W19P315

SOUTHALL OAPF URBAN DESIGN: DESIGN GUIDANCE, INCENTIVE & CONTROL GROUP 15: JEONG HYUN CHO, KWAME LOWE, TOM NOBLE, RAPHAEL SAILLARD, JIAYIN SUN

CONTENTS CHAPTER 1 INTRODUCTION EXECUTIVE SUMMARY

4

OAPF Critique Aim of the Document Policy Context REVIEW OF STAGE1

5

SWOT Analysis Summary of OAPF METHODOLOGY 6

CHAPTER 2 STRATEGIC FRAMEWORK

CHAPTER 3 STRATEGIC THEMES

CHAPTER 4 STRATEGIC SITE INTERVENTION

VISION 8

OVERVIEW OF THEMES

11

MASTERPLAN 9

THEME 1 Character & Culture

37

PHASING & FUNDING

44

12

SITE1 38 Southall Crossrail Station

BIG CONVERSATION

45

THEME 2 Economy & Employment

17

SITE2 39 Himalaya Palace Building

THEME 3 Housing & Living

22

SITE3 40 The Green

THEME 4

26

SITE4 41 West Southall

30

SITE5 42 Havelock

Environmental Sustainability

THEME 5 Connectivity & Transport POLICY TOOLS

STRATEGIC SITES

CHAPTER 5 CONCLUSION

EXEMPLARS 46 CONCLUSION 48

35

APPENDIX

REFLECTIONS ON GROUP WORKING

49

BIBLIOGRAPHY 50

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CHAPTER 1

INTRODUCTION

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EXECUTIVE SUMMARY OAPF Critique This document follows on from the Opportunity Area Framework (OAPF) produced for Southall in 2014.

This document acknowledges the following strengths in the original OAPF document: 1. Its definition of Southall as currently being made up of several 'character areas' 2. The principle of improving connectivity and public spaces across Southall, particularly along the area's high streets 3. The recognition of Southall's industrial heritage and the potential for this that still exists However, the document had its potential impact considerably limited by the following: 1. An overreliance on guidance rather than the use of incentive or control to ensure conformity with the document's vision 2. Linked to this was a lack of measurable indicators of success 3. An underappreciation of Southall's unique identity as a South Asian hub in Europe and a lack of policies to protect this 4. The weak connection of policy outcomes back to the key messages from the Southall Big Conversation

SOUTHALL

LONDON

SOUTHALL OA

Policy Context National Planning Policy Framework

London Plan 2012

As a result, this document focuses on strengthening the original OAPF where it was weak and marrying this with its strengths.Â

Aim of the Document

LB EALING

Southall Opportunity Area Planning Framework (OAPF) 2014

Ealing Local Plan 2013

Significantly, this document is based on what Southall's community identified as priority areas in the Big Conversation. It is by creating opportunities for local people to take ownership of the regeneration process and respecting the value that Southall already has that inclusive and sustainable urban transformation can occur.

New London Plan 2019

Big Conversation Southall Charter 2012

New Southall Opportunity Area Planning Framework (OAPF) 2020

The policies identified for such a framework fall into 5 categories: 1. Character and Culture 2. Economy and Employment 3. Housing and Living 4. Environmental Sustainability 5. Connectivity and Transportation

1. Character and Culture 2. Economy and Employment 3. Housing and Living 4. Environmental Sustainability 5. Connectivity and Transportation

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Statutory Planning Documents New Document

REVIEW OF STAGE 1

abundant brownfield sites sikh/Indian community and shops canal with potential for blue infrastructure​ future HS2 station at Old Oak Common Crossrail boost to housing market low density and low rise potential for densification​

WEAKNESSES

entrepreneurial local environment social and community infrastructure​ proximity to Heathrow airport​ generous park and green spaces​ strong south Asian community transport links vibrant high street specialised goods​ community diversity​ industrial sites young demographic

Summary of OAPF lack of inward investment many under-occupied sites​ poor quality of housing​ few non-denominational or non-cultural civic or cultural institutions entrenched poverty economic downturn public service cuts​ disconnection from Railway car dominated public realm slow bus journeys

THREATS

OPPORTUNTIES

STRENGHTS

SWOT Analysis of Southall

lack of safety lack of mainstream retail a barrier to local business growth​ gentrification from new development​ perception of crime​ declining quality of shops lack of parking Imbalanced development unfair distribution​ lack of qualifications unemployment future increase of traffic​ stress on infrastructure

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The original OAPF identified the following targets for Southall as one of West London's largest opprtunity areas: 1. 6,000 new jobs 2. 3,000 new homes 3. The arrival of Crossrail in 2019 (since delayed) 4. Maximising the use of Southall's brownfield sites 5. Responding to the 7 Key Messages that emerged from Southall's Big Conversation in 2012. This was made more significant because Southall's people were identified as its greatest strength.

METHODOLOGY OAPF CRITIQUE

SITE IMPRESSION

BIG CONVERSATION

stage 1 stage 2

VISION

measure, monitor & review

Key Messages Diversity Basic Needs Social Behaviour Safety & Crime Entrepreneurship Variety of Retail More than one place

OBJECTIVES

ECONOMY & EMPLOYMENT

HOUSING & LIVING

ENVIRONMENTAL SUSTAINABILITY

Vision: The vision for new OAPF is based on the results of Stage 1 and focused on the seven key messages from the big conversation. ​ Objectives & Strategic Themes: ​To achieve the vision we came up with five strategic themes and set objectives for each of them. ​

STRATEGIC THEMES

CHARACTER & CULTURE

Stage 1: We undertook a site visit in order to form an impression of the site and identify opportunities and challenges. We then carried out a critique of the OAPF by evaluating the policy tool effectiveness and conflating this with how successfully it addresses the messages from the Big Conversation. ​

Policy Tools: Formal Tools and Informal Tools, based on the definitions from Matthew Carmona (2016), are used to achieve the objectives. The tools are analysed at the end of Chapter 3 - Strategic Themes.​

CONNECTIVITY & TRANSPORT

For consistency, we included a tool summary box on the left to define and classify policy tools.

INDICATORS

POLICY TOOLS

STRATEGIC SITE INTERVENTIONS

EXEMPLARS

Exemplars: Transferability of the exemplar is rated either high, medium or low based on how applicable it is to Southall. ​​ Strategic Site Interventions: We selected five strategic sites that offer significant opportunities to realize our vision for Southall. ​

FORMAL TOOLS

INFORMAL TOOLS

CONTROL

EVIDENCE

KNOWLEDGE

preserve, designate, limit, adhere, should, must, design codes, development briefs, masterplans

research, audit

case studies, practice guides, education, training

INCENTIVE

GUIDANCE

support, incentivize, encourage, ensure, promote, reward, subsidy, provide, improve, balance, investment, funding design, locate, minimise

PROMOTION

EVALUATION

ASSISTANCE

awards, advocacy, campaigns, partnerships

indicators, certification, design review, competitions

financial assistance, enabling

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DELIVERY PHASING FUNDING

Indicators: To measure, monitor and review the outcomes of the new OAPF, indicators are identified for each objective.​ * The report uses icons to identify which of the five Strategic Themes and the seven Key Messages are addressed within each Objective and Strategic Site Intervention. ​

CHAPTER 2

STRATEGIC FRAMEWORK

VISION Celebrating the character of Southall and unlocking the potential in the built environment.

Housing and Wellbeing Environmental Sustainability

UNLOCKING THE BUILT ENVIRONMENT POTENTIAL Economy and Employment

CELEBRATING THE CHARACTER

Connectivity

Character and Culture

In response to Key Messages from the Big Conversation

A VIBRANT COMMUNITY

Key messages:

Diversity (CC + EE + HL)

Basic needs (EE + HL + CT)

Social behaviour (CC + HL + ES + CT)

Variety of retail (CC + EE + HL)

Safety and crime (ES)

Entrepreneurship (EE) -8-

More than one place (CC + EE + HL + ES + CT)

MASTERPLAN

SOUTHALL

SCALE 1:10,000 -9-

CHAPTER 3

STRATEGIC THEMES

OVERVIEW OF THEMES

BIG CONVERSATION

DESIRED OUTCOME

CHARACTER AND CULTURE

ECONOMY AND EMPLOYMENT

HOUSING AND LIVING

To promote Southall's identity through promoting its existing community​ and make Southall an area which attracts visitors for its unique cultural offer

To empower Southall's local economy and reach growth benefiting everyone in Southall​

To diversify and increase Southall housing stock by intensifying the existing residential fabric and building mix used development on key sites

diversity social behaviour safety and crime entrepreneurship variety of retail more than one place

diversity basic needs safety and crime entrepreneurshi variety of retail more than one place

diversity social behaviour safety and crime entrepreneurship variety of retail more than one place

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ENVIRONMENTAL SUSTAINABILITY

CONNECTIVITY & TRANSPORT

To enhance the recreational value of urban green spaces and strengthen Southall’s blue green networks​

To improve quality of life and reduce congestion by promoting a sustainable transport system and improving accessibility

social behaviour safety and crime more than one place

basic needs social behaviour more than one place

THEME1: CHARACTER AND CULTURE Desired Outcome: To promote Southall's identity through promoting its existing community and make Southall an area which attracts visitors for its unique cultural offer

CC4

To promote Southall as a destination for Londoners and international visitors

CC3

To create the potential for more diversity in Southall and add to the area's already rich cultural identity

Himalaya Palace

CC2

To recognise and facilitate uses of the built environment that contribute to this unique cultural offer

Gudwara

Bidwell Square & New Station Building

Arches Business Centre

CC1

To maintain Southall's identity as a South Asian hub in London in the face of new developments in the area

Character and culture interventions - Sites

SCALE 1:10,000

Character and culture interventions - High Streets

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Objective CC1. To maintain Southall's identity as a South Asian hub in London in the face of new developments in the area​ Rationale of this Objective

Key Messages

The OAPF referred to Southall as an 'Asian gateway' and having international importance. However, there was little in the policies of the document to promote this. In fact, it was threatened by the OAPF's explicit reference to diversifying the retail offer.

Exemplar Croydon Art Store Transferability

Policy

Croydon Arts Store is a base for collaborative and participatory arts and events programme with a focus on community engagement.

