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 Brent

Stonebridge Park Strategic Industrial Location (SIL) Focus town centre uses Non SIL

Harlesden Harlesden

Willesden Junction

Hanger Lane Park Royal

Park Royal

Old Oak Common

North Acton Figure 71: Park Royal land use

0 0.5 1km

Ealing 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 London Underground 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 New green grid Improved existing Connections Grand Union Canal 1: Old Oak High Street Stonebridge Park 2: Grand Union Street 3: Grand Union Canal 4: Scrubs Lane 5: Hythe Road 6: Old Oak Common Lane / Old Oak Lane 7: Chase Road 8: Corronation Road / Acton Lane 9: Abbey Road / Park Royal Road 10: Lakeside Drive Alperton 11: A406 12: A40

Harlesden 3

11

ILLUSTRATIVE1 Kensal Rise 8 9 10 GREEN GRID MAP 5 6

7 3 Kensal 2 4

Hanger Hill

North Kensington North Acton

1 1 12

Figure 72: Park Royal Improved 0 0.5 1km connections and Green Cross East Acton 103 White City 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

Public green spaces Strategic Industrial Location Streets Active frontage Sensitive edge Pedestrian routes Bridges and tunnels Trees Figure 74: Heart of Park Royal

105 Figure 75: Wormwood Scrubs looking north east

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