerns, and provision of sufficient social development post-2026 will include the work sites there are also other HS2 work infrastructure and addressing the policy land to the south of the canal and also the sites around the HS2 station and on the guidance set out in this planning framework remaining homes and jobs on other sites Shield site. The future redevelopment of and in the London Plan. that have not yet been completed. The these sites, once no longer required by overall quantum of post-2026 development HS2, should come forward in line with the 10.15 Pre-2026 these sites could support is approximately 15,000 homes and 46,000 principles set out in the Old Oak South delivery of approximately 9,000 homes jobs. section of this planning framework. and 9,000 jobs. The GLA and OPDC would also encourage small and / or large-scale 10.17 In addition to the figures in the 10.19 The Crossrail depot and sidings are catalysts for early regeneration, such paragraph above, there are two large HS2 located immediately north of the Old Oak as education establishments, a sports work sites located on the western side of Common station and their full or partial stadium, a sports and leisure complex, Old Oak Lane immediately south of the relocation to an alternative site is needed health, arts and cultural centres, aligned West Coast Main Line. These sites will to enable the redevelopment of this land. with improvements in the key infrastructure be cleared and ready for redevelopment The Mayor considers it critical to relocate and better connections. These uses should post 2026. This land will be protected all or parts of the depot and sidings in the

148 2020’s so that development can proceed sidings, there are likely to be significant upon the opening of the proposed Old Oak costs and challenges associated with Common HS2, National Rail and Crossrail relocating and/or reconfiguring this land stations and to unlock the comprehensive to enable its redevelopment. The depot regeneration of the Old Oak area. Work is currently operational and has a lease is currently underway by TfL to look at the which runs until 2038 with an opportunity feasibility of reconfiguring the depot and for this to be extended until 2045. The GLA sidings or fully or partially relocating them recognises that this depot will be complex to alternative locations. Although there are to bring forward. Further discussions with significant costs associated with relocation the Department for Transport (DfT) are of the depot, it is an important site in helping needed to progress this. . to increase development value across the wider Old Oak Common Opportunity 10.22 The indicative phasing set out in area as well as improving connectivity and the table below will be subject to further permeability. work as part of OPDC’s Local Plan. The Local Plan will set out a 20 year housing 10.20 To the south of the Old Oak Common supply and will be informed by a Strategic station, the GLA, OPDC and TfL are Housing Land Availability Assessment in discussions with the Department for (SHLAA) and a Strategic Housing Market Transport (DfT) regarding the potential Assessment (SHMA). relocation of the IEP depot to elsewhere on the Great Western Main Line in the future. Phase Approxi- Housing Jobs The longer term relocation of this existing mate use could release this site for new homes years and jobs. Pre- 2016-26 9,000 9,000 2026 10.21 The Mayor has identified the opportunity to relocate and/or reconfigure Post- 2026+ 15,000 46,000 this rail site to enable development of this 2026 land in the future. The development of this Total 35 years 24,000 55,000 site would provide much needed new homes and jobs. It would also enable delivery of a new access from Wormwood Scrubs through the future HS2, Crossrail and National Rail stations for residents, workers and visitors. As with the Crossrail depot and