Croydon has used urban features creatively to promote the arts, making sure local people are represented in regeneration efforts. T​ his is an exemplar that is currently happening in a similar place in London at the moment. ​

CC1.1 Meanwhile Cultural Hub Designate that a vacant unit on one of the high streets in Southall must be used to set up a meanwhile use cultural hub by Ealing Council which focuses on engaging the local community. This engagement will focus on involving existing cultural groups and catalysing the formation of new ones with ordinary people. The cultural hub will also act as a focal point for the cultural life of Southall.​

CC2.2 Meanwhile Toolkit for Local Cultural Groups

Croydon Meanwhile Use Toolkit Transferability Croydon Meanwhile Use Toolkit is a toolkit to help local groups make use of underutilised spaces in the borough. The project has been successful in engaging local people and using regeneration in Croydon as an opportunity to boost cultural activity in the area.​Because this is also an exemplar that is currently happening in a similar place in London at the moment.

Support local cultural groups to occupy meanwhile venues through providing information about their location and how to complete the process. These groups can then be transferred to permanent community facilities in new developments later.

CC2.3 Community-led Public Art Consult with local people to commission and manage murals of historically important local people and images in designated places. This process will give local residents a sense of ownership of the public realm, celebrating Southall's heritage for everyone to share in. It will also improve perceptions of safety and crime in the area if it looks more cared for and attractive.​ Brixton Project Transferability

Policy Tools & Indicators Formal Tools

Informal Tools

Indicators

CC1.1

Control

-

CC1.2

Guidance

-

CC1.3

Control

-

number of local cultural groups that are identified in the area and remain in the area, number of local cultural groups that have spaces from which to operate in, number of local ar tists used in placemaking initiatives and number of public ar t works that are commissioned​

The Brixton Project's 'participatory placemaking' approach and the public ar t that has been commissioned and managed after inclusive consultation. The public ar t reflects Brixton's Afro-Caribbean heritage and gives the historic population a presence in a fast-changing area.​ Because Southall is an area with a strong cultural identity like Brixton and currently not much public art but plenty of spaces for it.

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Objective CC2. To recognise and facilitate uses of the built environment that contribute to this unique cultural offer ​ Rationale of this Objective

Key Messages

The OAPF identified some of the unusual uses of the built environment, such as sub-divided 'bazaarstyle' store units and street vendors. However, there were no specific provisions made for protecting them and in some cases they were identified as needing to be controlled.

Exemplar Mercat Santa Caterina, Barcelona Transferability The Barcelona Market Redevelopment Model involves treating the city's markets as a municipal service and investing in their modernisation so local traders can continue to prosper in a changing context. New stalls have also been added to complement the traditional businesses and attract more tourists.​ Because Southall has a key site (Himalaya Palace) that is ready for this kind of intervention with the cooperation of local traders who currently use the building and the addition of more.

Policy CC2.1 Central Marketplace and Food Growing Encourage the centralisation of smaller 'sub-divided' units in a marketplace on a key site with facilities for local food growing. Himalaya Palace would be the ideal site for such an initiative as it already contains small businesses in an informal marketplace. This could be coordinated through a BID (see policy EE 3.2 and EE 3.3)​

CC 2.2 Formalising Street Vending​ Formalise informal street vendors by outlining positions on the high streets in Southall to trade on.

These will be focused around the new public square across the train tracks at Southall Station, meaning visitors are greeted by a traditional aspect of Southall's urban environment and promoting the business of street vendors. Other positions will be located along South Road, The Broadway and The Green.​ Bhubaneshwar Vendor Transferability Vendor engagement process in Bhubaneshwar helped create a series of vending zones through a par ticipator y mapping process. These ensured their continued presence in the area and the affordability of products for customers who rely on these vendors for cheaper products.

Because there are street vendors in Southall from South Asian backgrounds. However, informal trading is less common in the UK than India so policy that deals with it will have to be adapted​​

Policy Tools & Indicators Formal Tools

Informal Tools

CC2.1

Incentive

-

CC2.2

Incentive

-

Indicators Number of local businesses retained in the upgraded marketplace, number of new businesses added to the marketplace, number of local people involved in food growing and the percentage of street vendors that are given positions from which to operate from and then remain there - 14 -

Objective CC3. To create the potential for more diversity in Southall and add to the area's already rich cultural identity​ Rationale of this Objective

Key Messages

The OAPF mentions diversifying Southall's retail offer by offering more mainstram retail offers.

However, this focus on mainstream, larger retail threatens to limit diversity to one of two things rather than allow opportunities for many different types of uses and owners.

Exemplar Croydon Art Store Transferability Mountview Academy was relocated to a new development in Peckham to promote culture in the area but also to promote diversity in an established drama school. The initiative was supported with £843,543 from the Good Growth Fund.​Because this exemplar involved a major 'anchor tenant', whereas this policy will involve local cultural organisations that will need to be identified accordingly.​

Policy CC 3.1 Cultural 'anchor tenants' in new mixed-use developments​ Prioritise culture-led, locally-orientated businesses as 'anchor tenants' in new mixed-use developments by offering grant funding from the GLA Good Growth Fund so that new facilities are necessarily combined with existing community infrastructure. Examples of potential local 'anchor tenants' in Southall include The New School of Art and Southall Black Sisters.

CC 3.2 Public management of public spaces​ Create systems for the public management of designated public spaces (including decision-making on upgrading them). This would involve creating a committee of local stakeholders with an interest in informing decision-making on the design and maintenance of public spaces. This committee would be selected to represent different groups in Southall.​

Croydon Meanwhile Transferability Gillett Square in Dalston involved the participatory design and occupation of a new public space in Dalston. The mix of units and urban features was selected to ensure that diversity was locked-in to an area that has experienced rapid investment and change since. Gillett Square is also successful because it invites submissions for using the square online. These submissions can be logged and organised to create an all-year public cultural programme.​Because Gillet Square involved par ticipatory design and now management. There is an opportunity for the same process and management system to be implemented in new public spaces created near Southall Station and along the high roads.​

Policy Tools & Indicators Formal Tools

Informal Tools

Indicators

CC3.1

Incentive

-

CC3.2

Control

-

Number of cultural venues included in new mixed use schemes, number of public spaces with public management schemes and number of local people on management committees.​ - 15 -

Objective CC4. : To promote Southall as a destination for Londoners and international visitors​ Key Messages

Rationale of this Objective As mentioned before, the OAPF mentions that Soutahll attracts visitors from across Europe but does not suggest how Southall can become a destination for Londoners. This is a missed opportunity.

Exemplar Tottenham CEZ Transferability CEZ status for Totteham is expected to generate around 300 jobs each year and bring a £26 million boost in funding. Tottenham hosted its first literature festival in 2019, showing the potential for CEZ's to become hubs for local culture within London.​ Because Tottenham was selected by the GLA to become a CEZ in a competitive process. Southall will need to be supported to be awarded such status.​

Policy CC 4.1 Southall Creative Enterprise Zone ​ Ealing Council should support Southall to become a Creative Enterprise Zone(CEZ) to support all the stated activity above and give it a city-wide profile for culture and the arts. This policy works as an informal tool for the promotion of the area at a city-wide level, increasing people's knowledge of it as a cultural hub in London.​

CityID, Bath

CC 4.2 Local legibility maps​

Transferability

Incentivise local artists to design 'legibility maps' with the sites of interest identified by local people through a collaborative process. This could be linked to policies CC 1.1 and CC 1.3.​

CityID's collaborative approach to designing legibility maps for Bath.

This involved representing all different sites on the map to make sure people did not just flock to popular destinations and discovered 'hidden gems. This could go a step further and have the maps illustrated by a local artists like Martina Paukova did for Dalston for Walk With Me.​ Because Southall has a strong local identity and this can be capitalised on for such a scheme. Way-finding in Southall is cur rently weak so there is a great opportunity for this.​

Policy Tools & Indicators Formal Tools

Informal Tools

Indicators

CC4.1

-

Promotion

CC4.2

Incentive

-

Number of applications for funding for cultural initiatives, increase in the amount invested in cultural activities in Southall, number of visitors to Southall and pedestrian footfall on ‘legibility’ routes - 16 -

THEME2: ECONOMY AND EMPLOYMENT Desired Outcome: To empower Southall's local economy and reach growth benefiting everyone in Southall

EE1 To procure and intensify industrial land to meet the needs of new jobs

EE2 To establish a start-up culture in Southall to vitalise the local economy

EE3 To support local economy by enlivening and

connecting separate high streets within Southall

Southall Crossrail Station Connection of high street as an activity node and mixed-use start up culture

EE4 To foster economic competitiveness by empowering local business and people

Southall Broadway and South Road - diversify the offer and develop Southall BID to improve high street and ensure more footfall - provide job training to empower local business West Southall Mixed-use new development with start-up culture Great Western Industrial Park SIL

Southbridge Way LSIS intensification through mixed-use development providing intensified employment

East Southall Gradual transition from mixed use to residential and to industrial use

International Trading Estate LSIS

Middlesex Business Center re-designation of industrial land to provide capacity of employment and intensification through co-location with residential use

Industrial Land Mixed-use Development High Street

The Green Mixed-use centres for learning, making and working with convenient access to public services

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SCALE 1:10,000

Objective EE1. To procure and intensify industrial land to meet the needs of new jobs Rationale of this Objective

Key Messages

The new London Plan(2018) indicates a shift to an ambition of retention of London's industrial capacity and categorizes London Borough of Ealing as 'provide capacity'. However, the Southall OAPF does not reflect on this as it was written in 2014.

The OAPF only mentions 'retain job capacity in the existing economic sectors and diversify the local economy with an indicative capacity of 3,000 new jobs' without specific measures.

Exemplar Meridian Water, Enfield Transferability The regeneration of Meridian Water in Enfield involves a re-designation of industrial land to a residential-led mixed-use development. Options for the retention, adaptation or co-location of existing wholesale usage are nested within the masterplan framework and phasing.

Policy EE1.1 Re-designation of Industrial Land Re-designation of industrial land allowing mixed-use development should take place in sites where it is ideal to provide capacity for more employment and housing.

The development will involve co-location of industrial uses with residential and non-industrial uses.

However, to retain the amount of industrial land within Southall, a development plan must ensure replacement or intensification strategy.

