A Framework for April 2008 Tribal Urban Studio in association with Southall Michael Beaman Ltd London Borough of Ealing A Framework for April 2008 Tribal Urban Studio in association with Southall Michael Beaman Ltd London Borough of Ealing architec ture planning de sign Tribal Urban Studio in association with Michael Beaman Ltd Contents Contents List of Figures 1 Setting the Scene 1 Figure 1.1: Context Within London 2 1.1 Why a Framework for Southall? 1 Figure 1.2: Southall Context 3 1.2 The Process 1 Figure 1.3: Southall – Character and Place 4 1.3 Contextual Analysis 1 Figure 2.1: The Framework Plan 8 Figure 3.1: Southall Town Centre UDP Boundary 11 2 The Framework in Outline 7 Figure 3.2: Retail Centres in LB Ealing 12 2.1 Objectives for Southall as a Place 7 Figure 4.1: Major Transport Connections 19 2.2 The Framework in outline 7 Figure 5.1: Housing Character & Analysis Plan 28 Figure 7.1: The Community Hub concept - potential service provision 34 Figure 7.2: Potential Locations for the Community Hub 35 Figure 8.1: Areas for Change and Improvement 39 Part A: Planning for Change Figure 8.2: Town Centre Development Ideas 41 3 Retail and the Town Centre 11 Figure 8.3: Detailed Transport Development Ideas 43 Figure 8.4: Transport Development Ideas 45 3.1 The Current Position 11 Figure 8.5: Housing Opportunities 47 3.2 Planning for Change 12 Figure 8.6: Public Realm Proposals Plan 49 4 Transport 17 Figure 8.7: Employment Sites Identified for Change 51 4.1 The Current Position 17 4.2 Planning for Change 20 List of Tables 5 Housing, Public Realm and Community Safety 23 Table 3.1: Southall’s Retail Floorspace Composition 11 5.1 The Current Position 23 Table 8.1: Suggested Phasing of Framework Proposals 53 5.2 Planning for change 24 Table 8.2: Short Term Project Phasing 54 6 Employment and the Local Economy 31 6.1 The Current Position 31 6.2 Planning for Change 32 7 Community Services 33 7.1 The Current Situation 33 7.2 Planning for Change 34 Part B: Change and Delivery 8 Proposals 39 8.1 Introducing the proposals for change 39 8.2 Retail and Town Centre Proposals 40 8.3 Transport Proposals 42 8.4 Housing, Public Realm and Community Safety Proposals 46 8.5 Employment and Labour Market Proposals 50 8.6 Community Services Proposals 52 8.7 Suggested Phasing 53 Disclaimer: This report was commissioned by the London Borough of Ealing as part of the Local Development Framework (LDF) preparation process. 9 Site Specific Development Guidance 55 The proposals and reccomendations of this report are those of the authors and 10 References 61 should not be treated as being those of Ealing Council itself. A Framework for Southall Setting the Scene 1 1.1 Why a Framework for Southall? The Workshops had three elements, all of which have fed Part B: Projects and Delivery Southall is very much directly into the formulation of the Framework: Part B is specifically about action and implementation, and This Framework is designed to be a response to the includes: a place of change. potential for change, and an indication as to how best to 1 To present each organisation’s existing policies, manage it for the good of the community’s diverse interests. strategies and plans in relation to Southall; t "DIBQUFSSFTUBUJOHUIFQSPQPTBMTJOTIPSUFSGPSN It is intended to provide a shared strategy for the variety supported by a series of drawings; collectively, this 2 To raise and discuss issues facing each organisation, and New communities, of agencies that operate in the area. It provides a policy forms the Framework for Southall discuss wider issues under each topic heading, both now context for decisions about existing issues and problems, as and in the future; and t "TFUPGTJUFTQFDJöDQMBOOJOHHVJEBODFOPUFT economic change well as a guide to inform future development opportunities. 3 To move toward a shared set of objectives that the Separate confidential advice addressing specific issues and the pressure The catalyst for the creation of this Framework has been the Framework should address for each topic. of viability and delivery, referring to both the Gas Works development of proposals for a new mixed-use community development and other elements of the Framework, has also on the Southall Gas Works (SGW) site. The scale of this been made available to the Council as part of this project. Inevitably, an important part of each discussion centred on from development development is such that an updated planning framework how the SGW development will affect each topic, how it is required for the whole of central Southall, within which can contribute towards solving some of the issues, and how 1.3 Contextual Analysis decisions regarding the Gas Works site can be made. are all contributing possible impacts can be mitigated. The following figures show the geographical context of However