149 PRINCIPLE DL2: further iterations; however, as more may not be able to occur. The delivery of INFRASTRUCTURE detailed design progresses for these and infrastructure has been split between pre we build a better understanding of what is and post 2026. Proposals should provide the necessary possible, then the exact location form and infrastructure to support the needs of function of these pieces of infrastructure 10.28 Some of these infrastructure items development. may change. The principles are pieces of may be funded by Government, some infrastructure, whose location is broadly by other public sector bodies, some form 10.23 Developers will be expected to make known, but for which there is likely to be part of the GLA and/or other public bodies’ a reasonable return from development. more flex in terms of location and design. petitions on the HS2 Bill, , and some will form However, developers would need to do so Neither the fixes nor the principles preclude part of existing Network Rail / TfL capital within the parameters established by the newer or more innovative solutions from programmes. However, a substantial Development Plan including the Mayor’s being proposed. Such proposals would proportion of transport infrastructure is London Plan and Local Plans. This would need to be carefully considered to ensure assumed to be funded through forms include making appropriate contributions that they continue to deliver the aspirations of development value capture – either to the delivery of supporting infrastructure of this planning framework. through a Community Infrastructure Levy and affordable housing. (CIL), Section 106 or Section 278 planning 10.26 To enable delivery of infrastructure contributions. This could also potentially be 10.24 The GLA has commissioned a considered necessary to unlock the funded through the use of Tax Increment Development Infrastructure Funding Study comprehensive regeneration of the area, Funding (TIF) as was used to fund delivery (DIFS) for the Old Oak and Park Royal there may be a need in the future for OPDC of the Northern Line Extension at Vauxhall area, which is looking at the viability of and/or the GLA to use its CPO powers. Nine Elms Battersea (VNEB); however, development and the amount and type agreeing such an approach will require on- of infrastructure necessary to support the Transport Infrastructure going discussion with central Government. delivery of 24,000 homes and 55,000 jobs 10.27 Figures 92 and 93 show indicative in Old Oak and 1,500 homes and 10,000 locations for the key transport infrastructure Pre 2026 jobs in Park Royal. A summary of the types enhancements identified within the Old 10.29 Land to the north of the Grand Union of infrastructure considered necessary Oak and the wider area. This infrastructure Canal has a particularly important role to and the timing of its delivery are provided is necessary to unlock land and provide play in kick starting the regeneration of the in the proceeding sections of this planning access to development sites; however it is wider area. It has the potential for early framework. recognised that alternative infrastructure delivery of new homes, infrastructure and options could be delivered to meet evolving potentially a mix of small to large-scale 10.25 Figure 92 shows some of the key need. As identified in the transport chapter, catalyst uses such as new educational infrastructure fixes and principles within the the provision of appropriate transport facilities, a sports stadium, a sports Old Oak and Park Royal area. The fixes are infrastructure will be critical to realising the complex, health, arts, leisure and/or those pieces of infrastructure whose broad development potential at Old Oak. Without cultural uses, which could act as a catalyst location is reasonably settled and that is the transport infrastructure identified in for the regeneration of the area and focus unlikely to dramatically change through Figure 92, little development at Old Oak for the early phases of development.

150 0 0.5 1km

Figure 92: Fixes and principles

151 Land currently occupied by Cargiant and ƒƒ Delivery of a new eastern bridge over Post 2026 European Metal Recycling (EMR) could the canal from Hythe Road into the Old 10.34 Once Old Oak Common station has be brought forward for redevelopment Oak Common station site (6); been completed and is operational, the in advance of delivery of High Speed 2 ƒƒ Public realm and capacity enhancements focus for development is anticipated to shift (in 2026). In addition development along on existing highways such as Scrubs to the south of the Grand Union Canal and Scrubs Lane and at North Acton could also Lane and Old Oak Lane (7); and on to the HS2 work sites. The relocation of be supported. The full delivery of these ƒƒ Delivery of the Hythe Road London the Crossrail depot and sidings would make sites would require provision, facilitating Overground station on the West London it possible to create additional connections provision, and/or contributing towards: Line (8) over the Grand Union Canal, including the completion of Old Oak High Street (14). On 10.30 Improved connections to Willesden 10.33 To the south of the canal, substantial the IEP depot, development will provide Junction station to the north, including: transport improvements will be made to Old opportunities to create a new access to ƒƒ delivery of a new bridge over the West Oak Common Lane and Victoria Road (9) Wormwood Scrubs (15), through the Old Coast Mainline (accessible and inclusive in association with providing access to the Oak Common station. Redevelopment pedestrian and cycle as a minimum) west of Old Oak Common station. A new would provide the possibility for improved linking Old Oak North to Willesden London Overground station to the west east-west connectivity through the creation Junction station (1); and of Old Oak Common Lane (10) would be of a new street linking Old Oak Common ƒƒ Improvements to Willesden Junction required to provide interchange between Lane to Scrubs Lane (16). Development to station to improve its capacity and the and HS2/Crossrail, the east of Scrubs Lane may also provide accessibility and improved connections including a direct link underneath these rail opportunities for connections further to from the station area on into Harlesden lines and across the Shield site to allow the east (17) to the Kensal Canalside Town Centre via both Harrow Road and this connection between North Acton and Opportunity Area and beyond to Ladbroke Old Oak Lane (2). Old Oak. Improvements to North Acton Grove. station (11) to provide increased capacity 10.31 Improved East-west connectivity: and improved access will be necessary to 10.35 To the west, development on the ƒƒ A new bridge connection over the Grand cater for the increased demand resulting Shield site would provide opportunities to Union Canal, following a route through from development. There may also be a deliver a connection from the new station the Oakland’s House site (3); need to improve the existing gyratory at on the North London Line to Victoria ƒƒ Providing a new vehicular connection North Acton, and work on this is currently Road (18) and on to North Acton station. over/ under the rail line to the north of being progressed by Ealing Council with This could include the potential for a new the existing Hythe Road entrance to OPDC and TfL. Development on the entrance to North Acton station to its north provide a second connection from these Oakland’s House site would require a new (19). sites to Scrubs Lane (4); and access road off of Old Oak Common Lane ƒƒ Improving the Hythe Road entrance/exit (12). A potential Crossrail spur to the West 10.36 To the north of the Grand Union (5). Coast Main Line may also be provided pre Canal, infrastructure provision post 2026 (13), providing Crossrail services to 2026 is likely to be related to providing 10.32 the comprehensive regeneration of locations such as Harrow and , additional connections either over or under the wider area in particular through: Watford and Tring. the West London Line and North London