The Middlesex business center site within East Southall is an ideal location for transit-oriented development. Thus, the site can be re-designated as mixed-use. To retain the floorspace of industrial use, the rest of the East Southall industrial land should be intensified.

Although the Meridian Water is a much bigger scale project, the existing usage as wholesale within a prime location and the suggested transformation as mixed-use of residential and light industrial supporting new jobs is similar to the suggested site in Southall. Thereore, this transferability is rated medium.

EE1.2 Intensification of Industrial Land

Ironworks, Vancouver Transferability

Intensification of industrial land through more efficient, multi-use industrial space stacking mixed-use office, warehouse and industrial space will be supported.

Ideal case studies or tools from new London plan E7 can be applied - such as development of mezzanines, introduction of smaller units, development of multi-storey schemes, addition of basements, and more efficient use of land through higher plot ratios.

South Bridgeway LSIS in the Green will be an ideal place to adopt this policy as it is currently low density and is accessible to the station and high street.

Werk12, Munich Transferability

Policy Tools & Indicators Formal Tools

Informal Tools

Indicators

EE1.1

Control, Incentive

-

EE1.2

Guidance

Evidence (case study)

employment growth rate, number of jobs, floorspace per land uses

Iroworks is a stacked mixed-use office, warehouse and industrial space development that ensures maximum density and versatility on the parcel of land. Werk12 is an mixed-use urban regeneration project on a former industrial site that demonstrates creative design for flexible use through extra-high ceilings, and circulation on the outside allowing interiors to be easily reconfigured. The design concepts and tools from both cases are creative and highly applicable for Southall.

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Objective EE2. To establish a start-up culture in Southall to vitalize local economy Key Messages

Rationale of this Objective Southall's goal of providing 6,000 new homes and 3,000 new jobs is targeting newcomers who will commute to Central London. This will eventually lead to Southall being a commuter suburb serving Central London and is not ideal for Southall's local economy. Also, there is a threat of congestion caused by commuters and this may result in potential tension between the local residents and the newcomers. Establishing a start-up industry in Southall will attract newcomers who will contribute in growth and vitalize local economy.

The OAPF mentions new mixed use development with managed workspaces oppor tunities and supporting SMEs, but does not have concrete plans on how to attract new SMEs or what kind of industry to target. The new Southall Waterside Construction Academy trains students with high-tech faciliteis such as VR tech and 3D scanners. Consturction-Tech could be a new industry for the start-up culture.

Exemplar Trampery Tottenham Transferability 639 Tottenham High Road is a public sector asset enterprise centre that pursues inclusive entrepreneurship by providing affordable workspaces and suppor ting early-stage entrepreneurs while bringing the community together and activating the high street. It is an ideal model of affordable workspace and acclerator program which is targeted to young star t-ups and is highly applicable in Southall.

Policy EE2.1 Establishment of Affordable Workspaces

Willmott Dixon's Building Lives Academy

Establish affordable workspaces with accelerator programmes to attract and grow young startups in Southall. The West southall and Southall Crossrail Station will have development briefs for start-up centers.

Transferability Willmott Dixon is working alongside a regeneration project in the London Borough of Croydon and offering construction related training in collaboration with local college and the council. Croydon council funds the project aiming to attract young people and women into construction industry. Expecting many development projects to take place and already having a construction institution, it is ideal to try such a program in Southall.

EE2.2 Construction-tech as new business Explore the potential for new business growth initiatives including construction-tech businesses.

New start-ups for the sector will be supported with incentives such as affordable price scheme for workspace, and apprenticeship schemes from the West London Construction Academy.

EE2.3 Investment Fund Small businesses and start-ups will be supported through investment program. The fund together with affordable workspace and accelerator program will attract young startups to settle in Southall.

Tottenham Opportunity Investment Fund Transferability

Policy Tools & Indicators Formal Tools

Informal Tools

EE2.1

Control (development brief)

-

EE2.2

Incentive

-

EE2.3

Incentive

-

Tottenham Opportunity Investment Fund LB Haringey and the Mayor of London provide a programme to enable investment for small businesses. Loans are typically ÂŁ100k with competitive interest rates repayable over several years. A support package includes a 30 per cent business rate discount for 3 years and business advice. The Ealing Council might not have the resources and funding to organize a comparable program, but could request for investment from the Mayor of London.

Indicators Number of SMEs, start-ups, and business Investment program

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Objective EE3. To support local economy by enlivening and connecting separate high streets Key Messages

Rationale of this Objective The OAPF has a fragmented strategy for high streets but does not address them as a whole. The south and north high streets are physically and economically disconnected at the Southall station.

Southall doesn't have a BID but there seems to be a potential for a new BID as the Big Conversation demonstrates strong sense of ownership and strong will from business owners to improve the high street.

Exemplar Mockingbird Station, Dallas Transferability

Policy

Mockingbird Station, Dallas: Once used to be an underused warehouse area has been developed as a mixed-use transit hub. It is located on the Dallas Area Rapid Transit system and along Dallas’s Central Expressway and the mixed-use development consists of retail, residential lofts, and office space. The previous site condition and objective is similar, however the urban design aspect of the project is not recommended as the scale of the project is bigger than Southall Crossrail Station and it is based on car-dominant context of United States. Thus, the transferability is medium.

EE3.1 Activity Node Create an activity node around the tube station as a transport hub that connects the South Road and the Green. A masterplan of the Southall Crossrail Station will be delivered as a supplementary document.

EE3.2 Diversifying High Street Offer An increase in office, leisure and cultural uses, including the evening and night time economy to ensure that footfall comes from a range of sources will be promoted. Financial incentives will be provided for developments offering various uses within the West Southall, Southall Broadway and South Road, Southall Crossrail station and The Green.

EE3.3 BIDs and Business Partnerships Encourage the development of new and innovative business relationships and ways of working between BIDs and other partners. Promote and support the BIDs through advising and supporting services to develop initiatives that encourage more visitors.

However, the establishment of a BID which includes the renovated Himalaya Palace will be encouraged.

City of Westminster BID Transferability City of Westminster has 7 currently opperating BIDs and maintain a good BID-borough relationship seeing as 'a partnership to work together to manage and improve the local economic area.' The Westminster Business Unit provide information, advice and support about BIDs, including Business Rates information, details of current service provision, sharing of best practice and experience. Although this exemplar requires high resources of knowledge, it is an ideal case to adopt.

Policy Tools & Indicators Formal Tools

Informal Tools

EE3.1 Control (masterplan)

-

EE3.2

Incentive

-

EE3.3

-

Promotion, Knowledge (engagement)

Indicators footfall (day and night time), retail sales, new business use class

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Objective EE4. To foster economic competitiveness by empowering local business and people Key Messages

Rationale of this Objective The OAPF mentions job training but lacks a concrete plan. It only mentions that 'proposals which support local employment, skills, development and training opportunities will be welcomed'.

Exemplar

Policy

Kensington and Chelsea Transferability

EE4.1 Job Training

The Economic Strategy of Kensington and Chelsea has various plans to reach inclusive growth by focusing on low income and low skills local people. It also has an apprenticeship schemes at local higher education facilities to help apprentices to gain jobs in local businesses. Considering the different situation in financial resources in Southall, it would be difficult to provide as affluent job training programs but it is still a good example to follow. The apprenticeship scheme is highly applicable for the local college in Southall.

Provide job training for unemployed or low skilled local people as this will support social regeneration.

A language program for immigrants, activities targed at skills of interest to young people, and actions to track and reduce the number of young people who are NEET will be delivered.

EE4.2 Apprenticeship Support business apprenticeships from local college, such as Southall Community College and West London Construction Academy, to increase employment opportunities for young people

EE4.3 Affordable Workspaces in Town Center Encourage co-location of affordable workspaces in town centres with other civic functions to offer employment and skills opportunities to local communities. This will be encouraged especially in the Green where public sector buildings are centered. The site SOU9 from Ealing Local Plan Development sites is an ideal location for such co-location development.

IDEA Store, Tower Hamlet Transferability The IDEA Stores in Tower Hamlets are civic library buildings where public services are co-located, giving the community the chance to develop a strong civic culture. The library holds free workshops and seminars for small businesses from the SiLL (Startups in London Libraries) and also employment support service. The same could be created in Southall if services and uses are co-located in mixed use developments along the Green , thus this exemplar is highly applicable.

Policy Tools & Indicators Formal Tools

Informal Tools

Indicators

EE4.1

Control

-

EE4.2

Incentive

Knowledge (engagement & education)

EE4.3

Guidance

-

unemployment level, skills level, gained qualification, NEET, number of apprenticeships

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THEME3: HOUSING AND LIVING Desired Outcome: To diversify and increase Southall's housing stock by intensifying the existing residential fabric and building mixed use developments on key sites.

HL1 Deliver affordable new homes in mix use developments and new ways of living.

HL2 Intensify and regenerate the Southall suburban fabric

HL3 Southall Community Land Trust

SCALE 1:10,000 - 22 -

Objective HL1. Deliver affordable new homes in mixed use developments and encourage new way of living.

Key Messages

Rationale of this Objective The OAPF proposes to build a taget of 6000 homes with no clear objective on the target quality nor the place making of those new neighborhoods.

For the housing strategy the goal is to provide quality housing adapted to Southall for and by Southall's residents. Housing should reflect the character of Southall existing fabric and reveal the full potential of its brownfield sites.

Co-living and co-housing provides more homes at a more affordable price which can trigger a faster access to ownership

Exemplar Camden Campus Transferability Caruso St Johns architect recently won the competition to build a mixed used development with residential, retail and light industrial. The existing industrial space will be replaced in the future proposal. An internal street for servicing will enable delivery and industrial purpose.

Southall could use these typologise and combine them with residential uses and other programs.

Policy HL1.1 Mix used development A minimum of 6000 new homes will be built in Southall. Large brownfield sites and low density areas like West Southall, East Southall will be the key sites to build the majority of the houses. These areas will be designed to intensify land use by including industrial uses along the ground floor of residential and retail developments. Innovative solution will mitigate noise from the logistic flow while providing interconnected shared public space.

Fish Island Village & Peabody Transferability

HL1.2 Provide affordable homes

Fish Island Village a canal-side development in Hackney wick taking inspiration of the existing surounding building. A joint venture between the developer and an Housing associations called Peabody enabled the construction of 72 affordable rent homes and 74 shared ownership homes.