the potential of the SGW development is not the Southall and the Gas Works site in relation to the Borough to this process. The Workshops acted as part of the research background solution to all of Southall’s problems, nor are its impacts and London. for the process. They combined with a planning and design the only issues the area faces. Existing problems in relation analysis of the area, as well as a comprehensive review of to demographic and social changes; the local economy the plans, policies and strategies that cover Southall, to and retail sector; health and education; transport and form the background against which the Framework has the environment; all are given specific consideration in been written. The report reflects both the knowledge this document. The aim is to provide a shared vision and gained via the Workshops and the consultancy team’s own way forward, so that decision-makers can help provide a analysis. prosperous, sustainable future for Southall and its current and future population. The Framework is split into two parts, which can be read independently, depending on the reader’s particular 1.2 The Process concerns. The Framework has been prepared by a consultant team Part A: Planning for change led by Martin Crookston of Llewelyn Davies Yeang, in Part A presents the Framework’s proposals in the context of association with Michael Beaman Ltd, who provided advice the issues and ‘reasoned justification’ that they are based on development feasibility aspects. Jonathan Moore was the on, going from current issues and policies through to the project manager. proposals designed to tackle them. It was developed collaboratively with a number of stakeholders representing the Local Authority, other public This is done on a topic-by-topic basis, following the broad sector organisations, community and voluntary groups, and structure of the 2007 Workshop series. It therefore includes: representatives of local businesses. Involvement with these groups was through the medium t "TFSJFTPGUPQJDCBTFEDIBQUFST GPMMPXJOHUIFTUSVDUVSF of a series of topic-based “Workshops” addressing the wide of the workshops, addressing in turn: range of issues that the Framework covers. - issues, policies and objectives for the Framework; These took place over the summer of 2007 and were: - a ‘Planning for Change’ section, discussing how these objectives could be met through the t 3PMFBOE,JOEPG1MBDF Framework; leading to t 3FUBJMBOEUIFUPXODFOUSF - a set of proposals for the topic. t 5SBOTQPSU t )PVTJOH QVCMJDSFBMNBOEDPNNVOJUZTBGFUZ t &NQMPZNFOUBOEDPNNVOJUZTFSWJDFT t 5IF'SBNFXPSLBTBXIPMF A Framework for Southall 1 1 Setting the Scene Figure 1.1: Context Within London N 03km 2 A Framework for Southall Setting the Scene 1 Figure 1.2: Southall/Heathrow Context N 01km A Framework for Southall 3 1 Setting the Scene Figure 1.3: Character and Place N 0 500m 4 A Framework for Southall Images showing character and place 1 7 12 17 23 28 The Grand Union Canal Southall Broadway South Road Grand Union Canal Railway line from Glade Lane area 2 8 13 18 29 Housing in the Featherstone Road area Underpass into the SGW The Green, Southall The Gas Works site 3 9 14 19 24 30 Underpass into the SGW site Housing in the Beaconsfield Road area The Water Tower Canal bridge in the Glade Lane area The Green, Southall 4 10 15 20 25 31 Poor public realm in the Featherstone Road area 1. The Grand Union Canal Play area near Featherstone Road 5 21 26 32 View from Southall bridge, looking west 16 Housing in the Featherstone Road area Gasometer Havelock Estate Housing on the Beaconsfield ‘grid’ Underpass to SGW 6 11 22 27 33 Underpass into the SGW site Southall Broadway Phoenix House Canal spur in the Glade Lane area Alleyway between Beaconsfield Road and The Crescent, Southall the Canal The Framework in Outline 2 This section presents a 2.1 Objectives for Southall as a Place 2.2 The Framework in outline This is a set of ‘headline objectives’ which were the outcome The Framework defines a new Southall containing the summary of the Framework. of the workshop entitled ‘Role and kind of place’. They following elements. are deliberately broad in their scope, in order to represent the various delivery partners to which these aims and this t "UPXODFOUSFXJUIEJTUJODUDPNQPOFOUTUIFVOJRVF"TJBO It links the objectives set Framework apply. specialism of Broadway/South Road; a new Western-oriented “main street” on the SGW site; and intensified development out at the start of the Southall is a very diverse and changing place, in terms of around the station its demographics and the place itself. Its unique ethnic mix t "UPXODFOUSFXJUIBNPSFDPOTJTUFOU IJHIFSRVBMJUZ gives the place its own character, local pride and diversity Workshops with the final streetscape and public realm within a very diverse city.