152 Figure 93: Early indication of transport infrastructure pre and post 2026

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153 Line tracks, particularly to development On-site provision: Boards, NHS England, the GLA Health on the Powerday waste site, which would ƒƒ 3x2 form primary schools; and Team and Public Health England to ensure require improved highway access (20). ƒƒ An all through (3-19 years) 4 form school that: Connections would also help improve ƒƒ the new health provision contributes to access between Willesden Junction, the 10.40 In the early phases, the focus would local Health and Wellbeing Strategies; canal and Old Oak Common station. be on expanding existing school capacity ƒƒ that health infrastructure provision has rather than building on-site provision. been informed by local people, key Social Infrastructure Any existing school expansion would be stakeholders and commissioners of the 10.37 Figure 94 shows indicative locations dependent on further work to identify the services; and for social infrastructure provision within ability of any premises to expand coupled ƒƒ dialogue will be undertaken with the the Old Oak area. Locations of social with the ability of children living in the local boroughs and CCGs about how infrastructure are only indicative at this development to easily access the school – Social Care facilities and how they stage as the exact locations will be especially in the case of the primary school might be developed to complement and dependent on further masterplanning expansion, where school runs require ensure that there are adequate health work by developers, further consideration greater parental supervision. Further work and social care facilities for the new of development phasing and further will be necessary to understand the timing population with the area. discussions with social infrastructure of and potential locations for the all-through providers. school as this will be a substantial facility, Emergency Services which is likely to require the acquisition of 10.42 Development at Old Oak has been 10.38 The amount of social infrastructure land. Potential funding mechanisms for its identified as being likely to give rise to the required will be contingent on the new delivery will be considered. following emergency service infrastructure: resident and worker population in the Old ƒƒ Two extensions to existing police Oak area. Below are early outputs from the Health – Primary and Community Care facilities (each of 425sqm); Development Infrastructure Funding Study 10.41 Development at Old Oak is ƒƒ An on-site contact point/police shop; (DIFS) indicating of the amount of social anticipated to give rise to the need for ƒƒ A 25sqm CCTV monitoring suite; infrastructure that would be necessary to 30 GPs, which could be accommodated ƒƒ Intensification (1,500sqm) of Park Royal support the London Plan homes and jobs in a number of “hubs” that may also be Fire Station; and targets. These figures are likely to change collocated with other public services and ƒƒ Provision of additional capacity at as further modelling work as part of the private businesses. Currently modelling existing ambulance stations; DIFS is undertaken. suggests that approximately 1,200 sqm of GP space would be required within 10.43 Further discussions would be Education each hub. There will also be provision necessary with the emergency service 10.39 Off-site provision: for dentists, pharmacists and opticians. providers and councils to agree any ƒƒ A one form entry expansion of an existing OPDC will be working with the Clinical emergency service infrastructure provision primary school; and Commissioning Groups (CCGs), Directors and further consideration would need to be ƒƒ A two form expansion of an existing of Public Health from each of the local given to the emergency service providers’ secondary school boroughs, local Health and Wellbeing service delivery plans.