Southall must benefit from funding of the GLA and propose joint venture with housing association to meet affordable housing target

Careful negotiation between the developer and housing associations like Peabody must provide a minimum of 30% affordable housing. Land tax reductions will be used to incentivise developers to meet the target.

HL1.3 Co-living and Co-housing Encourage co-living and co-housing in new developments to provide flexible dwelling. It will accommodate commuters attracted by the Crossrail and Southall resident willing to experiment witn new ways of living.

Old Oak Co-living

Policy Tools & Indicators

Transferability

Formal Tools

Informal tools

Indicators

HL1.1

Guidance, Control

-

HL1.2

Incentive, Control

-

HL1.3

Guidance

Information

number of houses created, floor ratio occupation of industrial and retail, affordable housing ratio, number of co-living units

Old Oak develpment is the biggest coliving operation in lodon with around 800 units. It holds shared facilities like gym,kitchen, resting area, working spaces and many others... While the rent is affordable, the residents can pay higher charges for the shared facilities.

This typology is suited for the young comuters and will provide a help to access ownership - 23 -

Objective HL2. Intensify and regenerate Southall's suburban fabric Key Messages

Rationale of this Objective Existing housing regeneration and decent homes is an outcome of the big conversation but the OAPF does not mention regenration of Southall's existing fabric, exept for the council house in Havelock.

Intensifying the suburbs is a long-term process that can provide more housing and upgrate the streetscape.

Exemplar Suburban design guide for Croydon Transferability Croydon published a guide to densify its suburban fabric. Acting like a good practice guidline it shows how step by step, terraced house block can be intensified by constructing in the centre of the block and replacing low density units on its fringe by regrouping two plots and lengthening path to

Policy HL2.1 Incentive for growth Analyse the opportunity in Southall by locating possible land to intensify. Reach out to land owners willing to start feasibility studies with incentive to facilitate construction and planning regulation.

HL2.2 Create an integrated design

IODU and Faire Transferability

Set up an interactive tool to facilitate access to an architect and planning permission. A specific focus on the integration of the project in the existing fabric will be monitored by the council. Data available on the price of the market will encourage people to invest to provide more housing

IUDO is a french entreprise that developed a tool to facilitate the construction of new housing and extension in the suburbs. Thanks to an interactive website and brochure, land owners understand the possibility of their plot. They can then engage with an architect and IODU will help you until delivery. This proposal aims at intensifying the suburban houses when children left or a new construction can be a substantial source of income.

HL2.3 Opening blocks Coordinate the intervention through a plan and census to balance density and enable the opening of the inside of blocks.

SUPERBIA savills

Policy Tools & Indicators

Transferability

Formal Tools

Informal tools

HL2.1

Guidance

concertation

HL2.2

Guidance, Incentive

evidence

HL2.3

Guidance, Control

-

Indicators

Transforming suburbia into superbia is a study by Savils to show the potential of London suburbs. "Doubling the density of just 10% of the outer London Boroughs could create 20,000 new homes per annum".

Southall could easily benefit from this startegy intensifying its existing fabric

density of the suburb calculated while the OAPF is active, number of new housing created

- 24 -

Objective HL3. To allow the residents to be part of Southall's growth

Key Messages

Rationale of this Objective The OAPF does not target the housing created to any target, wondering if the development happening in Southall might transform the area into a gentrified commuting suburb with the new crossrail.

Community Land Trust (CLTs) empowers people from the community and allow them to benefit from there interest in shaping the neighborhood.

Exemplar Community Land Trust

Policy

Transferability

HL3.1 Create a Community Land Trust (CLT)

Community Land Trust (CLT) "are set up and run by ordinary people to develop and manage homes as well as other assets important to that community, like community enterprises, food growing or workspaces".

There is already numerous CLT in London and a lot of fund and help by housing association to set up one. Southall's resident can come together in a big conversation and therefor could form a CLT to take part of their neighborhood growth. With different brownfield sites and key sites, the council must secure some sites that could be identifiyed by the Southall community.

Create community land trust for key sites in West Southall, East Southall and the suburbs. Recruit members of the community and agree on objectives of the CLT including a business plan. A goal of affordability and rent to buy houses is set up.

HL3.2 Purchase and Funding Engage the community in buying land and securing possible land across Southall by inspecting sites that would fit the community's needs and resources. Founding can be done privately by their members and helped by a "CLT Social Investment Fund" or "Community Housing Fund"

HL3.3 Build and Prosper With the help of an architect and/or sub-contractors the project follows planning permission and delivery.The land remains in the community as a long term asset managed by resident with an increased sense of ownership and therefore better care. There is the possibility to buy new land or to have new residents join the trust to repeat the operation in other areas of Southall

St Clements CLT Transferability An example of a succesfull CLT among others is the St Clemes Hospital in Mile end where the local population gather fund to purchase the old building that was abandonned. In association with Peabody, "they created 252 new homes, 35% of which will be genuinely affordable homes including 58 for ‘social rent’ and 23 community land trust homes."

Policy Tools & Indicators Formal Tools

Informal Tools

HL3.1

Guidance

participatory workshop

HL3.2

Guidance, Incentive

advertising

HL3.3

Guidance, Control

consulting, adverstise

Indicators Affordable homes created, CLT size and operation

- 25 -

THEME4: ENVIRONMENTAL SUSTAINABILITY Desired Outcome: To enhance the recreational value of urban green spaces and strengthen Southall’s blue green networks​

ES1 To maximise the recreation potential of the canal and

green spaces through a more coherent typology of green

ES2 To foster a carbon-neutral community through enforcing design codes that promote renewable energy

ES3 To improve resilience in natural and artificial blue

New Green Links

networks to minimise flood risk through sustainable urban drainage systems

New Bridge To form part of green links

Courtyards Green Spaces Waterfronts Green Corridor Green Streets

SCALE 1:10,000 - 26 -

Objective ES1. To maximise the recreation potential of the canal and green spaces through a more coherent typology of green networks​ ES1.6 Safety Measures for Courtyards

Rationale of this Objective

Confined spaces (i.e. courtyards) must ensure safety, comfort, and inclusivity, by installing CCTV cameras, sufficient streetlight, and adopting accessible entrances whenever possible.​

The OAPF sets out to achieve "high quality green spaces within walking distance of residential areas that provide a variety of recreational and leisure activities and easy access to nature", but the tools used have limited effectiveness; The original OAPF does not introduce a systematic way of connecting green spaces and movement routes, i.e. a typology of green networks​.

Key Messages

Policy

Exemplar

ES1.1 Green networks

San Francisco Better Streets Initiative

Green networks to be implemented to create an overall structure or "nervous system" that cohesively connects the area through several strategies of greening​

Transferability Urban planting offers significant oppor tunity for resource efficiency: providing shade to intense sunlight, and providing windbreaks to prevent cooling. As urban space becomes more precious, planning for green infrastructure needs to be considered using a multilayered approach to ensure effective urban greening. This shows how plantation in greener street networks can provide social, environmental benefits creatively and aesthetically. Existing streets in Southall may not be very spacious, but newly planned areas can adopt these measures​.

ES1.2 Green Development Plots There should be an active effort from developers to provide public realm or communal greens space within development plots to contribute to the enhancement of green space in Southall

ES1.3 Wetland Agriculture Small scale urban agriculture is to be incentivised (through GLA or London Food Link) at Havelock's canal-side green spaces to form wetland islands, and to promote integrated learning opportunities on sustainability​.

ES1.4 Children's Playground

Prinzessinnengarten, Berlin

Build playgrounds using predominantly natural materials such as timber, rope, and bark, as well as related park furniture such as benches to serve all ages​.

Transferability

ES1.5 Street Furniture Provide extensive street furniture including public seating (every 20m), litter bins (every 100m) and dog waste bins (every 500m) to encourage social use of public spaces​.

Policy Tools & Indicators Formal Tools

Informal Tools

Indicators

ES1.1

Guidance (design policy)

Promotion, Knowledge

ES1.2

Control (developer contributions)

Promotion

ES1.4

Incentive (process management)

Knowledge, Evidence

ES1.5

Control (design code)

-

ES1.7

Control (design code)

-

ES1.8

Control (design code)

-

air quality, noise levels, frequency of people using green spaces, number of children par ticipating in gardening programme, reduction in littering, water q u a l i t y, c o o l i n g e f f e c t created by roadside shade​

Prinzessinnengar ten is a plot of urban land reclaimed by the community for planting vegetables, and using harvests to serve food. It also offers educational workshops on sustainable agriculture, bike workshops, and upcycling materials. This exemplar shows that initiative from people is ample, and well-kept urban green spaces are high appreciated by the community. This is a highly transferable exemplar due to the similarities it has with Southall: both limited in size, and are in close proximity to residential buildings; success in Prinzessinnengarten can be replicated with similar levels of community efforts in Southall.​

Upton Design Code Transferability Courtyards as a part of the green typology - a semi-public/ private space, safe environments, are mostly for leisure purposes. Only allowing cer tain tree types (such as Acer platanoides, and Carpinus betulus) suppor t indigenous species, and promote coherence across the OA. Having safeguarded spaces like this promotes more social behaviour and has the potential to reduce crime rate.

- 27 -

Objective ES2. To foster a carbon-neutral community through enforcing design codes that promote renewable energy Rationale of this Objective

Key Messages

The OAPF mentions potential for an area-wide district heating network to provide new and existing residential and commercial developments with cost competitive low-carbon heat and hot water, but this is a long-term goal currently still in the stage of business cases development. More concrete and impactful actions can be taken to ensure a more timely transition.

Exemplar Living Wall

Policy

Transferability

ES2.1 Green Energy for New Builds

Standing at 350 square metres and with a total of 10,000 herbaceous plants, the Living Wall at The Rubens at the Palace Hotel is the largest living wall in London. It provides wildlife habitat, keeps the hotel cool in summer and warm in the winter, minimises the hotel’s impact on the environment, improves the air quality, and contributes to building cooling and insulation, thereby helping to lower energy consumption​. As there will be lots of new builds, iconic mixed-use ones can incorporate green roofs, walls and decking. The plant list can be easily replicated since it was a range of native species chosen by the Royal Horticultural Society to attract insect pollinators and regulate energy use.

