Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 4 Masterplan development Page 35 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement 4:1. Masterplan vision In the first part of this Design Statement development proposal is based on the the constraints affecting the Former following principles: Southall Gas Works site and its context within Southall are described. A sufficient density of activity to These constraints relate to access, generate its own vitality and create contamination, gas infrastructure a lively public realm that is active and the railway line. They have had throughout the day and that is able an impact on the development of the to support a range of facilities (see scheme although it has not been shaped Section 4.2). by these constraints. The masterplan rather builds on the assets of the site; A scheme that has a strong sense proximity to the Minet Country Park of place and a distinctive identity. and the Grand Union Canal to the west, Because of the scale of the site we and to a thriving multi-cultural centre to are proposing a series of character the east; to create a unique new urban areas that can add to the diversity of quarter. Southall (see Section 4.3). This is envisaged as a high-density, mixed-use focus for West London with a creating an integrated, permeable broad range of housing and employment street network that maximises links uses. An urban quarter creating an ideal to the surrounding area. (see Section base for people and activities with links 4.4). to Central London, Heathrow Airport and other parts of West London. The A street network that includes a Page 36 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement clear heirarchy of streets each with destination, community facilities and a distinctive form and character. employment uses alongside a series This ranges from the grand main of new residential neighbourhoods so boulevard to intimate home zones that the area becomes a functioning (see Sections 5.2 and 5.3). piece of city (see Section 7.). A neighbourhood that is socially, These principles are described in more economically and environmentally detail in the following sections. They sustainable (see Section 4.6). combine to create a distinctive high- density urban quarter. This is designed A development that is served by with densities that are higher than public transport where all residents those of the surrounding area to make and workers are within walking the most of the transport connections distance of a bus stop. (see Section and to create an lively urban area. It is 5.4) envisioned that the development would merge at the edges with the surrounding A network of attractive open spaces urban fabric and not to be visually and parks so that all residents are intrusive. It will transform the image and within easy reach of a park, play the market of Southall while adding to its area and recreational facilities (see distinctive diversity and character. Section 6). A scheme that makes the most of the canal frontage as a location for leisure uses and canalside housing (see Section 6.) New accesses to link development to the wider area. A rich mix of uses creating a new local shopping centre, a leisure Page 37 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement The Southall site is a mile long from tip to tip, the equivalent of the distance from Marble Arch to Soho Square 4:2. Scale of development A key part of the masterplanning has been rejected as they fail to maximise LONDON PLAN Density Guidance been to establish the scale and density its potential. Within 10 mins of a town centre of the development. The starting point The aspiration to create a high den- Parking 1-.5ps/u <ps/u for this was an understanding of the sity urban quarter has been tempered Central 240-435 u/ha scale of the site. The developable area by the need to ensure that an attractive Urban 55-75 165-275 u/ha if the Site is 29.45 hectares making it environment with good quality open Suburban 50-0 80-20 u/ha one of the largest sites being developed space and space standards is created. On a transport Corridor in London at the present time. Because Guidance has been taken from the Parking 1-.5ps/u <ps/u of the shape of the site – a flattened density guidance in the London Plan Urban 50-0 100-50 u/ha triangle – the site feels even larger. (set out on the table to the left). This Suburban 50-80 Indeed the distance from east to west is assesses density based upon loca- nearly a mile, which is the equivalent of tion, proximity to facilities and parking the distance from Marble Arch to Soho levels. The assumption has been made Square along Oxford Street. that the former Southall Gas Works is an urban location and parking has been Density of development provided at less than one space per unit. A number of factors have determined The residential parts of the the proposed density for the site. The masterplan cover 20.85ha so that the most important is a need to create a average density of the housing is 25.8 functioning urban quarter. The size of unints/ha. This translates into a habita- the site and the restricted access means ble room density of just over 600 hr/ha. that it could easily become a backwater This density is concentrated along the Some major development schemes in unable to support a mix of uses and to boulevard through the site which is a London at the moment: Woolwich Arsenal (top) Stratford (second from top) Wembley generate activity. Increasing the density focus for retailing, leisure and employ- (Above) and Elephant and Castle (Right). All are being developed to densities similar of development allows the scheme to ment uses. It is therefore based on to the Southall Gas Works scheme. generate its own vitality. the assumption that the boulevard will This also takes advantage of public extend Southall Town Centre into the transport links and is in line with the aim site so that much of the new housing of the London Plan to increase the den- will be within 0 minutes walk of this sity of development to accommodate extended town centre. This justifys housing growth. In exploring options the inclusion of the site in the higher for the site, low density housing and density bands and is comparable with employment solutions have therefore other major sites in London. Page 38 Southall Gas Works: Design Statement by URBED with Capita Symonds, WYG, Lovejoys, Jestico and Whiles and RPSDesign Statement Identity areas West End Distinctive identities 4:3. While it is proposed that the potential of the development mean that a public transport node facing the development creates a new high this would be a lost opportunity. The canal. density urban quarter it has also been masterplan therefore creates two new designed to tie into the distinctive nodes, Southall Rise and Etoile on the Between these two new activity nodes identity of Southall. This has been new public transport corridor running two new residential neighbourhoods based on an analysis of urban grain through the site. These new areas are are proposed : and identity that suggests that a site as intended to compliment the existing large as the former Southall Gas Works nodes in Southall by adding to the Beacons Field: The northern cannot be developed as just one place. offer of uses and facilities and creating part of the site is seen as an The plan of the comparable area of the distinct identities. They are described in extension of the Beaconsfield Road West End of London (above left) shows more detail in Section 8 and include: neighbourhood. Rather than being a series of distinctive places including a neighbourhood that stretches the high intensity nodes (shown in Southall Rise: This is in the eastern from the vitality of Broadway to Identity areas Southall light blue) such as Oxford Street, part of the Main Site that will be a the backwater that is the current Regent Street, Piccadilly and Portland focus for retailing and local facilities. boundary with the Gas Works site, Place and the quieter neighbourhoods This will add a third 'pole' to the this neighbourhood will stretch in between these nodes such as current bi-polar structure of Southall between Broadway and the new Bloomsbury, Mayfair, Soho and based on the original two village activity nodes of Southall Rise and Fitzrovia. centres. These three poles would Etoile. The development of the former radiate from the station – the highest Southall Gas Works is not envisioned accessibility point of the district. Waterside: The western part of to be of the same intensity as the The retailing in Southall Rise would the site is proposed as a new West End. Nevertheless as the plan predominantly serve the needs of neighbourhood opposite the Country to the left shows, Broadway, South residents of the Main Site but would Park with an extensive waterfront. Road and Southall Green create also add to the retail mix of Southall It is based on a public transport strong nodes together with Hayes as a whole. corridor but is mid way between Town Centre. Between these nodes Hayes and Southall and so is seen there are neighbourhoods such as Etoile: In the centre of the site is a as having an identity that is distinct the Beaconsfield Road area and the second high intensity node.