154 Figure 94: Social infrastructure potential locations

0 0.5 1km

155 Community and Sports Facilities 10.46 Play space will also be required. For boom, in addition to putting in place 10.44 Development is anticipated to give under 5s, this is likely to be provided within measures that provide opportunities rise to the need for two community hubs development plots, whereas for older for nearby residents to secure post- of 2,600sqm, which could be co-located children, formal and informal play will be construction employment. with other services such as GPs, police, secured within public open spaces. cultural facilities and primary schools. One 10.50 In order to achieve this, the Mayor or both of these facilities could be anchored Economic Infrastructure will: by a library and could provide a variety of 10.47 Figure 95 shows the Index of Multiple ƒƒ Require developers to put in place other services, including affordable office, Deprivation for the area surrounding the procedures to ensure small and medium training and meeting space, adult learning Old Oak area. Within the immediate vicinity sized local enterprises (local SMEs) and training space, halls for hire and a of Old Oak there are a substantial number have access to tender opportunities for crèche. Provision of places of worship of Super Output Areas (SOAs) classed as the procurement of goods and services within the Opportunity Area would also being within the top 10% deprived nationally generated by the development both be encouraged as part of development and a significant number of SOAs within during and after construction; proposals, which could be collocated with the top 20%. The levels of deprivation ƒƒ Negotiate as part of planning obligations community facilities. Affordable sports become even more pronounced when from major developments: provision will be secured through CIL or looking specifically at income deprivation, S106 agreements. with a greater proportion of SOAs in the ƒƒ support and funding of Workplace 10% and 20% most deprived. Over 9% Coordinators working within the Open Space and Play Space of residents in Harlesden, over 7% of developers’ project team to ensure 10.45 Figure 95 also illustrates the residents in Stonebridge and over 5% of that local people benefit from indicative open space network identified in people in the College Park and Old Oak employment opportunities throughout the OAPF indicative masterplan (see page were claiming Job Seekers Allowance in the development; 37). These are: May 2014, compared to a national average ƒƒ the provision of a recruitment ƒƒ Sensitive enhancements to Wormwood of 2.4%. & employability Construction Scrubs; Training Centre before and during ƒƒ Enhancements to Grand Union Park; 10.48 The regeneration of Old Oak will construction; and ƒƒ Improvements to existing towpath so the provide opportunities for employment for ƒƒ the provision of a post construction South of the Grand Union Canal; local people, both in the end state when standalone Recruitment and ƒƒ New towpath to the north of the Grand development is complete but also during Job Shop in a focal point of the Union Canal; the construction phase. development. ƒƒ New open space to north of Grand Union ƒƒ Set planning policy requirements for Canal; 10.49 It is important that strategies are put local apprenticeships and training as part ƒƒ Civic square near to rail stations; and in place to ensure that local residents and of construction and post construction ƒƒ ‘Green grid’ network of open spaces. businesses benefit from this construction works