Encourage developers to adopt green energy plans for all new builds through planning permit incentives​

ES2.2 Council Buildings Switch to Green Energy Council owned buildings to be switched to renewable sources as much as possible to demonstrate feasibility​

ES2.3 Sunroof Installation Install functional sunroofs in public spaces as a form of advertisement, I.e. near Crossrail Station​

ES2.4 Green Energy Street Art Install street art including sculptures and murals from local artists that showcase the ease and benefits from using renewable sources. See CC2.3.

ES2.5 Clean Energy Fund La Monarca

Apply for Clean Energy Fund - feasibility grants of up to £40,000 for green initiatives (including solar battery storage, wind, hydro and geothermal heat projects) by selling electricity back to the grid​

Transferability This is the world’s first Solar Mural® installation. With the advent of solar panel customisation, art in public space stands ready for a revolution. Solar Mural® artworks celebrate local culture, provide new oppor tunities for artists, and make communities more vibrant and livable, all while reducing the carbon footprint of our cities as part of the solution to climate change.​Street art including murals is an urban feature we wish to promote as outlined in CC1.3. The technical requirements are attainable, and local ar tists could be sourced. The power generated can feed into the local grid, while the display can raise awareness for adopting solar panels or switching to renewable energy plans​.

Policy Tools & Indicators Formal Tools

Informal Tools

Indicators

ES2.1

Incentive (process management)

Promotion

ES2.2

Control (adoption)

Assistance, Knowledge

ES2.3

Control (adoption)

Promotion

ES2.4

-

Promotion

ES2.5

Incentive (subsidy)

Assistance, Knowledge

air quality, percentage of households and commercial buildings on renewable energy plans, number of sunroofs, number of people participating in community workshops, number of visitors to street art and functional renewable energy display - 28 -

Objective ES3. To improve resilience in natural and artifical blue networks to minimise flood risk through sustainable urban drainage systems Rationale of this Objective

Key Messages

Developments are to "make a positive contribution" to the protection, enhancement, creation and management of biodiversity. The nature conservation value of these sites can be enhanced by appropriate connections to the wider network of green spaces and areas of the All London Green Grid.

But very few policy tools address these goals.

Exemplar Citywide Integrated Rainwater Management Plan, Vancouver​ Transferability

Policy

Vancouver had implemented alternative permeable pavements and rain gardens, encouraging water to infiltrate across the city. Similarly, all new large buildings are legally required to manage stormwater as a resource through enhanced landscape, green roofs or rainwater harvesting tanks. Using infiltration swales, raingardens, pervious paving, daylighted streams, and constructed wetlands, storm water can be treated as a resource.

For too long we have managed water by channelling it underground or out of sight, with only grey infrastructure visible to the world. We should actively incorporate blue networks back into the public realm. Vancouver’s approach is inspirational, but the scale is much larger than that of Southall’s, therefore only partially applicable.​

ES3.1 Permeable Pavements Developers must design and construct to ensure that rainwater drains into SUDS through permeable paving in the courtyard and private gardens as applicable​.

ES3.2 Resilient Indigenous Species SUDS must be planted utilising indigenous species that can withstand both dry and very wet conditions, and ensure no net loss of trees

ES3.3 Flood Risk Management Office Sydney Park Water Re-use Facility

Establish Grand Canyon Canal flood risk management office, monitor flood risk closely with Ealing and GLA​

Transferability The project is City of Sydney’s largest stormwater reuse facility, harvesting 850 million litres of stormwater annually. It’s designed to reduce City of Sydney’s potable water demand by 10% before 2030. The project has enhanced circulation of water through the ponds and wetlands, diverting 840 mega litres per annum of local stormwater for treatment and re-use.

The initiative has revitalised 40 hectares of former landfill site into wetlands, playgrounds, wildlife habitat, and recreational areas.​This initiative works very well in conjunction with urban agriculture project outlined in ES1.4, as the scale and format of the water diverting and revitalisation are flexible. This would be particularly suitable to be experimented in the key site Havelock – Canal Side to maximise the potential of the canal.​

Policy Tools & Indicators Formal Tools

Informal Tools

ES2.1

Control (design standards)

-

ES2.2

Control (design standards)

Evidence, Knowledge

ES2.3

Incentive (process management)

Evidence, Assistance

ES2.4

Control (design standards)

-

Indicators air quality, noise, water quality, number sewer and sur face water flooding incidents, tonnes of wastewater treated

- 29 -

THEME5: CONNECTIVITY AND TRANSPORT Desired Outcome: To improve quality of life and reduce congestion by promoting a sustainable transport system and improving accessibility

CT1 Better Streets - Rebalance streets for pedestrians and cyclists

CT2 Accessibility - Ensure access to services within a short walk for all

CT3 Permeability - Opening up the streets and creating new connections.

Opening up links on residential streets New atreets and links Canalside active travel

CT4 Better Transport - Tackle Congestion Through Improved Links

Proposed Transport Corridors Brentford branch line - re-instated rail route or conversion to light rail New transport hub

Potential road closure (buses only)

Elizabeth Line (Crossrail)

SCALE 1:10,000 - 30 -

Objective CT1. Better Streets - Rebalance streets for pedestrians and cyclists Key Messages

Rationale of this Objective The OAPF identified issues including heavily congested roads and lack of network resilience with further traffic growth from new developments likely to exacerbate. There are also low levels of 'sustainable' modes such as walking and cycling. The OAPF does have good aspirations when it comes to walking and cycling, however it lacks detail and is somewhat unambitious, it also avoids potentially controversial, but necessary, interventions such as modal filtering and parking reductions.

Exemplars Mini Hollands - Waltham Forest Transferability The Mini Hollands scheme gave funding to three outer London Boroughs to improve streets in order to encourage more cycling and walking and tackle the high private car usage in outer London. The Waltham Forest scheme, while controversial in some respects, is widely regarded as a success. Recent research (Aldred et al, 2018) shows that walking and cycling has increased, along with perceptions of the street environment.

Policy CT1.1 Healthy Streets In line with the Mayor's Healthy Street's policies, a network of pedestrian and cycle friendly streets connecting transport nodes, the high streets, green spaces and employment centres will be created.

A hierachy of street types, based on movement and place, will be implemented.

A programme of segregated cycle line construction, modal filters, and parking space removal will be implemented to make driving less convenient and cycling and walking more so.

New large developments should incorporate these design principles into the highway networks, starting at the masterplanning stage. Other developments will be required to contribute to highway and public realm improvements through CIL, S106 and S278 processes. New large scele developments at West Southall and The Green are excellent opportunities to implement Better Streets Policies.

The scheme included modal filtering, ‘Copenhagen Crossings’, segregated cycle lanes and public realm improvements. As part of an ‘Outer Borough’, Southall is very similar to Walthamtow and this approach is readily applicable.

Healthy Streets for London (TfL, 2017) Transferability The Healthy Streets initiative is a holistic approach to streets that aims to address the public health impacts of inactivity as well as issues of congestion, population growth and public transport usage. It is about recognizing that nearly all journeys start and end on the street, so healthy streets are key to a healthy, sustainably and vibrant city.

The Healthy Streets Approach will also underpin the Mayor’s Transport Strategy and the London Plan.

The Healthy Streets Approach is implemented through a design toolkit and is monitored after implementation through indicators and surveys. The approach is scalable and can readily be applied to Southall.

The Healthy Streets approach builds on the Better Streets initiative which has been implemented across London and has shown to be successful. ce s t and o stop rest

People feel rel axe d

Control

Campaigns, Assistance

CT1.2

Control

-

Share of cycling and walking as a transportation mode, Air quality (NO2, PM, etc)

P la

o Pe

CT1.1

pl e

sy

ls

afe

People choose to walk, cycle and use pub lic transport

t No

o to

no

i

12

- 31 -

cr os s

ee to s T h i n gs d o and

Indicators

fe e

Eas yt o

helter nd s ea ad Sh

helter nd s ea ad Sh

o Pe

pl e

Informal Tools

n ea Cl

cr os s

ee to s T h i n gs d o and

Policy Tools & Indicators

Pedestrians from all walks of life

air

ce s t and o stop rest

n ea Cl

Eas yt o

P la

Pedestrians from all walks of life

air

People feel rel axe d

Implement a street greening programme, linked to the green blue network initiative, to improve the street environment.

Developers will be required to contributre to improvements to the public realm through the CIL, S106 and S278 processes. Street improvements will be undertaken throughout Southall. Street improvements will be undertaken throughout Southall.

Formal Tools

10 Healthy Streets Indicators

sy

CT1.2 Street Greening & Public Realm Improvements

fe e

ls

10 Healthy Streets Indicators

afe

People choose to walk, cycle and use pub lic transport

t No

o to

no

i

Objective CT2. Accessibility - Ensure access to services within a short walk for all Key Messages

Rationale of this Objective The OAPF identified the need to reduce demand for travel, especially car use as well as the issue of a lack of local community infrastructure. However, there were littles in the way of proposals to ensure that residents, both current and future, have easy access to services that they require. The focus is on modal shift and network improvements, rather than reducing the need to travel.

Exemplar Paris of 15 Minutes Transferability

Policy

The ‘15 minute city’ concept is designed to ensure that residents have access to all their daily needs within a 15 minute radius, walking or cycling, to reduce the need to travel and ensure a good quality of life.

CT2.1 Mixed Use Development All new developments must me mixed use and incorporate different use classes, including A3, A4 & A5. Suitable 'sui generis' uses will be permitted if there is an amenity benefit. New large scele developments at West Southall and The Green should incoporate mixed use developments and provide a range of services and amenties for the new residents, and those on surrounding streets.

“There are six things that make an urbanite happy.

Dwelling in dignity, working in proper conditions, [being able to gain] provisions, well-being, education and leisure.”

CT2.2 Increase in, and Preservation of, Local Commercial Space Any 'dark spots' in service accessibility will be mapped. In these locations residential to commercial conversions will be permitted, providing there is no net loss of residential space.

Conversion of ground floor retail (etc.) to residential will not be permitted in order to preserve mixed use development.

Existing commercial units should not be converted to residential units, unless there is no net loss of commercial space. This policy should be read in conjunction with objective EE1 - Industrial Land.

The concept is not just about essential services and supplies, entertainment, culture, good restaurants and good quality open space are also key.