156 Figure 95: Indices of Multiple Deprivation 2010

157 Utilities Infrastructure surface water network and finally combined location of energy centre and substations 10.51 Figure 96 provides indicative utilities network be considered. and sharing of pipe and cable routes). The infrastructure network gas and electricity 10.50 National Grid own and operate gas Plan forms the basis of the system to be in Old Oak and Figure 85 on page 133 distribution. The Old Oak area is currently developed in detail at the delivery stage. provides an indicative utilities network served by a low pressure gas network. 10.55 District heating/cooling networks for foul and surface water sewerage. The There are also a number of medium should also be installed at Old Oak, GLA with OPDC will be seeking to deliver pressure gas mains in the vicinity of the in accordance with the London Plan. a Construction Programme in 2016 with Old Oak area. Development at Old Oak Estimated costs of installation of heat providers. Existing networks in Park Royal will require an expansion of the medium networks and the associated infrastructure may also require enhancement, which pressure gas mains infrastructure and can range from £5,000 to £10,000 per would be investigated further as part of reinforcement of the existing mains where dwelling depending on development a future Local Plan developed by the any connection is made. Low pressure density. Based on the figure of £7,500 per proposed OPDC. OPDC has established mains will also be required to serve unit the network would cost around £180 a utilities panel guide the development of individual buildings, which would usually be million. However, heat networks create a SMART and integrated Utilities strategy. provided under new roads and footpaths. an income as a result of energy demand. This work would identify the proposed It is estimated that 24,000 homes would approach, targets, capacity and existing 10.53 The local electricity distribution generate an income of approximately assets in the area and set a proposal for network in the Old Oak area is owned and £12,000,000 per annum, making it an how to deliver it. operated by UK Power Networks (UKPN). attractive proposition to energy suppliers The network is composed entirely of and investors. 10.52 The GLA plans to undertake more underground cables, the majority of which detailed modelling of potable water and were installed between the late 1930s and 10.56 Telecommunications networks are foul and surface water sewerage supply 1960. Development in the Old Oak area provided by a range of operators including and demand with Thames Water, who is will require an upgrade in the network, BskyB, BT, Colt, Instalcom, Verizon, Virgin responsible for water infrastructure and including a new main substation to serve Media, Cable & Wireless and Vodafone. distribution networks. Given the number of the development. Substations are not ideal Networks usually fall within the existing homes and jobs predicted at Old Oak, the neighbours from an aesthetic or public public highway network and there is a provision of substantial new potable water perception perspective and so that the major telecommunications mast operated infrastructure is anticipated. Demand on the location of the substation would need to be by Cable & Wireless adjacent to the foul and surface water sewerage network carefully planned. Powerday waste recycling site to the north can be dramatically reduced by sustainably of the Opportunity Area. The area is served managing surface water drainage flows. 10.54 An energy strategy will be developed by three exchanges: Acton to the south- The GLA will require developers to utilise over the coming months, which will inform west, Harlesden to the north-west and Sustainable Urban Drainage Systems the development of an energy masterplan Kensal Green to the east. New superfast (SUDS) and consider the phasing of SUDS as detailed on in the Environment Chapter. broadband will need to be provided to the to minimise run off (see guidance for water This will set out the extent of the energy Old Oak area from these three exchanges. in the Environment Chapter). Only once all infrastructure to be implemented in the Further to the west in the Park Royal other sustainable drainage options have area and look at potential overlap with Industrial Estate, there are shortcomings been considered will connection to the electricity network development (e.g. co- with broadband that will also need to be addressed (see the Park Royal Chapter).

158 Figure 96: Indicative Energy Infrastructure

0 0.5 1km 159 PRINCIPLE DL3: Smart Old Oak & Park Royal 10.58 The scale of development at Old contracts should be set up to enable Oak and Park Royal offers an exemplary additional functionality to be added later at Proposals should contribute to the opportunity to be a demonstrator for a fair and transparent cost. advancement of a Smart Old Oak & technology and explore how smart Park Royal by integrating innovative processes can be scaled up to create 10.61 OPDC is developing its own Smart technologies, services and open a ‘smarter’ London experience for all. Strategy to ensure smart processes and data sharing arrangements into new Specifically, the significant level of new contemporary technology can shape, and development by: transport infrastructure generates a great continue to inform, the development of Old a. Undertaking a baseline study mapping potential for Old Oak and Park Royal to act Oak and regeneration of Park Royal. out existing utilities and Information as a demonstrator for the implementation and Communications Technology and trialling of smart transport technology. Smarter Examples (ICT) system resources across the The GLA will engage with developers, 10.62 There are numerous examples development and neighbouring areas. infrastructure providers and London’s illustrating how data, technologies and This would identify those resources with technology sector in bringing forward services are being used to enhance the the greatest potential for reuse, identify ambitious and innovative proposals lives of Londoners, create new businesses gaps and provide the foundation for a including digital asset mapping and utilities and answer city problems: strategy to fill them; and modelling. b. Supporting the delivery of the OPDC’s ƒƒ London Datastore (http://data.london. SMART Strategy, setting out how best 10.59 Smart solutions, in their broadest gov.uk/) is a data sharing website, practice technologies, services and open sense, should be identified at an early allowing for the free flow of data between data will be designed in to schemes and/ stage and then designed and built in a way stakeholders; or safeguarded for future implementation that facilitates the area’s progress towards ƒƒ GLA population projections visualisation as new technologies, services and use becoming smarter. tool (http://data.london.gov.uk/case- cases develop. studies/population-projections/) is the 10.60 Masterplans and site briefs should creation of an interactive tool to view Smart London engage with the OPDC’s emerging Smart population projections allowing users 10.57 Smart London is a Londonwide Advisory Group and provide in-depth to more readily understand current and priority which promotes London being at measures and solutions for increasing future population trends across London. the vanguard of innovative technology, smart innovations and capabilities within It allows users to look at how largescale services and uses of city data to drive developments and infrastructure projects. developments are projected to drive efficiency, interoperability, collaboration, The developer should use procurement population growth in the local areas. sustainability, economic growth and quality processes to support innovative business ƒƒ Whereabouts London (http:// of life. A smarter Old Oak and Park Royal that could enhance smart functionality. whereaboutslondon.org/) is an ongoing will function more efficiently and will provide When the developer contracts out experiment in how open data can be a better quality of life for Londoners. services related to the management used to help cities and citizens see their of a development or infrastructure, the environment in a new light. By blending