Southall is relatively dense with a core of vibrant high streets, increases in connectivity will open up access and new services could easily be incorporated into the large new developments.

CT2.3 Local Amenity Space New parklets, squares, and other quality public spaces will be created, in line with the Green Blue network proposals (Objective ES1) and Better Streets (CT1) and distributed through Southall.

New developments will be encouraged to create new accessible public spaces. Increased density may be permitted for sites that provide good quality public space with high amenity benefits.

Policy Tools & Indicators Formal Tools

Informal Tools

CT2.1

Guidance, Control

-

CT2.2

Incentive, Control

-

CT2.3

Incentive

Practice guidance

Indicators Share of cycling and walking as a transportation mode, Journey time mapping

- 32 -

Objective CT3. Permeability - Opening up the streets and creating new connections.

Rationale of this Objective

Key Messages

Lack of connectivity, especially from south east of Southall, and poorly connected public spaces were identified as issues. However, the proposals were not prescriptive enough and reliant on development proposals. The proposals need to be more ambitious and look at alternative methods of funding and delivery.

Exemplars Out of Thin Air - Building Above London's Rail Lines / Transferability Out of Think Air is a speculative proposal by the Engineering consultancy WSP to build above rail lines to provide housing.

The study identfied suitable land and showed how this would be feasible in terms of engineering and economics.

Ealing was identified as a borough with high potential for over railway development, with over 150 hectares available.

The extent of railway land in Southall, and the land price premiums offered by the Elizabeth Line means that this sort of development should be, pending detailed studies, viable. While the prime objective of these objectives is not connectivity, it can provide it as a secondary benefit and offers a good mechanism for funding new connections.

Policy CT3.1 Mending the Gap New developments will be required to contribute to new road connections over the railway and links to the existing street network.

The South Road bridge over the GWML will be widened and will incorporate new mixed use development over the railway. This will provide a continuous high street and help fund the new bridge.

Over-site development of the station will help open up connections and will provide multiple entrances to the station. Southall Station is key to acheiving this objective. Improving links to the station will have the double benefit of linking up the north and south of Southall. Over site development could be leveraged to fund the new links.

Mile End Green Bridge Transferability

CT3.2 Local Connections & Permeability

The Green Bridge in Mile End park was constructed to link two disconnected parks together over the busy Mile End Road. A new linear park was created, improving connectivity and providing additional green space and amenity. It is a an excellent example of multifunctional infrastructure. The bridge overcame a similar challenge to that of the railway in Southall which also presents a signficant barrier to connectivity. The project showed how the incorporation of commercial space in within the development can provide a revenue stream for future maintenance.

Permeability in the residential streets will be improved by incentivising home owners redevelop and open up links between streets. Anyone wishing to redevelop their house will given a 'density bonus' in return for constructing new alleys and links through their site. Design and management assistance will be made available through LB Ealing. (See also Objective HW.2) Develop walking and cycling routes along the canals and open links to nearby streets, as part of Blue Green network, as proposed in Objective ES.2.

West Southall and East Southall sites border the railway and will be required to construct new links as part of any new development. New links will bring clear benefits to both the developments and the wider Southall Community.

London Underground Commercial Developments / Transferability

Policy Tools & Indicators Formal Tools

Informal Tools

Indicators

CT3.1

Guidance, Control

Case Sudies

CT3.2

Incentive

Enabling

PTAL, Journey time mapping, Congestion levels

Historic station developments by London Underground, such as Rayners Lane in Harrow, offer an interesting precedent of how commercial development over the railway, and linked to the station, can help mend the gap in the high street created by railways and provide additional retail space.

- 33 -

Objective CT4. Better Transport - Tackle Congestion Through Improved Links Key Messages

Rationale of this Objective The original OAPF stated that congestion is leading to poor bus journey times and therefore a low modal share. Crossrail was identified as a huge opportunity, but one that would require additional capacity elsewhere. The Brentford branch line was identified as a potential future transport corridor.

The document was vague, not ambitious enough and reliant on development to deliver improvements.

Exemplars Bus Rapid Transit Transferability B u s Ra p i d Tr a n s i t i s a w a y o f delivering some of the benefits of light rail systems (e.g trams) without the significant infrastructure costs. It is essentially a high quality bus corridor including segregated running, high frequencies, accessible vehicles and high quality 'stations'. There are numerous examples around the world, including the very successful system in Curitiba, Brazi (shown). These

Policy CT4.1 Prioritise Transport & Future Proof Routes Incorporate bus priority measures into any highway improvements, and create new bus priority streets as part of the new developments.

New large developments will be required to incorporate bus priority measures in proposed highway networks. This will be agreed with LB Ealing at the Masterplanning stage.

All developments will be required to contribute towards transport improvements in the area through the CIL and S106 processes. This will be linked to the level of parking to incentivise developers to reduce parking provision in favour of public transport provision. Car free development is to be enouraged.

Future proof streets and roads for new transport systems, with the long term goal on incorporating trams of other high capacity on road transport systems.

systems could potentially be electrified and eventually converted to light rail at a later date as more capacity is required.

New technologies, such as electric buses and trackless trams (see figure below, example from Yibin Province China) offer even greater benefits from this type of sytem.

CT4.2 Plan for New Links Lobby TfL and the GLA to re-instate plans for the West London Tram or similar system. Interim systems, such as BRT or 'trackless trams' will be investigated.

Investigate the feasibility of reinstating passenger services on the Brentford branch line, or conversion to light rail.

Southall has a need to increase surface transport capacity, especially with the arrival of the Elizabeth Line, but proposals such as the West London Tram have previously failed to come to fruition. While road space is limited, a bus based system could be easily implemented without too much disruption, incrementally and at a lower cost. This could potentially be par tially funded through developer contributions.

Policy Tools & Indicators Formal Tools

Informal Tools

Indicators

CT4.1

Guidance, Incentive, Control

Case Sudies

CT4.2

-

Campaigns, Advocacy

Share of cycling and walking as a transportation mode, Journey Time Mapping, PTAL Ratings

- 34 -

POLICY TOOLS

CHARACTER AND CULTURE

Guidance: 11% Incentive: 44% Control: 34% Informal: 11%

ECONOMY AND EMPLOYMENT

HOUSING AND LIVING

Guidance: 14% Incentive: 36% Control: 28% Informal: 22%

Guidance: 38% Incentive: 15% Control: 19% Informal: 28%

ENVIRONMENTAL SUSTAINABILITY

CONNECTIVITY & TRANSPORT

Guidance: 5% Incentive: 12% Control: 50% Informal: 33%

Guidance: 16% Incentive: 21% Control: 32% Informal: 31%

Guidance: 17% Incentive: 26% Control: 32% Informal: 25%

Guidance: 60% Incentive: 15% Control: 25% Informal: - %

Summary In comparison to the original OAPF, our proposed document uses a wider range of policy tools that are more measurable, consistent, and innovative.

We have incorporated a range of informal tools, including promotion, evidence, knowledge, assistance, and evaluation. They complement the effectiveness of formal policy tools, and are more flexible according to the situation. ​

Guidance Incentive Control Informal

New OAPF - 35 -

Previous OAPF

CHAPTER 4

STRATEGIC SITE INTERVENTIONS

- 36 -

STRATEGIC SITES Enhanced market, create identity, local economy

2 Himalaya Palace 1 Southall Station New bus hub , station redesign new path crossing the railway

Create employment, start up space

3 The Green

4 West Southall

3000 new homes including 30% affordable, 100 co-living industrial land and retail social infrastructure

5 Havelock Canal revitalization, flooding risk and water cleaning

SCALE 1:10,000 - 37 -

STRATEGIC SITE 1 Southall Crossrail Station Theme

Intervention Map

Key Messages

Site Analysis The existing station is a small Victorian era suburban station with a single entrance onto the South Road Bridge.

Even prior to the introduction of the Elizabeth Line (Crossrail) the passenger numbers have increased over 50% in the last 10 years (1.9M to 3.3M). The single entrance and existing building are not able to cope with any increase in passenger numbers. ​ Due to the historical industrial nature of the area, the station is surrounded by low rise industrial units, car parks and derelict sites. It is disconnected from the surrounding area and the railway, 6 tracks wide at this point, severs Southall in two. Combined with the entrance location on the congested South Road, the first impressions of Southall on exiting the station are very poor. ​ Mixed use program

The South Road bridge is narrow, congested and has a very poor pedestrian environment. The bridge and the adjacent industrial sites create a large gap in active frontages between the station and the two high streets. This is further exacerbated by the change in levels required to get over the railway.

Key character upgrade Frontages

Desired Development

Key routes

A transport hub would be created at Southall Station with Crossrail trains and a bus interchange at the heart of the area. ​

Upgraded path

A public square would be built over the tracks modelled on Gillett Square in Dalston, including local management of events that take place there and space for street vendors, celebrating the area's unique culture on arrival. This square would be integrated into the new station building and would function to provide both better connection to the station and better access over the railway.​

Exemplar

Multiple station entrances will increase the number of people within walking distance of the station and improve accessibility, reducing overall journey times.​ The existing South Road bridge would be widened to improve the pedestrian experience, provide additional road space including dedicated bus / transit lanes and provide dedicated cycle lanes. The bridge would also include new buildings over the railway in order to create a continuous high street between Southall Broadway and The Green. ​ Murals of famous local people would be commissioned on nearby buildings and walls so that exits from the station were colourful, further showcasing the area's distinctive identity.​ The business centre to the south of the station would be refurbished, providing affordable workspaces and mixed use near the station. The historical elements of the building, the arches, would restored and enhanced to add to the character if the site. ​ The replacement Gurdwara would become a prominent landmark and would be key to the redeveloped site.

Overall, the redeveloped station and South Bridge site would become a beautiful, vibrant and welcoming gateway that Southall can be proud of. ​

Abbey Wood Crossrail Station London, Broadgate Exchange Square London, Gare de Rennes France​ - 38 -

STRATEGIC SITE 2 Himalaya Palace Building Theme

Intervention Map

Key Messages

Site Analysis The Himalaya Palace currently contains a lot of small traders in an informal market setting. The Himalaya Palace is one of the area's most iconic buildings and represents Southall's diverse character.

As a result, it would be the perfect setting for a modernised indoor market which includes existing tenants and celebrates the current use of a well-loved destination for locals . Its character could be diversified by providing additional trading space for new startups and making use of the car park at the back of the building.