160 235 types of data we’re beginning to smart heat and power networks can and Park Royal in order to better understand investigate what London could look like operate in the future. existing utilities infrastructure and explore if we drew London’s boundaries afresh, ƒƒ Building Information Modelling (BIM) – a opportunities for more efficient infrastructure grouping neighbourhoods based on how computer model that maps out buildings provision. we live, not where we live. Reimagining and infrastructure so that others can neighbourhoods in this way could help understand how it functions and how their Clean Tech local authorities to commission shared projects can connect into infrastructure. 10.64 London’s green economy generates services, or design and procure shared This helps to stop the often uncoordinated approximately £28 billion a year to the infrastructure more effectively across approach to laying utilities where by each capital’s economy, with 9,000 businesses existing administrative boundaries. statutory undertaker lays pipes and cables, employing over 160,000 people. The sector ƒƒ Access to high-speed broadband which ultimately ends up with roads being is predicated to continue growing at a rapid (http://data.london.gov.uk/case-studies/ dug up and re-laid multiple times during rate in excess of 6% per annum. There broadband/) and the internet is now occupation. are significant opportunities for the green considered the fourth utility and if we economy to play an important role in the Old are to remain competitive in the global 10.63 Figure 97 shows utilities modelling Oak and Park Royal area, with opportunities economy and bolster our reputation undertaken in association with Crossrail’s for clean tech now in the Park Royal Industrial as the greatest city on earth we need construction plans at Liverpool Street. Estate, soon in Imperial at White City and in to ensure every Londoner is able to There is an aspiration to undertake a similar the future in the Old Oak area. access the very best digital connectivity. exercise of utilities modelling at Old Oak Whilst London leads Europe in much of its broadband connectivity there are still concerns – slow and unreliable broadband is a common complaint from some high-tech businesses in the capital – and the Mayor’s Office believe a shift from basic broadband to superfast could boost London’s economy by around £4bn by 2024. ƒƒ London Output Area Classification (LOAC) (http://data.london.gov.uk/ case-studies/London-output-area- classification/) uses a combination of over 60 Census variables to ƒƒ classify every single small area in London within demographical groups. ƒƒ The CELSIUS (http://celsiuscity.eu/) Figure 97: Underground utilities modelling scheme will demonstrate how London’s at Liverpool Street