Key character upgrade Local food stall food stall

Desired Development

Sprayed of market

A central hub of local economic activity is created for locals and visitors alike to enjoy​ Local employment is supported and boosted ​ New start ups (preferably local ones) should also provided with stalls to complement the existing businesses, diversifying the retail offer in the process​

Site Photo

Exemplar

Southall's unique character is still celebrated by maintaining a South Asian market atmosphere​ The car park behind the building can be transformed into allotments for local businesses and residents to grow fruit and vegetables. This can facilitate skills and training for local people, greater community cohesion, education and sustainability​ Ealing Council will invest in upgrading the building in the same way Barcelona invested in its markets as municipal services​ The local traders will be included in Southall BID and the money raised from this mechanism can be used to pay for maintenance of the building, giving local traders a sense of ownership and investment in Himalaya Palace Market ​ Mercat Santa Caterina, Barcelona​

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STRATEGIC SITE 3 The Green Intervention Map Theme

Key Messages

Site Analysis The Southbridge Way LSIS in the Green is low-density industrial land with under utilised surface level car parking. Due to its close proximity to Southall Crossrail station, this site has high potential for intensification. The Green is home to many of Southall's cultural and faith assets such as the Dominion Arts Center (Southall library), St John's Church, Gurdwara Sri Guru temple, and the Manor House. ​The high street in the Green is disconnected from the Southall Broadway and South Road and the LSIS industrial land creates a large impenetrable block between the station and the residential area to the west.​There are number of small sites for development such as SOU8 and SOU9 site allocations from the LB Ealing Local Plan.​

Key character upgrade Employment zone Mixed residential/industrial

Desired Development

bike/pedestrian only access

Mixed use development and co-location with residential uses will take place at the Southbridge Way LSIS providing capacity for more employment and affordable housing. The development of LSIS will allow new links benefiting the developments and the neighbouring residential area.​

Exemplar

The SOU9 St John's Church Hall and Bus Depot can be developed as affordable workspaces with other civic functions to enable employment and skills opportunities to be offered to local communities.​ With improved connections and public realm realised in the high street and Strategic Site 1 (Southall Crossrail Station), the Green will have a greater variety of retail and diverse uses benefiting from increased footfall. This will allow a balanced development of the high street within Southall.​ There will be occasional road closures of The Green with traffic being re-directed along Merrick Road and Montague Waye. If the closures are successful the changes could be made permanent and The Green would only be open to bus and cycle traffic. This would create a better street environment and also allow for faster, more reliable public transport connections, thereby meeting the objectives of better streets and better transport (Theme 5).​ The street closures could be timed with religious holidays so that the street can accommodate public events with cultural groups and street vendors which are normally located at the public square at Southall Station. These events will celebrate the character of Southall and promote the area of The Green to show that Southall is more than one place - 40 -

IDEA Store, Tower Hamlet

Yonsei-ro, Seoul

The IDEA Stores in Tower Hamlets are civic buildings where public services are co-located, giving the community the chance to develop a strong civic culture. The same could be created in Southall if services and uses are co-located in mixed use developments along the Green.​

Once a heavily trafficked street, Seoul Yonseiro was transformed into a public transport only street with an enhanced public realm. During the weekend and special holidays, the buses take a different route and the street becomes an event space for pedestrians and visitors.​

STRATEGIC SITE 4 West Southall Theme

Intervention Map

Key Messages

Site Analysis The West Southall Area was previously a parking lot for the Heathow Airport and still host an operational gas holder. This 80 acres area is a huge ooportunity to redisign southall connection to Minet Park, the crossrail station and the town center. The water tower and the gas-o-meter must be kept and erected as landmark for the new neighborhood. ​

Key character upgrade Suburb intensification Light industrial program Mixed residential Green space

Desired Development

Retail frontage

Better connection should be implemented across the canal and the railway to connect Minet Park and the Green. A close-knit fabric should follow the existing alignment of the adjacent street. A central artery passing by the park, the gasometer and finishing in southall central should have bus, cycle and pedestrian line.​

Exemplar

3. The Green

A green buffer zone will help reduce the sound of the railway being part of the green and blue corridor. Active ground floor with bar cafes, market, day and night ativities should be along the canal and the main artery. Mix used development should be concentrated closer to the Southall station.​ Most of the new housing can be built in this area or a minimum of 4000 new homes to meet Ealing borough target. Residential building should gradually rise from the suburban low-rise fabric (2-4 stories) to a maximum of 10 stories on the railway fringe.

Along residential program should be implemented a School, a nursery, a health center, sports facilities. Co-working spaces and startup spaces reserved to Southall entrepreneurs must be implemented in the area.

The CLT southall will take part of the development assuring a consequent number of affordable flat and community structure for Southall inhabitant.

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Hyde Park

Bastid Niel

Hyde parkby MVRDV is a housing develpment in the netherland where all blocks have various typology and a carul analys of heigh andcourtyard size to enable a maximum of sun in every housing.​

This project by VRDV is an urban framework on a brownfield in Bordeau, It poropose strategyto work on existingindustrial building and providing mixed use development.

STRATEGIC SITE 5 Havelock Theme

Intervention Map

Key Messages

Site Analysis This site refers to a collection of small green spaces along the canal as part of the wider Havelock area – a mostly residential part of Southall in the OA’s south east. At the moment, the canal and its surroundings are not developed to the full potential, as the existing street typology and designation of green spaces makes the area difficult to access, and not attractive.

Key character upgrade

Desired Development

Improved access

High quality green spaces within walking distance of residential areas that provide a variety of recreational and leisure activities and easy access to nature;​

Wetlands and gardens

Playground and furniture

Walking and cycle routes connecting key activity hubs (crossrail station and high streets), it is easier for all residents of Southall to access the waterfronts;​

Exemplar

Innovative and modern street furniture (benches, bins, dog waste bins) for practical and convenient experience of using the public realm;​ Children's playground for all ages; educational spaces about sustainable urban farming to encourage intergenerational bonds – this is related to policies ES1.5, ES1.4​ Create wetlands using plants for phytoremediation, bioremediation, facilitate the local ecology, and provide recreational space that is functional at the same time – this is the site of application for objective ES3​ Retain and increase vegetation, prioritise indigenous species for resilience​

Paprocany lake shore, Tychy - 42 -

Hamilton Gardens, New Zealand

CHAPTER 5

CONCLUSION

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PHASING & FUNDING Theme

CC

Phase

Policy

1

2

Theme

3

1.1 Meanwhile cultural hub

1.1 Green networks

1.2 Meanwhile toolkit for local cultural groups

1.2 Green development plots

1.3 Community-led public art

1.3 Wetland agriculture

2.1 Central marketplace and food growing

1.4 Children's playgrounds

2.2 Formalise street vending

1.5 Street furniture

3.1 Cultural 'anchor tenants' in new mixed-use developments​

1.6 Safety measures for courtyards

3.2 Public management of public spaces

ES

4.1 Southall Creative Enterprise Zone

EE

2.1 Green energy for new builds 2.2 Council buildings switch to green energy

4.2 Local legibility maps​

2.3 Sunroof installation

1.1 Re-designation of industrial land

2.4 Green energy street art

1.2 Intensification of industrial land

2.5 Clean energy fund

2.1 Establishment of affordable workspaces

3.1 Permeable pavements

2.2 Construction tech as new business

3.2 Resilient indigenous species

2.3 Investment fund

3.3 Flood risk management office

3.1 Activity node

1.1 Healthy streets

3.2 Diversifying high street offer

1.2 Street greening and public realm improvements

3.3 BIDs and business partnerships

2.1 Mixed use developments

4.1 Job offer

2.2 Increase in, and preservation of, local commercial space

4.2 Apprenticeships

CT

2.3 Local amenity space

4.3 Affordable work spaces in town centres

3.1 Mending the gap

1.1 Mix used development

3.2 Local connections and permeability

1.2 Provide affordable homes

4.1 Prioritise transport and future proof new routes

1.3 Co-living and co-housing

4.2 Plan for new links

2.1 Incentive for growth HL

Policy

1. Joint OAPF Delivery Committee established, including different stakeholder groups, i.e. Ealing Council staff, GLA staff, local community groups, Southall BID, etc

2.2 Create an integrated design 2.3 Opening blocks 3.1 Create a community Land Trust (CLT)

2. Review of delivery against KPIs for each theme's goals are conducted at meetings every year

3.2 Purchase and funding 3.3 Build and prosper

Phase

Years

Funding

1

2020-25

Access seed funding from the GLA, specifically the 'Good Growth' Fund and CEZ status. This phase will also involve coordinating self-sustaining community-led action that requires volunteering rather than big capital investment.

2

2026-35

CIL and Section 106 funding from initial new developments will be used for public realms work. Policies involving the relocation of local services to new developments will be negotiated with developers, supported by GLA funding if necessary.

3

2036-45

CIL and Section 106 funding will come from longer-term developments and TfL can provide capital funding for major infrastructure upgrades.

Monitoring

3. A comprehensive delivery report is produced every 5 years which is publicly available and links back to the Key Messages from the Big Conversation 4. Members of the Joint Committee are reviewed every 5 years to include new major developers, community groups, etc.

5. A final delivery report will be delivered to assess the delivery of the entire framework with KPIs for each goal assessed and recommendations for making sure any undelivered policies are updated and included in the contemporary policy context

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Phase 1

2

3

BIG CONVERSATION Appendix - Response to Big conversation Key Messages

Diversity

Basic Needs

Social Behaviour

CC

EE Strategic Themes

HL

ES CT Southall Crossrail Station

Strategic Site

Himalaya Palace Building The Green

West Southall Havelock

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Safety & Crime

Entrepreneurship

Variety of Retail

More than one place

EXEMPLARS Appendix - Exemplars Theme/Site

CC

Strategic Themes

EE

Exemplar

Transferability

Reason

1. Croydon Arts Store

High

Currently happening in London, making sure local people are represented in regeneration efforts

2. Croydon Meanwhile Use Toolkit

High

Currently happening in London, making use of under-utilised spaces to boost cultural activity in the area

3. The Brixton Project’s “participatory placemaking”

High

Southall is an area with a strong cultural identity like Brixton and currently not much public art but plenty of spaces for i t

4. Barcelona Market Redevelopment model

High

Because Southall has a key site (Himalaya Palace) that is ready for this kind of intervention with the cooperation of local traders who currently use the building and the addition of more

5. Vendor engagement in Bhubaneshwar

Medium

Because there are street vendors in Southall from South Asian backgrounds. However, informal trading is less common in the UK than India so policy that deals with it will have to be adapted

6. Mountview Academy

Medium

Because this exemplar involved a major 'anchor tenant', whereas this policy will involve local cultural organisations that will need to be identified accordingly

7. Gillet Square, Dalston

High

Because Gillet Square involved participatory design and now management. There is an opportunity for the same process and management system to be implemented in new public spaces created near Southall Station and along the high roads

8. CEZ status of Tottenham

Medium

Because Tottenham was selected by the GLA to become a CEZ in a competitive process. Southall will need to be supported to be awarded such status

9. CityID’s maps in Bath

High

Because Southall has a strong local identity and this can be capitalised on for such a scheme. Way-finding in Southall is currently weak so there is a great opportunity for this

10. Meridian Water, Enfield

Medium

Although the Meridian Water is a much bigger scale project, the existing usage as wholesale within a prime location and the suggested transformation as mixed-use of residential and light industrial supporting new jobs is similar to the suggested site in Southall.

11. Ironworks, Vancouver

High

12. Werk12, Munich

High

13. Trampery Tottenham

Medium

It is an ideal model of affordable workspace and accelerator program which is targeted to young start -ups and is highly applicable in Southall.

14. Willmott Dixon’s Building Lives Academy

High

Expecting many development projects to take place and already having a construction institution, it is ideal to try such a program in Southall

15. Tottenham Opportunity Investment Fund

Low

The Ealing Council might not have the resources and funding to organize a comparable program, but could request for investment from the Mayor of London.

16. Mockingbird Station, Dallas

Medium

The previous site condition and objective is similar, however the urban design aspect of the project is not recommended as the scale of the project is bigger, and is based on car-dominant context of the USA

17. City of Westminster BID

Medium

Although this exemplar requires high resources of knowledge, it is an ideal case to adopt.

18. Kensington and Chelsea

High

Given different financial resources in Southall, it would be difficult to provide as affluent job training programs, but rema ins a good precedent. The apprenticeship scheme is highly applicable for the local college.

19. The IDEA Stores, Tower Hamlets

High

The same could be created in Southall if services and uses are co-located in mixed use developments along the Green

The design concepts and tools from both cases are creative and highly applicable for Southall.

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EXEMPLARS Theme/Site

HL

ES

Strategic Themes

CT

Exemplar

Transferability

Reason

20. Camden Campus

High

Southall could implement these typology to combined residential and other program

21. Fish Island Village and Peabody

High

Southall must benefit from funding of the GLA and propose joint venture with housing association to meet affordable housing targets

22. Old Oak Co-living

High

This typology is suitable for young commuters, which Southall has, and will provide help to access ownership

23. Suburban design guide for Croydon

High

Acting like a good practice guideline, it shows how step by step, plots can be regrouped, and paths can be created

24. IODU for FAIR PARIS

Medium

Aimed at intensifying houses when children leave, this is an approach Southall can take.

25. SUPERBIA Savills

High

Southall could easily benefit from this strategy intensifying its existing fabric

26. Community Land Trust

High

With different brownfield and key site, the council secure some sites that could be identified by the Southall community

27. St Clemens Hospital

High

A successful example in London where locals gathered funds to purchase an abandoned building. Southall has to potential to do something similar

28. San Francisco Better Streets Initiative

Medium

Newly planned areas in Southall can adopt these measures to create social/environmental benefits. Although some parts are not spacious enough

29. Prinzessinnengarten

High

the key site in Southall (Havelock – Canal side) is similar in their limited space, and proximity to residential areas, commitment from the community is promising

30. Upton Design Code

High

Having safeguarded spaces like this promotes more social behaviour and has the potential to reduce crime rate.

31. Living wall, London

High

Southall will have more iconic mixed-use new builds to incorporate green walls, green roofs, and decking.

32. La Manorca Installation

High

Street art is also promoted in CC1.3, and it is achievable through local art talent and available technical support

33. Rainwater Management Plan, Vancouver

Medium

incorporating blue networks back into the visible public realm is harder to achieve on a neighbourhood scale, but many concepts and methods are inspirational

34. Sydney Park

High

The scale and format of these diversion and revitalisation approaches are quite flexible, and can be experimented with at the key site Havelock– Canal side

35. Mini Hollands schemes

High

As part of an ‘Outer Borough’, Southall is very similar to Waltham Forest and this approach is readily applicable.

36. Healthy Streets for London

High

The Healthy Streets approach builds on the Better Streets initiative which has been implemented across London and has shown to be successful.

37. Paris of 15 minutes

Medium

Southall is relatively dense with a core of vibrant high streets, increases in connectivity will open up access and new services could easily be incorporated into the large new developments.

38. Out of Thin Air - Building Above London's Rail Lines

Medium

The extent of railway land in Southall, and the land price premiums offered by the Elizabeth Line means that this sort of development should be, pending detailed studies, viable

39. Mile End Green Bridge

Medium

The bridge overcame a similar challenge to that of the railway in Southall which also presents a significant barrier to connectivity

40. London Underground Commercial Developments

Medium

Historic station developments by London Underground show how commercial development over the railway, and linked to the station, can help mend the gap in the high street created by railways and provide additional retail space – an issue that Southall faces

41. Bus Rapid Transit, Brazil

Medium

Southall has a need to increase surface transport capacity. While road space is limited, a bus based system could be easily implemented without too much disruption, incrementally and at a lower cost

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CONCLUSION To conclude, this new OAPF puts the community at the hear t of the regeneration of the area and carefully balances the need for growth with respect for what is already in Southall.

This is achieved through a greater use of control, incentive and informal tools to ensure that developers comply with the vision set out for the area. This vision has its origins in the Big Conversation in 2012 and its 7 Key Messages: Diversity, Social Behaviour, Basic Needs, Entrepreneurial, Safety/Crime, Variety of Retail and More Than One Place.

The 7 key messages are responded to in the following ways: 1. Diversity - the inclusion of a theme specifically on Character and Culture and clear objectives for its preservation ensure that diversity in Southall is celebrated 2. Social Behaviour - the beautification of the public realm, implementation of green networks and other sustainable interventions, especially street furniture and bins will instil pride in local people and promote socially responsible behaviour 3. Basic Needs - the creation of affordable housing, including communityled housing, will make sure ever yone’s basic needs are satisfied in ter ms of right to shelte r. The push for mixed use developments and colocated services will also work to give people access to essential services 4. Entrepreneurial - this framework celebrates Southall’s existing entrepreneurs, giving them improved spaces to operate from. Fur thermore, apprenticeships and affordable workspaces will promote a new generation of entrepreneurs 5. Safety and Crime - the safety measures for cour tyards and the opening up of Southall’s green spaces will deter crime in the public realm and make sure all Southall’s residents feel comfor table to be par t of public life 6. Variety of Retail - the creation of a local BID, a renovated marketplace and the protection of street trading alongside new retail space in mixed use developments will ensure Southall has a healthy mix of shops that attract locals and visitors alike 7. More Than One Place - this framework recognises that Southall is more than one place and makes sure interventions are not just focused along its high streets. West Southall, Havelock Canalside and incentivising changes to suburban residential streets will make sure that all of Southall is re-energised.

The process of creating this framework has also shown the importance of analysing the existing policy context and encouraging collaboration between different stakeholders at different levels of governance. It is our strong belief that this collaborative model of city-making works best.

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REFLECTIONS ON GROUP WORKING

KWAME

"Luckily, we had established a productive way of working together and sharing our ideas in task 1. This made it possible for us to continue working on producing a piece of work I am proud of despite the situation with COVOID-19 and major disruptions to our group. Personally, I was unable to work for over a week with a suspected case of COVID-19. Even after I was able to work on the group task again, I was still feeling unwell. It was also a challenge to coordinate as easily as a team working across time zones and with social distancing measures that made it impossible to meet up."​

TOM

“Our team got off to a good start for task 2 and we quickly started to generate a vision for Southall. ​ When the Covid-19 restrictions started to ramp up we were affected quite significantly with members having to isolate or return home. The team did not lose their creative energy and drive for the project, and we adapted to collaborating via video calls and cloud based documents. While the technology worked well, it was still much harder to collaborate in this manner. Personally I have found the situation and disruption to daily life very difficult to deal with, it has been a stressful time and this was not helped by falling ill as well. I think we have all found it very difficult, but I could not have asked for a better team. Everybody has worked incredibly hard to make sure that the project stayed on track through these very difficult circumstances.” ​

RAPHAEL

JIAYIN

”It had certainly been difficult to discuss our ideas for a project that requires such coherent logic and consistent judgement under current circumstances. With Kwame and Raphael falling ill and Jeong having to return to Korea, we have had to explore many thoughts on our own, and used the precious time together to instead confirm key dependencies and outline next steps. As a non-UDCP student, the change of submission dates meant that I have a deadline for another module just one day before this one, and it has been challenging to work on both simultaneously. Nonetheless, it has been a pleasure to work with these people, who are always eager to share their knowledge and contribute their skill sets, and never hesitate to give honest feedback for a better outcome."​

'"Working with this group has been effortless and succesfull since the beginig of the term. The synergy and our complementary skills helped us achieve our goal and produce what I find quality work in this special period given the current COVID-19 crisis. The division of task was fair and everyone could contribute critic others work. Working remotly have been complicated with a group spread on 8hour difference time zone. I enjoyed the honest critic and everyone knowledge has been brought to contribution and shared to find good examplar and help when needed. ​

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JEONG

“Personally, I couldn't work for a week due to the sudden decision to move back to Korea and the travelling. Even after I settled, the change of circumstance significantly lowered my productivity and the group meeting efficiency because of the jet lag and time zone difference, and technical problems with internet connection and setting up a new workable space where I can quarantine at the same time. Lastly, we all probably have been severely affected emotionally and distracted by the rapid situation of the virus and social distancing. Despite all these difficulties, we tried our best in getting together and trying to get work done until the deadline. We managed to find an efficient way to communicate remotely at the end and I thank all our team for their effort.”​

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