161 Figure 98: Willesden Junction station overlooking Old Oak

162 GLOSSARY

163 Glossary Active frontages Making frontages ‘active’ adds interest, life and Green infrastruc- The multifunctional, interdependent network of vitality to the public realm. ture open and green spaces and green features (e.g. This means: green roofs). It includes the Blue Ribbon Network but excludes the hard-surfaced public realm. This • frequent doors and windows, with few blank network lies within the urban environment and the walls; urban fringe, connecting to the surrounding coun- • narrow frontage buildings, giving vertical rhythm tryside. It provides multiple benefits for people to the street scene; and wildlife including: flood management; urban • articulation of facades, with projections such as cooling; improving physical and mental health; bays and porches green transport links (walking and cycling routes); incorporated, providing a welcoming feeling; and, ecological connectivity; and food growing. Green on occasion, and open spaces of all sizes can be part of green • lively internal uses visible from the outside, or infrastructure provided they contribute to the func- spilling onto the street. tioning of the network as a whole. See also Urban Greening. Amenity spaces/ Different types of open space, usually found in Gross Value Added A measure in economics of the value of goods assets residential areas. It includes recreational play (GVA) and services produced in an area, industry or sec- areas and parks. tor of an economy. Community en- The process by which organisations and individu- Hybrid Bill They combine features of public and private bills gagement als within the community build ongoing relation- of parliament. Essentially they are Government ships for the purpose of benefitting the local bills which affect certain individuals and organisa- community tions in ways that do not affect everybody Development Plan Planning policy documents which make up the Lifetime neighbour- A lifetime neighbourhood is designed to be wel- Documents (DPDs) Local Plan. They guide development within a local hoods coming, accessible and inviting for everyone, re- planning authority area by setting out the detailed gardless of age, health or disability, is sustainable planning policies, which are used in determining in terms of climate change, transport services, planning applications. housing, public services, civic space and ameni- Green Cross The primary movement network for Old Oak and ties making it possible for people to enjoy a fulfill- Park Royal that is centred on Old Oak High Street ing life and take part in the economic, civic and (linking Harlesden town centre in the north to social life of the community. This can be achieved Wormwood Scrubs, East Acton and White City in by extending the inclusive design principles the south) and Grand Union Street (linking Park embedded in the Lifetime Home standards to the Royal in the west to Scrubs Lane in the east) neighbourhood level. alongside the Grand Union Canal Legibility The degree to which a person understands and Green grid A network of green spaces and features such as recognises characteristics about an area which street trees and green roofs - that is planned, de- help then navigate around an area. signed and managed to provide benefits to people and environment. 164 Local Plan The plan for the future development of the local Streetscape Streetscape is a term used to describe the natural area, drawn up by the local planning authority and built fabric of the street, and defined as the in consultation with the community. In law this is design quality of the street and its visual effect, described as the development plan documents particularly how the paved area is laid out and adopted under the Planning and Compulsory treated. It includes buildings, the street surface, Purchase Act 2004. Current core strategies or and also the fixtures and fittings that facilitate its other planning policies, which under the regula- use – from bus shelters and signage to planting tions would be considered to be development schemes plan documents, form part of the Local Plan. The Supplementary An SPG (sometimes called supplementary guid- term includes old policies which have been saved Planning Guidance ance) gives guidance on policies in the London under the 2004 Act. (SPG) Plan. It does not form a part of the statutory plan. Mayoral Develop- An organisation created by the Mayor of London It can take the form of design guides or area ment Corporation under the Localism Act 2011. development briefs, or supplement other specific Participatory ap- Everyone has an involvement in shaping change policies in the plan. However it must be consistent proach and has a voice, either in person or by represen- with national and regional planning guidance, as tation. well as the policies set out in the adopted plan. It should be clearly cross-referenced to the relevant Place The result of a complex interplay of different ele- plan policy or proposal that it supplements. Public ments, e.g. the cultural and social factors which consultation should be undertaken and SPGs have combined to create identity, the physical or should be regularly reviewed. While only the built elements that make up the place and the policies in the London Plan can have the status people associated with it through memories, asso- that the GLA Act 1999 (as amended) provides in ciation and activity. considering planning applications, SPGs may be Placemaking Recognising the distinctiveness of individual taken into account as a further material considera- locations in plans, policies and proposals, and tion. responding accordingly. Supplementary Documents which add further detail to the policies Public Realm This is the space between and within buildings Planning Docu- in the Local Plan. They can be used to provide that is publicly accessible, including streets, ments (SPDs) further guidance for development on specific squares, forecourts, parks and open spaces. sites, or on particular issues, such as design. Social infrastruc- Covers facilities such as health provision, early Supplementary planning documents are capable ture years provision, schools, colleges and universi- of being a material consideration in planning deci- ties, community, cultural, recreation and sports sions but are not part of the development plan. facilities, places of worship, policing and other Sustainable Urban An alternative approach from the traditional ways criminal justice or community safety facilities, Drainage Systems of managing runoff from buildings and hardstand- children and young people’s play and informal (SuDS) ing. They can reduce the total amount, flow and recreation facilities. This list is not intended to be rate of surface water that runs directly to rivers exhaustive and other facilities can be included as through stormwater systems. social infrastructure.

165 Figure 99: Grand Union Canal looking towards Kensal

166